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HomeMy WebLinkAbout2020-01-28; City Council; ; A Tentative Tract Map and Site Development Plan for the Grand Jefferson project located at 786 Grand Avenue in the Village Center (VC) District of the Village and BarrioCAReview __Af___ ~ CITY COUNCIL ~ Staff Report Meeting Date: To: From: Staff Contact: Subject: Project Name: Project No.: Jan . 28,2020 Mayor and City Council Scott Chadwick, City Manager Jason Goff, Senior Planner jason.goff@carlsbadca.gov or 760-602-4643 A Tentative Tract Map and Site Development Plan for the Grand Jefferson project located at 786 Grand Avenue in the Village Center (VC) District ofthe Village and Barrio Master Plan and within Local Facilities Management Zone 1. Grand Jefferson CT 2018-0008/SDP 2018-0010 (DEV2018-0055) Recommended Action That the City Council hold a public hearing and adopt a resolution approving a Tentative Tract Map and a Site Development Plan to allow for the construction of a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre site located at 786 Grand Avenue in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. Executive Summary RREG Investment, Inc., LLC Series 1033 has submitted an application for the construction of a four-story mixed-use building on a 0.21-acre site located at 786 Grand Avenue on the northwest corner of Grand Avenue and Jefferson Street. The project includes seven air-space condominiums consisting of six residential units and one commercial unit. The residential units range from 2,112 square feetto 3,414 square feet and the commercial unit is 1,823 square feet. Also included is an enclosed at-grade parking garage, a 344-square-foot covered plaza oriented towards the street corner, and a 124-square-foot lobby providing stair and elevator access to the residential units above. The project includes demolition of an existing one-story single- family dwelling unit that was converted in 2010 to a small day care home. The subject site has a General Plan Land Use designation of Village/Barrio (V-B) and is zoned Village/Barrio (V-B). More specifically, the project site is located in the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The VC District allows mixed-use development with a residential density range of 28 to 35 dwelling units per acre (du/ac). The project's proposed residential density is 28.6 du/ac, which is consistent with the land use and zoning for the site. Jan. 28, 2020 Item #12 Page 1 of 125 The mixed-use project is subject to the city's new Climate Action Plan City requirements related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in Council Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024 where applicable. To meet the City's lnclusionary Housing requirements, the project is conditioned to pay housing in-lieu fees on a per unit basis prior to issuance of building permits. Discussion At the Oct. 2, 2019 Planning Commission hearing, staff presented the project, the applicant made a presentation, and two members of the public spoke in opposition to the project. One speaker expressed concern that the at-grade parking garage was taking up valuable space at the street level along Jefferson Street. He stated the project could be redesigned to provide a greater amount of parking underground that could also allow a greater number of smaller-sized residential dwelling units. The other speaker expressed concern over the contemporary design and requested that the existing mature Queen Palms be repurposed onsite. The Planning Commission asked clarifying questions regarding the applicant's request for a Standards Modification to reduce the required percentage of ground floor retail along Jefferson Street. The Commission also asked about the project's use of an alternative parking option to replace one required vehicular parking space with six additional bike parking spaces onsite. The Planning Commission deliberated and voted 3-3-1 (Comm issioner Stine Abstained). Because the vote ended in a tie, the project was continued to the next regularly scheduled Planning Commission meeting of Oct. 16, 2019, pursuant to Section 2.24.070 of the Carlsbad Municipal Code. At the Oct. 16, 2019 Planning Commission hearing, staff and the applicant presented additional information to further support the recommendation. One member of the public who spoke in opposition to the project at the previous meeting spoke again in opposition. The speaker expressed concern that the project was too large for the small lot; that more units of a smaller size should be proposed instead; and that additional parking should be provided underground or through the purchase of adjoining parcels. The Planning Commission asked clarifying questions about parking and raised security concerns about the open plaza. To address parking, the applicant was amenable to adding a parking lift to accommodate two residential parking spaces onsite and six additional onsite bicycle parking spaces outside the residential lobby area. To address the security concerns, the applicant was amenable to designing the open plaza area to accommodate a future security enclosure should the need arise. The Planning Comr:nission deliberated, added three conditions of approval (Conditions 27-29) and recommended approval of the project to the City Council (5-1-1, Commissioner Lafferty no, Commission Stine abstained). Fiscal Analysis If approved, all required improvements needed to serve this project will be funded and/or constructed by the developer. Next Steps The City Council's action on this item is final. Jan. 28, 2020 Item #12 Page 2 of 125 Environmental Evaluation (CEQA) 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. 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, including historical resources. Specifically, the existing 71-year-old dwelling unit that is proposed to be demolished as part of the project is not identified on a local register of historical resources and a qualified professional has determined that the structure does not meet the criteria for listing on the California Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon final project approval. Public Notification The project is subject to City Council Policy No. 84 -Development Project Public Involvement Policy. For this project, the Notice of Project Application Process -Part A was followed, which included mailing notices to affected stakeholders, and posting a notice on the project site. On Aug. 10, 2018, the applicant mailed the early public notice to property owners within 600 feet of the project site; and on Aug. 25, 2018, the applicant posted the Notice of Project Application sign at a conspicuous location on the site. The early public notice and the Notice of Project Application sign described above satisfy the requirements of City Council Policy No. 84. In addition, 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. Public Correspondence 4. Planning Commission Resolution 7347 5. Planning Commission Staff Report dated Oct . 2, 2019 (without resolution) 6. Excerpts of Planning Commission Minutes dated Oct. 16, 2019 7. Excerpts of Planning Commission Minutes dated Oct. 2, 2019 Jan. 28, 2020 Item #12 Page 3 of 125 RESOLUTION NO. 2020-028 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSTRUCT A FOUR-STORY MIXED-USE BUILDING WITH SEVEN AIR-SPACE CONDOMINIUMS CONSISTING OF SIX RESIDENTIAL UNITS AND ONE COMMERCIAL UNIT ON A 0.21-ACRE SITE LOCATED AT 786 GRAND AVENUE IN THE VILLAGE CENTER (VC) DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: GRAND JEFFERSON CASE NO.: CT 2018-0008 / SDP 2018-0010 (DEV2018-0055) 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 Oct. 2, 2019, and Oct. 16, 2019, hold duly noticed public hearings as prescribed by law to consider Tentative Tract Map CT 2018-0008 and Site Development Plan SDP 2018-0010, as referenced in Planning Commission Resolution No. 7347; and the Planning Commission adopted Resolution No. 7347 recommending to the City Council that they be approved; and WHEREAS, the City Council ofthe City of Carlsbad held a duly noticed public hearing to consider said Tentative Tract Map and Site Development Plan; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Tentative Tract Map and Site Development Plan. 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 CT 2018-0008 and Site Development Plan SDP 2018-0010, are adopted and approved, and that_the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7347 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 ofthe Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: Jan. 28, 2020 Item #12 Page 4 of 125 "NOTICE" The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final; however, if within ten days after the decision becomes final a request for the record is filed with a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008. PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 28th day of January 2020, by the following vote, to wit: AYES: Hall, Blackburn, Bhat-Patel. NAYS: Schumacher ABSENT: None. Jan. 28, 2020 Item #12 Page 5 of 125 CARLSBAD VILLAGE DRCARLSBAD VILLAGE DRS T A T E S T S T A T E S T H O P E A V H O P E A V GRAND AVGRAND AVM A D I S O N S T M A D I S O N S T HOME AVHOME AVJE F F E R S O N S T JE F F E R S O N S T R O O S E V E L T S T R O O S E V E L T S T H A R D I N G S T H A R D I N G S TARBUCKLE PLARBUCKLE PLCT 2018-0008 / SDP 2018-0010 (DEV2018-0055)Grand Jefferson SITE MAP JPALOMARAIRPORTRD E L CAMREALEL CAMINOREAL LA CO STAAV C A R L S B A D B L MELROS E DRCOLLEGEBLA VIARAPY RANCHO SANTAFERDSITE Exhibit 2 Jan. 28, 2020 Item #12 Page 6 of 125 Re: 786 Grand Ave Carlsbad; "Grand Jefferson". To the City of Carlsbad, As a resident, tax payer and committed citizen of Carlsbad, I am writing to the city office to add my support in the approved development for the property on the Northwest corner of Jefferson and Grand Ave.. I believe this project is referred to as "Grand Jefferson." It was formerly a daycare and is a critical corner in the development of the updated version of our beautiful city. For some time this lot has been in a state of limbo and it seems unfair that the developer who has purchased this property has not been able to deliver on the project. I live across the street and see the development as necessary and essential in the growth of our community. Leaving it in a state of disrepair and not developing the property is not only an eye sore, but attracts the wrong kind of element into our city. Finally, I trust you will see this development as an opportunity to benefit all citizens and visitors to our great city at this critical access point to the village. Sincerely, Diane Hyat Exhibit 3 Jan. 28, 2020 Item #12 Page 7 of 125 Tammy Cloud-McMinn From: Sent: To: Subject: Hi Jason, Phillip Broderick < Tuesday, January 21, 2020 8:16 PM Jason Goff Grand Jefferson My name is Phil Broderick and I am a resident of Carlsbad . I live at , Carlsbad, CA and I am writing in support of the proposed development located at 786 Grand Avenue called the Grand Jefferson. I am in the support of the project as I would like to see downtown Carlsbad continue to revitalize with new restaurants and retail. My family and I visit downtowh frequently to enjoy the shops and restaurants and would like to see it continue to thrive. A few years ago we used to spend more time in Cardiff and Encinitas, but given the revitalization of the Carlsbad Village, we are now choosing it over the neighboring beach cities. Adding mixed use projects like the Grand Jefferson helps increase the commercial offering and also adds residents in downtown to support the new and existing business. Thank you, Phillip Broderick Chief Operating Officer, ABP Capital, LLC. Notice: The information contained in this electronic e-mail and any accompanying attachment(s) is intended only for the use of the intended recipient and may be confidential and/or privileged. If any reader of this communication is not the intended recipient, unauthorized use, disclosure or copying is strictly prohibited, and may be unlawful. If you have received this communication in error, please notify the sender by return e-mail, and delete the original message and all copies from your system. Thank you. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 8 of 125 Tammy Cloud-McMinn From: Sent: To: Subject: Mr. Goff, Anthony Lichtl > Tuesday, January 21, 2020 4:23 PM Jason Goff Grand Jefferson Development I write to you today as a Carlsbad resident and to express my desire to see this development happen in this community. San Diego County is facing a crisis both in housing supply and homelessness. This development would not only help alleviate these concerns but its design approach and concept are compatible with this gentrifying area and adds value to the residents and culture of Carlsbad . Please approve this. It benefits our community in so many ways. Sincerely, Anthony Lichtl CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 9 of 125 Jason Goff From: Sent: To: Subject: Hi Jason, Jim Norum Monday, January 20, 2020 4:31 PM Jason Goff Grand Jefferson Mixed Use Project My name is Jim Norum and I am a Carlsbad resident. My wife and I bought our home (located at ) back in 2013. We chose North Carlsbad for many reasons including the schools, beaches, and entertainment. Carlsbad is a unique combination of the best North County has to offer, which is why we've settled in and welcomed our four kids here (ages 1-6). One of the things that we love most about Carlsbad is the Village. Unlike our neighbors to the North and South, there is a true beating heart to our City. We're regular patrons of all sorts of Village businesses including El Norte, Super Donut, Campfire, Cafe Topes,_Jeune & Jolie, Park 101, and many more. We enjoy taking our kids for gelat~ and letting them run around the fountain, and we love bumping into friends and neighbors while out and about. The recent investment and revitalization in the Village has enhanced our enjoyment of our city, and we hope it continues. That is why I'm sending this email in support of the upcoming Grand Jefferson project. I hope to see continued investment and redevelopment in the Village and believe that to maintain the forward momentum we've achieved in recent years, we need to support projects like this. I personally don't want to look at an ugly old vacant house and would rather have another retail option and some fresh new architecture to enjoy. Please let me know if there is anything further I can do show my support. In the meantime, please keep up the great work around town! Warm Regards, Jim Norum CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Jan. 28, 2020 Item #12 Page 12 of 125 Hi Cameron St. Clair, I live in Carlsbad Village at Avenue. I have been living in Carlsbad Village for about 7 months (I moved from La Costa), and I absolutely love the area. My intention is to stay within Carlsbad Village, but the area needs further improvement. This Grand Jefferson project is exactly what the downtown village area needs. I fully support this project, and others like it. Best Regards, Richard Murphy Jan. 28, 2020 Item #12 Page 13 of 125 To Whom it May Concern, We strongly support the construction project at the comer of Grand and Jefferson (786 Grand Ave) in Carlsbad. As a property owners in Carlsbad Village, we believe this project will greatly improve and enhance the neighborhood, adding further needed residential units, and retail shopping within walking distance to our community. In addition, we believe Rincon is a reputable construction company with increasing ties and personal interests in Carlsbad, and will continue to offer positive development to our city. Sincerely, Robyn Kerr & Dean Katsiyiannis Jan. 28, 2020 Item #12 Page 14 of 125 Tammy Cloud-McMinn From: Sent: To: Subject: Hi Jason, David Unger Wednesday, January 15, 2020 1 :05 PM Jason Goff Grand Jefferson Project I live on Limonite Ct in Carlsbad and wanted to shoot you a quick note to let you know that I think the potential Grand Jefferson project would be a great addition to the downtown Carlsbad area. I think the addition of the condos and commercial space would be a good addition to the area. Let me know if you have any questions. David Unger CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 15 of 125 Tammy Cloud-McMinn From: Sent: To: Subject: Hi Jason, Greg Malone Wednesday, January 15, 2020 12:29 PM Jason Goff Grand Jefferson Project My name is Greg Malone and I am CPA and partner in a local accounting firm Lindsay & Brownell. More importantly I live in Carlsbad and keep apprised of whats going on in the neighborhood. It's my understanding that you are involved with the approval of the Grand Jefferson project in downtown Carlsbad. As a resident of the city of Carlsbad and of North County in general for 40 years its easy to see certain areas of town that need to be updated and this project would most certainly accomplish that. I fully support this prnject and would be happy to discuss if need be. Thanks. Greg Malone Resident of Carlsbad CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 16 of 125 Jason Goff From: Sent: To: Subject: Jason, Ian Brigden Tuesday, January 14, 2020 8:34 PM Jason Goff The Grand Jefferson (786 Grand Avenue) I am writing you today in support of the mix-use residential and commercial proposal on 786 Grand Avenue. The proposal set forth is great use of our limited downtown space available for development. The project will reduce traffic and pollution by allowing re sidents to use their cars less, encouraging a work/live/play environment we enjoy in Carlsbad. Creating pedestrian-friendly environments should continue to be a top priority for our downtown. The Grand Jefferson will also revitalize a part of downtown that is looking dated. Carlsbad city council shou ld also consider the potential tax revenue for attracting new businesses in might otherwise only be a zoned as residential use. Thank for your consideration. -Ian Brigden (a long time Carlsbad Resid ent and bu siness owner) CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 17 of 125 Jason Goff From: Sent: To: Subject: Hi Jason, Derek Krebs Tuesday, January 14, 2020 6:35 PM Jason Goff Grand Jefferson Project (786 Grand Avenue) As a long term Carlsbad, CA resident, I am writing to let you know that I am in favor of the Grand Jefferson project. It has been exciting to see Carlsbad replace old buildings with new and improved ones to increase the beauty and functionality and property values of our neighborhoods. I have reviewed the plans of this project and I am considering this as residence for my family and an investment in Carlsbad. Thanks for your support and efforts making our city better! De rek & Tami Krebs Carlsbad, CA CAUTION: Do not open attachments or click on links unless you-recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 18 of 125 Jason Goff From: Sent: TJ Jeremiah Tuesday, January 14, 2020 4:35 PM To: Jason Goff Subject: Village Development Hi Jason, I caught wind of the 786 Grand Avenue project and looked over the plans. I have to say that I am in favor of this type of 4 story mixed use development. The village has a wonderful character and is a very desirable place to live but it doesn't have a snowball's chance of maintaining single story cottage structures in the core. It will have to grow and grow "up". Allowing mixed use will reduce the number of car trips and help keep Carlsbad a wonderful place to live. Thank You, Tl Jeremiah Principal Agent I Shorebreak Insurance Services Carlsbad, CA 92009 Lie. 0E01873 This message, together with any attachments, is intended only for the use of the individual or entity to which ii is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this item in error, please notify the original sender. and destroy this item, along with any attachments.· CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 19 of 125 Jason Goff From: Sent: To: Subject: Tuesday, January 14, 2020 2:39 PM Jason Goff Support for Grand Jefferson project Jason, I'd like to add my support for Rincon Homes project named Grand Jefferson. I office at Street and live in old Carlsbad on Dr. Thank you for adding name to the list of supporters for the project. Eddie Myers CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 21 of 125 Jason Goff From: Sent: To: Subject: Jason, Candice Wilson < Monday, January 13, 2020 4:13 PM Jason Goff 786 Grand Ave I'm contacting you in regards to the proposed project at 786 Grand Ave. I'm a long time business owner in the village. And have had a hair salon on Roosevelt St. for over 10 years. 11 recently moved my salon to Grand and Maddison right across the street from the Grand/Jefferson project. I think the proposed mix use of that land would make a huge improvement to our community. I would love to see Kevin Dunn have another successful project to make village that much better! Kevin has been really great to work with on this project and has been supper supportive in helping me make my business thrive. Thank you for your time, Candice Kennedy Sent from my iPhone CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 22 of 125 Jason Goff From: Sent: To: Subject: Hi Jason, Jeff Gould Monday, January 13, 2020 4:05 PM Jason Goff Grand Jefferson Project As a resident of Carlsbad for over 10 years, I just wanted to shoot you a quick note to let you know that I'm really impressed with how Carlsbad Village is looking these days with the new mixed-use buildings. I recently saw a rendering for the new-Grand Jefferson project and thought it looks great, I can't wait to see the finished project. Thanks again for continuing to make Carlsbad a fun place to live and work. Jeff Gould Rd Carlsbad, CA 92009 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 23 of 125 Jason Goff From: Sent: To: Subject: Hello Jason, Mike Blankers <> Monday, January 13, 2020 1 :38 PM Jason Goff Grand JEfferson PRoject My name is Mike Blankers and I am a property owner at , I bought this office Condo in 2017 and have thoroughly enjoyed having our office in the Village. We have appreciated the new developments popping up in the Village and the Barrio of Carlsbad. · Kevin Dunn shared with me the project (and the mock-ups) that he and his team have proposed for the North West Corner of Grand and Jefferson. The building that has existed on the corner before Kevin and his team bought the property was always a mystery to me ..... The work the project that Kevin would like to develop on this corner is something that, in my opinion, goes very well with the overall look and feel of the direction which the Village has been heading. I believe this will be a very good move for this location and continue to enhance the overall look, feel and vibe of the Village in a positive manner. As a property owner close enough to view the project out of my window, I would be very supportive of such a project. Thank you for your consideration. Mike Blankers CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 25 of 125 Jason Goff From: Sent: To: Subject: Jason Goff Planning Dept City of Carlsbad Dear Mr Goff Douglas Osborne Monday, January 13, 2020 10:40 AM Jason Goff Grand Jefferson Project. I am writing this letter in support of Rincon Property's Grand Jefferson Project which is proposed to be located at the northwest corner of Jefferson and Grand in the Village. Currently, an old, partially demolished house sits on that property. As a businessman who has been in the Village for 24 years now, I can sympathize with those that nostalgically long for the small town feel that the Village has held for many years. But, like nearly everywhere else along the coast in San Diego county, change is already taking place here in Carlsbad. Except now we have an opportunity to have a voice in how that change in the Village will look, and feel. And I vote for the Rincon Property's Grand Jefferson Project. Unlike other small buildings which have been built along Jefferson Ave in the last few years which don't seem to enhance a Village feel, I feel Rincon Property's Grand Jefferson project is unique in that . it will provide that Village feel. Since it will provide for commercial as well as residential, it will encourage Village residents to walk, shop and ... linger in the Village. This is not unlike the Grand · Madison project just down the street, which I am moving my office into this month. When I found out what the Grand Madison Builidng would look like, I immediately signed up to be a tenant. The Grand Madison building provides the same mixed use, and therefore Village feel, that the Grand Jefferson Project will create. To have both projects on the same street would be a tremendous plus. · Lastly, per my architect, the Grand Madison building is one of the best designed buildings he has had the pleasure to work with. If that is the case for the Grand Madison building, I would expect the same for the Grand Jefferson Project. Respectfully Douglas M. Osborne, OD, FAAO CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 26 of 125 Jason Goff From: Sent: To: Subject: Hi Jason~ Barbara Britton < Saturday, January 11, 2020 2:07 PM Jason Goff Grand Jefferson, 786 Grand Avenue We understand you are the city planner for the Grand Jefferson at 786 Grand Ave. We live at Ave (the Grand Madison}, and understand that Rincon is planning to build the above referenced project across the street. We are very much in favor of the project. It looks like a great project, very much in line with how downtown Carlsbad is developing, and in line with the type of housing density changes required in California. We hope this project is approved. We moved to the village from La Costa Greens arid very much appreciate the walkable nature of our new neighborhood, proximity to the train, great neighbors, great restaurants and shops, and how beautifully new housing is replacing the properties that have fallen into disrepair. We also love the 4 story height limit and all the trees so that Carlsbad retains its small town charm. If you have any questions, feel free to e-mail or call us. Dureen Hughes Barbara Britton 4 6 Best regards, Dureen and Barbara CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 27 of 125 Jason Goff From: Sent: To: Subject: Patrick McGuire Friday, January 10, 2020 11 :34 AM Jason Goff Grand Jefferson Hello Jason ........ I really miss coming to the City with a project and getting beat up! I was in there a couple of days ago and saw the rendering of the Grand Jefferson, quite impressive! I offer my full support for the project and hope the city, staff and neighbors give it a big thumbs up, it will be an asset for our community!!! Thank You for all the great work you and the rest of your staff have given me over the years ............ Pat McGuire, , Carlsbad, CA, 92008 1 Jan. 28, 2020 Item #12 Page 28 of 125 Jason Goff From: Sent: To: Subject: Jason, Harry White Thursday, January 9, 2020 8:45 AM Jason Goff Grand Jefferson Project I live across the street from the proposed Grand Jefferson Project. I believe that this new building will enhance the neighborhood and be a nice addition to the neighborhood. The current house there is an eyesore and the sooner it is replace the better. The proposed building has an appealing look and does not seem to create any sort of distraction from Grand Ave. Regards, Harry Harry L. White 1 Jan. 28, 2020 Item #12 Page 29 of 125 From: To: Subject: Date: January 8, 2020 Debra Swanson Letter in support of construction Wednesday, January 08, 2020 11:52:58 AM To Whom It May Concern, I am writirig this letter in support of the development by Rincon Homes. Grand Jefferson Project 786 Grand Avenue Carlsbad, CA 92008 I feel this development will enhance our neighborhood by removing the unsightly building which now stands at that location. I have witnessed that the corner has had many problems and would be in full support of the new construction. The development would be an asset to the Village area and create jobs in the commercial space as well as income for the City with additional Property Taxes. I feel the development would also create a safer atmosphere at the corner of Grand and Jefferson. Thank you Sincerely Debra Swanson Village Resident Sent from my iPhone Jan. 28, 2020 Item #12 Page 30 of 125 January 8, 2020 Re: 786 Grand Avenue-Carlsbad, CA 92008 To Whom it may concern, We purchased and moved into a new condo at Grand Madison in the village last year and are enjoying the ability to walk, eat and shop locally. We support the proposed new building at 786 Grand Ave "Grand Jefferson" and feel it will be a significant improvement to that property. The residential portion of the project should generate additional business for the existing merchants in the Village, and the new building will also provide new retail opportunity. Mark and Victoria Drozanowski Carlsbad, CA 92008 Jan. 28, 2020 Item #12 Page 31 of 125 117/2020 To whom it may concern; In reference of building proposal of 786 Grand Ave Carlsbad, " Grand Jefferson" I support this project. This new building will really complement our building and the actual city of Carlsbad, not only for the beautiful architectural look, but creating more jobs for the construction crew, engineers, electrician etc, and also will add revenue to the actual city of Carlsbad. This corner does needs the new proposed bulldlng, right now it is not safe as it attracts people that are using the area for unacceptable activities in it. The new building_ will bring a new attractive look and safety to this part of the city. I am a very happy owner at Grand Madison { .) Rincon-Homes have done an exceptional work on this building. Please allow Rincon-Homes to continue Improving the city of Carlsbad with their magnificent building proposal. Best regards, r ~ ~~~ Magdalena Patterson . Carlsbad, Ca. Jan. 28, 2020 Item #12 Page 32 of 125 January 6, 2020 To Whom It May Concern: Re: 786 Grand Ave, Carlsbad 92008 Please accept this letter of support for the mixed use project proposed for the northwest corner of Jefferson and Grand. The current structure on that site has been an eye sore for years and it's condition is deteriorating every day. In addition to being an eye sore, the structure is an attraction for homeless people and has been a palette for graffiti/vandalism. It appears to be a health and safety issue. The proposed project is attractive and would greatly enhance the area. It would create a safer and more pleasing environment. This low density project would not adversely affect traffic. Additional, commercial units benefit those living in and moving to the Village. The building height is consistent with 711 Grand and the project under construction to the east We do hope that the building design deters skateboarding, and opportunities for loitering or overnight camping/loitering. We would not be endorsing this project if it were on State Street. We feel that character of State Street and the westerly end of Grand past Madison should stay a Village feel with the wonderful trees being the highlight. We do not endorse the removal of any healthy trees. We also would like the city to require public art on the exterior of any future public parking garages (i.e. decorative tile, mosaics, artistic lighting, enhanced landscaping, sculptures, etc). Rincon homes is a family owned business that builds quality projects. It is a business that cares about Carlsbad and has a philosophy of "doing the right thing". Sincerely, Steve and Cathy Brendel . Carlsbad, CA 92008 Jan. 28, 2020 Item #12 Page 33 of 125 thought. To solve that conflict we want to see the parking go sub-grade. But there in lies the scale issue, when the property is this small there is no room for ramped access. A common car lift can work for resident parking but only where there is ample area for queuing as in an alley, Grand J can't make either of these two solutions work, economy of scale right? We have pitched that mixed use project's should, not only have the ability to purchase off site parking for commercial uses (parking in lieu), but also be allowed to offer residential units to have only one parking space on site offering additional parking spaces on a lease basis in a near by group, shared, multi level parking facility. To make it easier to achieve that kind of facility the city government should be a partner in it. Allow me to circle back to the big picture of a strong commercial/ retail center in the Village. Regarding private use of cars, the City pitches the idea that the Village does not need a parking structure. That our society will move away from today's norm of using private cars for every move we make. We are all for · that but realistically if it happens it will take time. While we wait, the Village's retai.l core must compete with other retail centers in the area all of which have ample parking. Our solution .to this is to build a couple shared facilities that are constructed so a portion of the facility (as we evolve over 25 years) can be remodeled and re-purposed to something other than parking. To achieve this means that our local government has wrapped its arms around the Village to insure it becomes our Town Center. Back to the Grand J, on parking, at this point they should look at the solutions used by other approved · projects in the Village-Barrio providing two parking space for each res unit by stacking then vertically. Using individual lifts that puts one car below grade. This should free up the area needed to solve the other demands on this development. One of those other demands is the cleaning of drainage water. page2of3 Jan. 28, 2020 Item #12 Page 35 of 125 October 1, 2019 Planning Commissioners, City of Carlsbad I am contacting you regarding agenda item #2 CT2018-008;SDP2018-0010 on the October 2, hearing a development proposal labeled "Grand Jefferson". I have two issues on which I would like to provide input, 1 Architectural Styles; 2 Street trees. ARCHITECTURE -Recently I offered up my opinion on Village architecture in a position paper our City Council. In it I express that I felt it very important to protect and enhance the qualities that help make our Village ( the heart of our town) unique. One of those qualities is its heritage, in the fact that the core area of the Village had its first real "bloom" almost one hundred years ago in the 1920s. Voting to approve this project will not do that rather it will help dilute this quality and the overall uniqueness. The style of this development proposal is what is common in today's real estate development industry. Like it or not it is what you will most likely find being built all over the San Diego region, the southern California region. Building this project will help date the Village giving it the stamp of this time period and make it look like all other areas b.uild today. I do understand that your charge is to only find errors by the planning staff that then allow you to vote no and recommend it be stopped. Also I am aware that the State has taken aw.ay judgement by City councils on design issues that are not specifically given as written standards. So I expect to read this project will make it through your hearing and the Council's. With that we should all know that we, all of us, have failed in doing the best job possible for our community. page1 of2 Jan. 28, 2020 Item #12 Page 37 of 125 PLANNING COMMISSION RESOLUTION NO. 7347 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSTRUCT A FOUR- STORY MIXED-USE BUILDING. WITH SEVEN AIR-SPACE CONDOMINIUMS CONSISTING OF SIX RESIDENTIAL UNITS AND ONE COMMERCIAL UNIT ON A 0.21-ACRE SITE LOCATED AT 786 GRAND AVENUE IN THE VILLAGE CENTER (Ve) DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: GRAND JEFFERSON CASE NO.: CT2018-0008/SDP 2018-0010 (DEV2018-0055) Exhibit 4 WHEREAS, RREG Investment, LLC Series 1033, "Developer/Owner," has filed a verified . application with the City of Carlsbad regarding property described as All of Lots 13, 14, 15 and 16 in Block 50 of Carlsbad Townsite, in the City of Carlsbad, County of San Diego, State of California, according to the map thereof No. 535, filed in the Office of the County Recorder of San Diego County, May 2, 1888, excepting therefrom, the southwesterly 50 feet thereof ("the Property''); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map and Site Development Plan as shown on Exhibit(s) "A" -"X" dated October 2, 2019, on file in the Planning Division CT 2018-0008/SDP 2018-0010-GRAND JEFFERSON, as provided by Title 2b and Chapters 21.06 and 21.35 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on October 16, 2019, hold a duly noticed public hearing as prescribed by law to consider said r~quest; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and Site Development Plan. · NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission RECOMMENDS APPROVAL of CT 2018-0008/SDP WlS-0010-GRAND JEFFERSON, based on the following findings and subject to the following conditions: Jan. 28, 2020 Item #12 Page 39 of 125 Findings: Tentative Tract Map CT 2018-0008 1. 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 with seven air-space condominium units consisting of six (6) residential units and one (1) commercial unit satisfies all minimum requirements of Titles 20 and 21 with respect to uses, public facilities, access, parking and setbacks; and is consistent with the General Plan as described below and in the project staff report dated October 2, 2019. Pursuant to provisions of the Village and Barrio Master Plan (VBMP), a standards modification is required to meet the minimum density for the proposed mixed-use project as it relates to ground floor street frontage uses along Jefferson Street. The findings for approval to support this modification can be made as provided below. 2. That the proposed project is compatible with the surrounding future land uses since surrounding properties are developed, are currently designated as Village-Barrio (V-B) in the General Plan and located in the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The subject property, located in the VC District, is bordered to the north by one-story single-family residential and multi-story professional offices, to the south ~Y multi-story professional offices, to the west by a medical office and restaurant, and to the east by medical office and three-story multiple-family residential. The adjacent properties are also located withfn the VC District of the VBMP. Mixed-use is permitted by right in the VC District. Given the variety of existing uses within the vicinity of the project site, which include multi-story residential and office developments, as well as the wide variety of uses permitted in the surrounding VC District, the proposed seven air-space condominium units, consisting of six (6) residential units and one (1) commercial unit, are compatible with existing and future land uses. 3. 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 Center District, within the Village and Barrio Master Plan, allows residential development at a density range of 28 _to 35 dwelling units per acre. Based on an acreage of 0.21 acres, the proposed six-unit residential condominium project has a density of 28.6 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards with the proposed standards modifica_tion, the project site can accommodate the proposed density. 4. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements estab lished by cou rt 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. 5. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 6. 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 PC RESO NO. 7347 -2-Jan. 28, 2020 Item #12 Page 40 of 125 include operable windows where practicable and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. 7. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the city and available fiscal and environmental resources in that the proposed six-unit residential project is conditioned to pay an inclusionary housing fee for five units, or six units if building permits for the six-unit project have not been applied for within two-years of demolishing the existing single-family home. 8. That the design of the subdivisio,n and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the previously-developed lot is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. 9. 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. Site Development Plan SOP 2018-0010 10. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the proposed one-lot tentative tract map with seven. air-space condominium units consisting of six (6) residential units and one (1) commercial unit satisfies all minimum requirements of Titles 20 and 21 with respect to uses, public facilities, access, parking and setbacks; and is consistent with the General Plan as described below and in the project staff report dated October 2, 2019. Pursuant to provisions of the Village and Barrio Master Plan (VBMP), a standards modification is required to meet the minimum density for'the proposed mixed-use project as it relates to ground floor street frontage uses along Jefferson Street. The findings for approval to support this modification can be made as provided below. 11. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the project consists of the demolition of an existing one-story structure (single-family residence operating as a small day care home) and the construction of a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre infill site located at 786 Grand Avenue, within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The subject property is. bordered to the north by one-story single-family residential and multi-story professional offices, to the south by multi- story professional offices, to the west by a medical office and restaurant, and to the east by medical office and three-story multiple-family residential. The adjacent properties are also located within the VC District of the VBMP. Mixed-use is permitted by right in the VC District. Given the variety of existing uses within the vichiity of the project site, which include multi- story residential and office developments, as well as the wide variety of uses permitted in the PC RESO NO. 7347 -3-Jan. 28, 2020 Item #12 Page 41 of 125 surrounding VC District, the proposed seven air-space condominium units, consisting of six (6) residential units and one (1) commercial unit, are compatible with existing and future lancl uses. The proposed mixed-use project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 121 Average Daily Trips (ADT} generated by the project, which is a net increase of only 36 ADT above the previous small day care use. With exception of a standards modification related to ground floor street frontage uses along Jefferson Street, the project complies with all minimum development standards of the VC District and the VBMP, and the project is adequately parked on-site and does not result in any significant environmental impacts. 12. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the Village Center District, within the Village and Barrio Master Plan, allows residential development at a density range of 28 to 35 dwelling units per acre. Based on an acreage of 0.21 acres, the proposed six-unit residential condominium project has a density of 28.6 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards with the proposed standards modification, the project site can accommodate the proposed density. 13. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that as demonstrated in the project staff report, the mixed-use project complies with all development standards (i.e. setbacks, lot coverage, parking, and height restricti'ons) of the Village Center District and the Village and Barrio Master Plan with the proposed standards modification. The landscaping proposed along Grand Avenue and Jefferson Street will be provided consistent with the requirements of the city's Landscape Manual. 14. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the mixed-use project will take access from Jefferson Street, which is identified as a Village Street. Jefferson Street is designed to adequately handle the 121 Average Daily Trips (ADT) generated by the project, which is a net increase of 36 ADT above the existing day care use. Jefferson Street is improved with pavement, curb, gutter, and attached sidewalk. The project will reconstruct portions of the curb, gutter and sidewalk along the project frontage to accommodate project access into an at-grade parking garage and landscaping and street trees within a new five-foot-wide parkway. Village and Barrio Master Plan, Standards Modification, Ground Floor Street Frontage Uses 15. That the applicant has provided acceptable evidence to demonstrate the need for the standards modification and there is no other way to reasonably achieve one or more of the purposes outlined in Sect ion 2.6.7.B without the modification in that the addition of retail frontage along 80 percent of the Jefferson Street frontage, absent an alley to access required parking behind the building, is not feasible because the lot cannot accommodate the required parking to achieve the tninimum density for the site. 16. That the standards modification is consistent with the goals and objectives of the Master Plan and the vision and intent of the applicable district in that a primary goal of the Village and Barrio Master Plan (VBMP) is to maintain and enhance the Village as a community focal point with high quality shopping, dining, entertainment, working and living environments. The proposed standards modification achieves this goal by allowing the minimum density specified in the PC RESO NO. 7347 -4-Jan. 28, 2020 Item #12 Page 42 of 125 VBMP while still providing sufficient ground floor retail to achieve the desired high quality. commercial and living environment. Furthermore, the standards modification allows for the projectto provide a continuous and interesting commercial street frontage along Grand Avenue consistent with the VBMP placemaking goal of creating great streets and the placemaking policy of implementing the Grand Avenue Promenade with continuous commercial street frontage along Grand Avenue, which necessitates vehicular and residential access off Jefferson Street absent an alley. City Council Policy No. 43, Allocation for Excess Dwelling Units 17. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the surrounding properties developed, are currently designated as Village-Barrio (V-B) in the General Plan and located in the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The subject property, located in the VC District, is bordered to the north by one-story single-family residential and multi-story professional offices, to the south by multi-story professional offices, to the west by a medical office and restaurant, and to the east by medical office and three-story multiple-family residential. The adjacent properties are also located within the VC District of the VBMP. Mixed-use is permitted by right in the VC District. Given the variety of existing uses within the vicinity of the project site, which include multi-story residential and office developments, as well as the wide variety of uses permitted in the surrounding VC District, the proposed .seven air-space condominium.units, consisting of six (6) residential units and one (1) commercial unit, are compatible with existing and future land uses. 18. That the project location and density are in accordance with the appli_cable provisions of the General Plan and any other applicable planning document, in that the Village Center District, within the Village and Barrio Master Plan (VBMP), allows residential development at a density range of 28 to 35 dwelling units per acre. Based on an acreage of 0.21 acres, the proposed six- unit residential condominium project has a density of 28.6 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards with the proposed standards modification, the project is consistent with the General Plan arid VBMP. 19. That there are an adequate number of units in the Excess Dwelling Unit Bank in the Village to allocate five (S) units (net unit increase on-site). Per the city's Quadrant Dwelling Unit Report dated July 31, 2019, less any recent allocations, 546 units remain available for allocation in the Village. General 20. 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 and Barrio Master Plan, based on the facts set forth in the staff report dated October 2, 2019 including, but not limited to the following: a. Land Use -The proposal to construct a mixed-use project with six (6) residential condominiums and ground floor retail would enhance the vitality of the Village by providing new residential and commercial land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions; The PC RESO NO. 7347 -5-Jan. 28, 2020 Item #12 Page 43 of 125 project's proximity to existing bus routes and mass transit help further the goal of providing new economic development near transportation corridors. Overall, the mixed-use project would contribute toward the revitalization of the Village area. b. Mobility-The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing .frontage improvements consisting of sidewalks and landscaping. In addition, the applicant is required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. The proposed project is located approximately one-quarter mile from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project's proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the 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 building's design, with windows closed, complies with the requirements of the noise study (Birdseye Planning Group, LLC, dated September 2018) and adequately attenuates the interior noise levels for the new condominiums to 45 dB(a) CNEL or less (i.e., interior average noise level). The project is conditioned to provide mechanical ventilation. d. Housing -The inclusionary housing requirement may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. The six-unit residential air-space condominium project is consistent with the Housing Element of the General Plan and the lnclusionary Housing Ordinance as the project has been conditioned to pay· an affordable housing in-lieu fee on a per unit basis prior to building permit issuance for five units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the existing single-family home on-site. e. Public Safety-The proposed structural improvements would be required to meet all seismic design standards. The Fire Department has reviewed and approved the proposed conceptual building design with fire sprinklers included throughout the building along with a wet standpipe per the National Fire Protection Association (NFPA) 24 standards. Therefore, the proposed project is consistent with 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 and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1. f. Village Center (VC) District Standards -The project as designed, with exception to a standards modification associated with ground floor street frontage uses, is consistent with the development standards for the VC District, the Village and Barrio Master Plan (VBMP) Design Guidelines and all other applicable regulations set forth in the VBMP as discussed in the project staff report dated October 2, 2019 and Attachment 4. 21. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding s~wer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government PC RESO NO. 7347 -6-Jan. 28, 2020 Item #12 Page 44 of 125 administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44 and will be collected prior to issuance of building permit. c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. d. 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. 22. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 23. This project has been conditioned to comply with any requ"irement approved as part of the Local Facilities Management Plan for Zone 1. 24. That all necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted city standards. 25. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape Ordinance {Carlsbad Municipal Code Chapter 18.50). 26. 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 approval of the Final Map, whichever occurs first. 1. If any of the following conditions fail_ to occur, or if they are, by their terms, to be implemented and maintained over time, if any of_ such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Tentative Tract Map and Site Development Plan. PC RESO NO. 7347 -7-Jan. 28, 2020 Item #12 Page 45 of 125 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and Site Development Plan 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. 3. Developer shall comply with all applicable provisions of federal, state,· and local laws and regulations in effect at the time of building permit issuance. 4. 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 requ.irements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council mem~ers, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Tentative Tract Map and Site Development Plan, (b) city's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city's approval is not validated. 6. 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. 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. 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. 10. 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. PC RESO NO. 7347 -8-Jan. 28, 2020 Item #12 Page 46 of 125 11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Prior to the approval of the Final Map, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Tentative Tract Map and Site Development Plan by Resolution(s) No. 7347 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or term_inates said notice upon a showing of good cause by the Developer or successor in interest. 13. 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 and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check proc;ess on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 15. 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, PC RESO N0.7347 -9-Jan. 28, 2020 Item #12 Page 47 of 125 the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article ____ of this Declaration. e. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth in Exhibit ____ _ 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 ___ _ 16. This project is being approved as a· condominium permit for residential and commercial ownership purposes. If any of the residential units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this requirement. Should the City Council adopt an ordinance that would permit rental of the units for less than 31 days, this condition shall 'be null and void. 17. 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. 18. 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 PC RESO NO. 7347 -10-Jan. 28, 2020 Item #12 Page 48 of 125 as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Planning. 19. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or model unit(s), 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. 20. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or model unit(s), 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. 21. Developer shall post a sign in the sales office, or model unit(s), 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. 22. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval.of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. 23. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect down.ward and avoid any impacts on adjacent homes or property. 24. Developer shall construct, install, and stripe not less than 12 vehicle parking spaces, including one accessible parking space, and six bicycle parking spaces within the confines of the at-grade parking garage as shown on Exhibits "A" -"X" dated October 2, 2019. 25. Prior to issuance of building permits, the Developer shall pay to the city an inclusionary housing in-lieu fee as an individual fee on a per market rate dwelling unit basis in the amount in effect at the time, as established by City Council Resolution from time to time. If building permits are not applied for within two years of demolishing the existing single-family home, credit will no longer be give~ for the single-family home and an in-lieu fee shall be paid for all six units instead of for five units. 26. Mechanical ventilation for each unit shall be shown on the plans submitted for building permit since windows are required to be closed to meet the maximum 45 dB(a) CNEL interior noise level. 27. One (1) residential parking space located within the parking garage shall be converted to include an automobile parking lift to accommodate the parking of two (2) automobiles stacked one over top of the other. With the inclusion of the parking lift, one (1) new parking space shall be freed up for parking associated with the commercial tenant space. The parking space with the automobile parking lift shall be_ devoted to one (1) of the residential units. With the inclusion PC RESO NO. 7347 -11- \ Jan. 28, 2020 Item #12 Page 49 of 125 of the parking lift, the final site plan for the project shall include nine {9) parking spaces devoted to the residential units and four (4) parking spaces devoted to the commercial tenant space for a total of 13 onsite parking spaces. 28. In addition to six (6) bicycle parking spaces provided inside the parking garage (split between two locations), and 12 bicycle parking spaces provided within the public right-of-way (split between Grand Avenue and Jefferson Street), the developer shall provide six (6) additional onsite bicycle parking spaces located adjacent to the residential lobby entrance fronting Jefferson Street. In total, the final site plan for the project shall provide 24 bicycle parking spaces. 29. The building plaza area is to be designed to allow for the future installation of a security enclosure feature. The design element is to include adequate structural and electrical features necessary for a future security enclosure system installation. The design of a future security enclosure system shall be reviewed to the satisfaction of the City Planner and Building Official prior to installation. Engineering General 30. 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 prnposed haul route. 31. 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 occ_upancy. 32. Developer shall submit to the City Engineer ari acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private utilities, landscaping, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc., located therein and to distribute the costs of such maintenance in an equitable· manner among the owners of the properties within this subdivision. 33. . Developer shall include rain gutters and storm drain piping system on the building plans to route storm water to the pl'oposed raised planters (Biofiltration BMPs) on building decks and patios as shown on the tentative map/site plan to satisfaction of the City Engineer. 34. 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. 35. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Landscape Manual and City Engineering Standards. The property owner shall maintain this condition. PC RESO NO. 7347 -12-Jan. 28, 2020 Item #12 Page 50 of 125 Fees/ Agreements 36. 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. 37. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 38. Developer shall cause property owner to submit an executed copy to the City Engineer for recordation a city standard Permanent Storm Water Quality Best Management Practice Maintenance Agreement. 39. Prior to approval of the final map or issuance of any permits, the developer shall comply with the · city's Transportation Demand Management requirements to the satisfaction of the City Engineer. Grading 40. 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 for City Engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. 41. Prior to approval of the grading plans, the applicant 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, material deliveries, 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. AU material s·taging, construction trailers, bathroom facilities, etc. shall be located outside the public right-of-way unless otherwise approved by the City Engineer or Construction Management & Inspection engineering manager. Storm Water Quality 42. Developer shall comply with the city's Storm Water Regulations, latest version, and shall implement best management practices at all times. Best management practkes 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. 43. 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 satisfa\:tion of the City Engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. PC RESO NO. 7347 -13-Jan. 28, 2020 Item #12 Page 51 of 125 44. 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. 45. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, and Low Impact Design {LID) facilities. Dedications/Improvements 46. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the City Engineer. All private drainage systems 12" diameter storm drain and larger shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 47. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the City Engineer. 48. Developer shall prepare and process public improvement plans and, prior to City Engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown in the tentative map, per city standards to the satisfaction of the City Engineer as shown on the Tentative Map. Said improvements shall be installed to city standards to the satisfaction of the City Engineer. These improvements include, but are not limited to: a. Driveway approaches as shown on the tentative map. b. Remove and replace existing curb and gutter and sidewalk as shown on the tentative map. c. Grind and overlay exi~ting AC pavement, half street width, as shown on the tentative map. d. Install sewer and water services as shown on the tentative· map. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. Non-Mapping Notes 49. Add the following notes to the final map as non-mapping data: a. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the Tentative Map. These improvements include, but are not limited to: i. Driveway approaches as shown on the tentative map. ii. Remove and replace existing curb and gutter and sidewalk as shown on the tentative map. PC RESO NO. 7347 -14-Jan. 28, 2020 Item #12 Page 52 of 125 Utilities iii. Grind and overlay existing AC pavement, half-street width, as shown on the tentative map. iv. Install sewer and water services as shown on the tentative map. b. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. c. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. d. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold. harmless and indemnify the City of Carlsbad from any action that may ·arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plaris. e. There are no public park or recreational fadlities 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 a·nd. has either paid or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad Municipal Code. 50. 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. 51. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. 52. The developer shall design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the District Engineer. 53. Developer shall install potable water services and meters at locations approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. 54. The developer shall install sewer laterals and clean-outs at locations approved by the City Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 55. The developer shall design and construct public water, and sewer facilities substantially as shown on the tentative map to the satisfaction of the District Engineer and City Engineer. 56. The developer shall provide separate private potable water sub-meters for each separately owned unit within this subdivision. PC RESO NO. 7347 -15-. Jan. 28, 2020 Item #12 Page 53 of 125 57. Developer shall locate utility transformers or water backflow preventers outside the public right- of-way as shown on the Tentative Map to the satisfaction of the City Engineer. Code Reminders 58. This tentative map shall expire two years from the date on which the City Council voted to approve this application. 59. 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. 60. 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. 61 . Developer shaU pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. 62. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. 63. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 1 as required by Carlsbad Municipal Code Section 21.90.050. 64. Developer shall pay a landscape inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code . 65. 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. 66. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 67. Any signs proposed for this development shall at a minimum be designed in conformance with the Village and Barrio Master Plan and shall require review and approval of the City Planner prior to installation of such signs. · 68. Developer acknowl~dges new forthcoming requirements related to the city's Climate Action Plan (CAP) will likely impact development requirements of this project and may be different than what is proposed on the project plans or in the project's CAP Checklist. Developer acknowledges new CAP requirements are related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements, as set forth in City Council Ordinance Nos. CS-347, CS-348, CS-349 and CS-350 and City Council Resolution No. 2019-024, are available on the city's website. CAP requirements may impact, but are not limited to, site design and local building code requirements. If incorporating new CAP requirements results in substantial modifications to the project, then prior to issuance of development permits, Developer may be required to submit and receive approval of a Consistency Determination or Amendment for this project t hrough the Planning Division. Once adopted as part of Title 18 and in effect, compliance with the PC RESO NO. 7347 -16-. Jan. 28, 2020 Item #12 Page 54 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 2 TABLE A-SITE AND SURROUNDING LAND USES (CONTINUED) Location General Plan Designation Zoning Current Land Use South V-B V-B (VC) Two-and-three-story offices One-story medical office East V-B V-B (VC) and three-story multiple- family residential One-story medical office West V-B V-B (VC) and restaurant (Grand Avenue Bar and Grill) Project Description: The project applicant, RREG Investment, LLC Series 1033, is requesting approval of a Tentative Tract Map (CT) and Site Development Plan (SOP) to demolish the existing structure, and construct a 16,272-square- foot four-story mixed-use building consisting of six (6) residential units, one (1) ground floor commercial unit (1,823 square feet), an outdoor covered patio (344 square feet), and a roof deck (1,934 square feet). A detailed breakdown of each unit is summarized in Table B below. TABLE B-DETAILS FOR UNIT TYPE Unit# Floor Size Bedroom/ Storage Open Space Assignment (Gross SF) Bathrooms Patio Roof Deck Commercial 1st 1,823 SF ----344SF -- 1 2nd 2,147 SF 3/3 37 SF 174SF -- 2 2nd 2,112 SF 3/2.5 37 SF 149SF -- 3 2nd/3rd 2,395 SF 2/2 --238 SF -- 4 3rd 2,147 SF 3/3 37 SF 164 SF -- 5 3rd 2,112 SF 3/2.5 37 SF · 149 SF -- 6 4th 3,414 SF 4/3.5 78 SF 1,614 SF 1,934 SF The project also includes construction of an enclosed at-grade parking garage with 12 vehicle parking spaces and six (6) bicycle parking spaces provided within. Access to the garage is provided from Jefferson Street. The proposed density is 28.6 dwelling units per acre (du/ac} and generates a net increase of 36 average daily trips (ADT} over the previous day care use for a total of 121 ADTs. Grading for the proposed project includes 150 cubic yards (CY} of cut, 15 CY of fill, and 135 CY of export. In addition to the 1,823 square feet of commercial space fronting Grand Avenue, the ground floor also includes a covered patio (344 square feet) to serve a future commercial tenant and a separate lobby area (124 square feet} with stairs and elevator access to the residential units above. The proposed roof deck is a private amenity for Unit 6. Access to the roof deck is being provided through an operable skylight with stairs leading onto the roof. As such, the project does not propose any stair or elevator tower elements that would project above the allowable building height. Frontage improvements along both Grand Avenue and Jefferson Street include new curb, gutter, sidewalks, bike racks, street trees and landscaping. The proposed architectural design is characterized as contemporary. The ground floor elevations of the proposed building fronting on Grand Avenue and Jefferson Street incorporate a natural limestone tile and a faux wood veneer by Eldorado Stone in a color described as "sandalwood." This faux wood material is also incorporated into a portion of the fourth-floor elevation facing Grand Avenue. The rest of the building materials consist of horizontal siding, smooth stucco, and decorative burnished block. All residential Jan. 28, 2020 Item #12 Page 57 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 3 windows are recessed two-to-three-inches in depth and consist of clear residential glass set within black vinyl trim. The ground floor street-facing elevation at the commercial tenant space and lobby area will include a large glass storefront system with matte black window mullions and frames. Metal canopies and overhanging parapet caps accent portions of the building elevations and tower features. Third level balconies facing Grand Avenue include glass railings, while large four-foot-wide landscape planters adorn the three levels located above the parking garage entrance facing Jefferson Street. A CT is required to merge the four (4) existing legal lots into one (1) common lot with seven airspace condominium units consisting of six (6) residential units and one (1) commercial unit. The SOP is required per Section 6.3.3.B.l(a) of the VBMP for new construction of buildings over 5,000 square feet (cumulative gross floor area) in size or new buildings or projects with more than four (4) dwelling units. Both permits require a Planning Commission recommendation and City Council approval. Ill. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village-Barrio (V-B) General Plan Land Use Designation; B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio Master Plan; C. Subdivision Ordinance (CMC Title 20); D. lnclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. Village-Barrio (V-B) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (V-B) and is within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Properties within the VC District 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 VBMP. Table C below identifies the permissible density range for properties within the VC District, as well as the allowable density range based on the size of the project site and the proposed density and units. TABLE C-PROPOSED DENSITY Allowable Density Range; Project Density; Gross Acres Net Acres Min/Max Dwelling Units per Village and Barrio Master Plan* Proposed Dwelling Units 0.21 0.21 28-35 dwelling units per acre (du/ac) 28.6 du/ac Minimum: 3 dwelling units 6 dwelling units Maximum: 7 dwelling units • For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density shall be calculated based on the entire developable area (VBMP, Chapter 2.4). Jan. 28, 2020 Item #12 Page 58 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 4 As identified above, the project's density of 28.6 du/ac falls below the maximum density of 35 dwelling units per acre and, therefore, complies with the allowed density for the VC District. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the VC District, 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 or fee as required pursuant to CMC Section 21.85.110. The project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to building permit issuance for five units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the existing single-family home on-site. 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 D below: TABLED -GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Proposed Uses & Improvements Comply Objective, or Program Land Use Goal 2-G.29: Maintain and enhance The proposal to construct a mixed-use Yes the Village as a center for residents project with six (6) residential and visitors with commercial, condominiums and ground floor retail residential, dining, civic, cultural, would enhance the vitality of the Village and entertainment activities. by providing new residential and commercial land uses near the Goal 2-G.30: Develop a distinct downtown core area. The project identity for the Village by reinforces the pedestrian orientation encouraging a variety of uses and desired for the downtown area by activities, such as a_ mix of providing residents an opportunity to residential, commercial office, walk to shopping, restaurants, recreation, restaurants and specialty retail and mass transit functions. The project's shops, which traditionally locate in a proximity to existing bus routes and mass pedestrian-oriented downtown transit help further the goal of providing area and attract visitors and new economic development near residents from across the transportation corridors. Overall, the community by creating a lively, mixed-use project would contribute interesting social environment. toward the revitalization of the Village area. Jan. 28, 2020 Item #12 Page 59 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 5 TABLED -GENERAL PLAN COMPLIANCE (CONTINUED) Element Use, Classification, Goal, Proposed Uses & Improvements Objective, or Program Land Use Policy 2-P.70: Seek an increased See response above. presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. Mobility Goal 3-G.3: Provide inviting The proposed project is located streetscapes that encourage walking approximately one-quarter mile from the and promote livable streets. Carlsbad Village train station, which provides rail and bus service throughout the day. The project's proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. Policy 3-P.5: Require developers to The proposed project has been designed construct or pay their fair share to meet circulation requirements, which · toward improvements for all travel include maintaining or enhancing modes consistent with the Mobility frontage improvements consisting of Element, the Growth Management sidewalks and landscaping. In addition, Plan, and specific impacts associated the applicant is required to pay traffic with their development. impact fees prior to the issuance of building permits that would go toward future road improvements. Comply Yes Yes Yes Jan. 28, 2020 Item #12 Page 60 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 6 TABLED -GENERAL PLAN COMPLIANCE (CONTINUED) Element Use, Classification, Goal, Proposed Uses & Improvements Objective, or Program Mobility Policy 3-P.41: Consider supporting The proposed project has been designed new development and existing to reduce its reliance on single occupant businesses with various incentives automotive travel by substituting one (such as parking standards commercial/retail parking space for six modifications) for implementing bicycle parking spaces located inside the TDM programs that minimize the parking garage in accordance with the reliance on single occupant Area-Wide Standards of the Village and automotive travel during peak Barrio Master Plan. These bicycle parking commute hours. spaces consist of two vertical hanging racks that will accommodate up to three bicycles each. The project is also providing additional bicycle parking along both the Grand Avenue and Jefferson Street frontages. Noise Goal 5-G.2: Ensure that new The proposed project is consistent with development is compatible with the the Noise Element of the General Plan in noise environment, by continuing to that the building's design, with windows use potential noise exposure as a closed, complies with the requirements criterion in land use planning. of the noise study (Birdseye Planning Group, LLC, dated September 2018) and Policy 5.P.2: Require a noise study adequately attenuates the interior noise analysis be conducted for all levels for the new condominiums to 45 discretionary development dB(a) CNEL or less (i.e., interior average proposals located where projected noise level). The project is conditioned to noise exposure would be other than provide mechanical ventilation. "normally acceptable." Housing Policy 10-P.15: Pursuant to the The inclusionary housing requirement lnclusionary Housing Ordinance, may be satisfied through the payment of require affordability for lower an in-lieu fee for projects that have less income households of a minimum of than seven units. The six-unit residential 15 percent of all residential air-space condominium project is ownership and qualifying rental consistent with the Housing Element of projects. the General Plan and the lnclusionary Housing Ordinance as the project has been conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to building permit issuance for five units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the existing single-family home on-site. Comply Yes Yes Yes Jan. 28, 2020 Item #12 Page 61 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 7 TABLED -GENERAL PLAN COMPLIANCE (CONTINUED) Element Use, Classification, Goal, Proposed Uses & Improvements Objective, or Program Public Goal 6-G.1: Minimize injury, loss of The proposed structural improvements Safety life, and damage to property would be required to meet all seismic resulting from fire, flood, hazardous design standards. The Fire Department material release, or seismic has reviewed and approved the proposed disasters. conceptual building design with fire sprinklers included throughout the Policy 6-P.6: Enforce the building along with a wet standpipe per requirements of Titles 18, 20, and 21 the National Fire Protection Association pertaining to drainage and flood (NFPA) 24 standards. Therefore, the control when reviewing applications proposed project is consistent with the for building permits and applicable fire safety requirements. subdivisions. The project would be required to develop Policy 6-P.34: Enforce the Uniform and implement a program of "best Building and Fire codes, adopted by management practices" for the the city, to provide fire protection elimination and reduction of pollutants standards for all existing and which enter and/or are transported proposed structures. within storm drainage facilities. Policy 6-P.39: Ensure all new The project has been conditioned to pay development complies with all all applicable public facilities fees for applicable regulations regarding the Zone 1. provision of public utilities and facilities. B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District Comply Yes The subject property is located within the Village Center (VC) District ofthe Village and Barrio Master Plan (VBMP). Mixed-use is permitted by right in the VC District. The project's compliance with the development standards specific to the VC District, as well as the Area-Wide Standards of the VBMP, are provided in Tables E and F below. Please see Attachment 4 for an analysis of the project's compliance with the Design Guidelines of the VBMP. Jan. 28, 2020 Item #12 Page 62 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 8 TABLE E -VILLAGE AND BARRIO MASTER PLAN -VILLAGE CENTER (VC) DISTRICT Standard Required/ Allowed Proposed Front/ Minimum of O feet; maximum of 5 Grand Avenue: Corner feet to building (at the ground . 1st floor: 1'-0"* Setback floor). *A 7'-3" setback at the commercial Additional depth permitted where tenant space entry vestibule is area includes a plaza, courtyard, or necessary to accommodate two outdoor dining. water quality treatment planters that have been sized down to their Additional depth is also permitted to minimum volume capacities. accommodate electrical transformers, utility connection, 2nd floor: 1'-0" to 15'-()" meter pedestals, and similar 3rd floor: 1'-0" to 15'-0" equipment only if other locations 4th floor: 20'-4" to 29'-2" are infeasible as determined by the decision-maker. Jefferson Street: 1st Floor: 1'-0"* *A 10'-0" setback for a courtyard w/ utilities (gas meters) at the residential lobby. * A 10' -1" utility setback for the Fire Department Connection {FDC) and electrical transformer. 2nd floor: 1'-0" tQ 11'-2" 3rd floor: 1'-0" to 11'-2" 4th floor: 1'-0" to 11'-2" Side No minimum setback North side: 811 to 4'-8" Setback West side: 1'-4" to 14'-0" Rear No minimum setback No rear yard. This is a corner lot Setback with two sides. Lot Not applicable 87.9 percent Coverage Comply Yes Yes Yes Yes Jan. 28, 2020 Item #12 Page 63 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 9 TABLE E -VILLAGE AND BARRIO MASTER PLAN -VILLAGE CENTER (VC) DISTRICT (CONTINUED) Standard Required/ Allowed Proposed Comply Density 28 to 35 du/ac 28.6 du/ac Yes Open Minimum of 60 square feet of All open space is proposed as Yes Space private open space per unit; private patios and a roof deck. The minimum dimension of 6 feet in any smallest patio proposed is 149 direction. square feet with a dimension of 12'- O" by 12'-9". Each patio/roof deck Common open space not required area exceeds the minimum area and for projects with less than 11 units. dimension requirements. Service/ Service and loading shall be No alley access exists. Yes Delivery conducted using alley access where Areas the condition exists. Building . Maximum 45 feet, 4 stories 45 feet, 4 stories Yes Height If a 4-story building is proposed: Grand Avenue 4th floor: A maximum of 30 percent of the 4th All 78'-2" of the building's lineal story, street-facing fac;ade can have street frontage is set back greater a zero-foot setback. The remaining than 10 feet. 70 percent shall be set back a Jefferson Avenue 4th Floor: minimum of 10 feet. 30% of the building's lineal street frontage (78' -8") equa Is 21 feet. Therefore, no more than 21 feet can have a zero-foot setback. 21 feet of this street frontage is set back between 1'-0" and 4'-0". The remaining 70% of this street frontage is set back 10 feet or greater. If a 4-story building is proposed: 3rd floor area: 7,478 SF The total square footage of enclosed Excluding patios: 7,165 SF 4th story floor space shall not exceed 4th floor area: 4,048 SF 80 percent of the 3rd floor footprint of the building (exclusive of The enclosed 4th story floor space balcony/patio) represents 56 percent of the 3rd floor footprint. Jan. 28, 2020 Item #12 Page 64 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 10 TABLE E -VILLAGE AND BARRIO MASTER PLAN -VILLAGE CENTER (VC) DISTRICT (CONTINUED) Standard Required/ Allowed Proposed Comply Building No building fai;:ade visible from any All building elevations visible from Yes Massing public street shall extend more than Grand Avenue and Jefferson Street 40 feet in length without a 5-foot have been articulated to incorporate minimum variation in the wall plane, the minimum 5-foot variation in wall as well as a change in roofline. plane as required. The building roofline is also varied appropriately. Ground New ground floor street frontage The ground floor commercial unit Yes Floor uses shall occupy more than one-oriented towards Grand Avenue Street half of the habitable space occupies more than one-half of the Frontage developed on the ground floor and habitable space and incudes a Uses shall span at least 80 percent of the covered out.door plaza on the corner building frontage. at its intersection with Jefferson Street. The ground floor commercial Up to 20 percent of a building unit, including the covered outdoor frontage may be used for a lobby or plaza, spans 100 percent of the entryway to uses above or behind building frontage. ground floor street uses. Along Jefferson Street the residential lobby area with stairwell and elevator is less than 20 percent of building frontage; however, the 80 percent ground floor commercial street frontage cannot be achieved without eliminating parking and vehicular access. Eliminating parking will reduce the number of residential units and the minimum density of 28 dwelling units per acre will not be achieved. Therefore, a standards modification is required to achieve the required minimum density for the project. The necessary findings to support the standards modification are provided below. Jan. 28, 2020 Item #12 Page 65 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 11 TABLE F -VILLAGE AND BARRIO MASTER PLAN -AREA-WIDE STANDARDS Standard Required/ Allowed Proposed Ingress/ Development shall be permitted a One access point is proposed off Egress maximum of one access point from Jefferson Street. The width of the the public street. A driveway curb proposed driveway curb cut, cut shall not exceed 20 feet in width exclusive of the approach, is 20 feet and shall maintain a free line of and provides a free line of site. sight. Parking Multiple-family Dwellings w/ two or 2-Bedroom Units: more bedrooms: 1 unit x 1.5 = 1.5 spaces One and a half spaces per unit, one 3-bedroom Units: space required to be covered. 4 units x 1.5 = 6 spaces No visitor parking required. 4-Bedroom Units: 1 unit x 1.5 = 1.5 spaces No compact spaces allowed. No. of Spaces Required: 9 spaces No. of Spaces Provided: 9 spaces All spaces are covered. Commercial Retail: 1,823 square feet+ 415 = 4 spaces One space per 415 square feet of No. of Spaces Required: 4 spaces gross floor area No. of Spaces Provided: 3 spaces (see section below) Substitution of Car Parking with 1 commercial/retail parking space Bicycle Parking: has been substituted inside the parking garage for 6 bicycle parking New and existing uses with at least spaces. five required or existing off-street parking spaces may convert or The proposed bicycle parking substitute a minimum of one vehicle consists of two vertical hanging space and up to one space for every racks that will accommodate up to 10 vehicle spaces to unrequired three bicycles each. additional bicycle parking as long as the spaces are conveniently located In addition, the project is also near the entrance, yield at least six providing bicycle parking along both bicycle parking spaces per parking the Grand Avenue and Jefferson space, and comply with the Street frontages. requirements of the city engineer. Comply Yes Yes Jan. 28, 2020 Item #12 Page 66 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 12 TABLE F -VILLAGE AND BARRIO MASTER PLAN -AREA-WIDE STANDARDS (CONTINUED) Standard Required/ Allowed Proposed Comply Building Buildings shall be oriented toward Of the two frontages, Grand Avenue Yes Orientation primary street frontage. exhibits more of an urban environment and was chosen as the The primary entrance of a ground primary frontage. The ground floor floor commercial use shall be commercial storefront and entrance oriented towards the primary street have been oriented towards this frontage. frontage. The upper floors of the building, which include the residential units, have also been oriented such that their primary living spaces and patios are oriented towards this frontage to help activate the street frontage below. Jefferson Street, which consists of -more transitional type uses (i.e., professional offices, apartments, and single-family homes), has a less urban feel to it. As such, access to -the parking garage and residential lobby have been oriented along this frontage. Window 45 percent minimum glazing of Area of Glazing= 460 square feet Yes Glazing ground-floor fai;:ade for retail uses adjacent to a public street. Fai;:ade Percentage Required = 45 percent measured from plate height to finish floor. Percentage Provided = 50 percent The bottom of any window or Storefront glazing extends to t he product display window shall not be ground. more than 3.5 feet above the adjacent sidewalk. Transpa rent or translucent glazing is Storefront glazing of clear glass. required on the ground-floor fai;:ade of a commercial or retail use facing a public street. Opaque, reflective, or dark tinted glass is not permitted. Jan. 28, 2020 Item #12 Page 67 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 13 TABLE F -VILLAGE AND BARRIO MASTER PLAN -AREA-WIDE STANDARDS (CONTINUED) Standard Required/ Allowed Proposed Comply Roof All roof structures, including Arch itectu rally integrated para pets Yes Protrusions protrusions such as equipment extending up to 49'-6" are included. housing and guardrails; parapets and equipment screening; No portion of architectural parapets architectural features such as that extend above the maximum decorative or accent elements and building height provide additional towers; flagpoles; and roof decks floor space. and their amenities, shall complement and be consistent with the design of the building. Roof mounted mechanical Mechanical equipment is provided equipment and freestanding on the roof of the third and fourth screening that is not architecturally floors consisting of A/C condensing integrated shall be set back from the units and solar panels. Mechanical building face at least equivalent to equipment screening is provided in the height of the screening. the form of building parapets, which are architecturally integrated. No additional setback is required. Jan. 28, 2020 Item #12 Page 68 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 14 TABLE F -VILLAGE AND BARRIO MASTER PLAN -AREA-WIDE STANDARDS (CONTINUED) Standard Required/ Allowed Proposed Comply Roof Architectural features: Up to 10 feet Architectural features, protruding Yes Protrusions above maximum building height. above the maximum 45-foot Architectural features that are building height and located within within 10 feet of a building face shall 10 feet of the building face, consist be cumulatively limited in width to of the following: 30 percent of that building face. Two architectural tower features located along Jefferson Street extending up to 49'-6" in height; one tower feature with butterfly roof extending to 47'-5½" in height on the north elevation; and a parapet extending to 49'-6" in height on the west side. No portion of the building located along Grand Avenue includes an architectural feature that is subject to this standard. 4th Floor architectural feature (cumulative length): North side= 11'-0" East side= 21'-0" West side = 8' -9" Building WidthL30% Building Face: North side= 87'-6" / 26'-4" East side= 98' / 29' West side = 98' / 29' The cumulative length of each architectural feature identified above measures less than 30 percent of the width of each respective building face. All other parapets that are less- than·-or-equal-to 42 inches in height have been set back a minimum 5 feet from the building face. Standards Modification: Pursuant to Section 2.6. 7 of the VMP, a modification to a development standard may be permitted by the decision-making authority in all districts. A standards modification is permitted to construct residential development at densities at the minimum set forth for the applicable land use district, which in this case Jan. 28, 2020 Item #12 Page 69 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 15 is 28 dwelling units per acre according to the Village Center (VC) District. To grant a standards modification, the decision-making authority shall make the following findings: That the applicant has provided acceptable evidence to demonstrate the need for the standards modification and there is no other way to reasonably achieve one or more of the purposes outlined in Section 2.6.7.B without the modification. The addition of retail frontage along 80 percent of the Jefferson Street frontage, absent an alley to access required parking behind the building, is not feasible because the lot cannot accommodate the required parking to achieve the minimum density for the site. That the standards modification is consistent with the goals and objectives of the Master Plan and the vision and intent of the applicable district. A primary goal of the Village and Barrio Master Plan (VBMP) is to maintain and enhance the Village as a community focal point with high quality shopping, dining, entertainment, working and living environments. The proposed standards modification achieves this goal by allowing the minimum density specified in the VBMP while still providing sufficient ground floor retail to achieve the desired high quality commercial and living environment. Furthermore, the standards modification allows for the project to provide a continuous and interesting commercial street frontage along Grand Avenue consistent with the VBMP placemaking goal of creating great streets and the placemaking policy of implementing the Grand Avenue Promenade with continuous commercial street frontage along Grand Avenue, which necessitates vehicular and residential access off Jefferson Street absent an alley. Site Development Plan: Pursuant to Section 6.3.3.B.l(a) of the VBMP, new construction of buildings over 5,000 square feet (cumulative gross floor area) in size or new buildings or projects with more than four (4) dwelling units are subject to the approval of a SDP pursuant to CMC Chapter 21.06. A SDP is included as part of the discretionary permits, and the required findings and justification for approving the SDP can be made as summarized below: That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. The proposed one-lot tentative tract map with seven air-space condominium units consisting of six (6) residential units and one (1) commercial unit satisfies all.minimum requirements of Titles 20 and 21 with respect to uses, public facilities, access, parking and setbacks; and is consistent with the General Plan as described above. Pursuan.t to provisions of the Village and Barrio Master Plan (VBMP), a standards modification is required to meet the minimum density for the proposed mixed-use project as it relates to ground floor street frontage uses along Jefferson Street. The findings for approval to support this modification can be made. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation. Jan. 28, 2020 Item #12 Page 70 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 16 The project consists of the demolition of an existing one-story structure (single-family residence converted into a daycare) and the construction of a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre infill site located at 786 Grand Avenue, within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). The subject property is bordered to the north by one-story single-family residential and multi-story professional offices, to the south by multi-story professional offices, to the west by a medical office and restaurant, and to the east by medical office and three-story multiple-family residential. The adjacent properties are also located within the VC District of the VBMP. Mixed-use is permitted by right in the VC District. Given the variety of existing uses within the vicinity of the project site, which include multi-story residential and office developments, as well as the wide variety of uses permitted in the surrounding VC District, the proposed seven air-space condominium units, consisting of six (6) residential units and one (1) commercial unit, are compatible with existing and future land uses. The proposed mixed-use project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 121 Average Daily Trips (ADT) generated by the project, which is a net increase of only 36 ADT above the previous daycare use. With exception of a standards modification related to ground floor street frontage uses along Jefferson Street, the project complies with all minimum development standards of the VC District and the VBMP, and the project is adequately parked on-site and does not result in any significant environmental impacts. That the site for the intended development or use is adequate in size and shape to accommodate the use. The VC District allows residential development at a density range of 28 to 35 dwelling units per acre. Based on an acreage of 0.21 acres, the proposed six-unit residential condominium project has a density of 28.6 dwelling units per acre. As the proposed project falls within the allowable density range and meets all required development standards with the proposed standards modification, the project site can accommodate the proposed density. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained. The mixed-use project complies with all development standards (i.e. setbacks, lot coverage, parking, and height restrictions) of the VC District and the VBMP with the proposed standards modification. The landscaping proposed along Grand Avenue and Jefferson Street will be provided consistent with the requirements of the city's Landscape Manual. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. The mixed-use project will take access from Jefferson Street, which is identified as a Village Street. Jefferson Street is designed to adequately handle the 121 Average Daily Trips (ADT) generated by the project, which is a net increase of 36 ADT above the existing day-care use. Jefferson Street is improved with pavement, curb, gutter, and attached sidewalk. The project will reconstruct portions of the curb, gutter and sidewalk along the project frontage to accommodate project access into an at-grade parking garage and landscaping and street trees within a new 5-foot-wide parkway. Jan. 28, 2020 Item #12 Page 71 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 17 C. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city's Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. D. lnclusionary Housing For all residential development having less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six residential condominium units has been conditioned to pay the applicable housing in-lieu fee for five units prior to building permit issuance or six units if building permits for the six-unit project have not been applied for within two years of demolishing the existing single-family home on-site. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities treated by the project, and its compliance with the adopted performance standards, are summarized in Table G below. TABLE G -GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 21.2 square feet Yes Library 11.32 square feet Yes Waste Water Treatment Residential: 1,320 GPO I Total: 1,543 GPO Yes Commercial: 223 GPD Parks 0.04 acres Yes Drainage 1.13 CFS, Basin B Yes Existing: 85 ADT Circulation Proposed: 121 ADT Yes Net increase: 36 ADT Fire Station 1 Yes Open Space NA NA Carlsbad Elementary: 0.7 students Schools Carlsbad Middle: 0.37 students Yes Carlsbad High: 0.47 students Sewer Collection System Residential: 1,320 GPO Total: 1,543 GPO Yes Commercial: 223 GPD Water Residential: 1,500 GPO Total: 1,919 GPO Yes Commercial: 419 GPO Properties located within the VC District of the Village and Barrio Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as one (1) vacant unit is proposed to be demolished and six (6) residential units are proposed to be constructed, a total of five (5) dwelling units will be deducted from the city's Excess Dwelling Unit Bank (EDUB). Pursuant to Planning Commission Resolution No. 7347, the allocation from the EDUB can be supported since 546 units are Jan. 28, 2020 Item #12 Page 72 of 125 CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON October 2, 2019 Pa e 18 available for allocation in the Village according to the city's Quadrant Dwelling Unit Report dated July 31, 2019, less any allocations recently approved. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. 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, including historical resources. Specifically, the existing 71-year-old dwelling unit that is proposed to be demolished as part of the project is not identified on a local register of historical resources and a qualified professional has determined that the structure does not meet the criteria for listing on the California Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon final project approval. The project will be required to comply with the recently adopted Climate Action Plan Ordinances, including energy efficiency measures and solar photovoltaic systems (Ordinance No. CS-347, effective August 14, 2019) and electric vehicle charging infrastructure (Ordinance No. CS-349, effective April 11, 2019). If building permits are not issued by January 1, 2020, the project will also be subject to the new residential standards for water heating. ATTACHMENTS: 1. Planning Commission Resolution No. 7347 2. Location Map 3. Disclosure Statement 4. Village and Barrio Master Plan Design Guidelines Analysis 5. Correspondence 6. Reduced Exhibits 7. Full Size Exhibits "A -X" dated October 2, 2019 Jan. 28, 2020 Item #12 Page 73 of 125 ATTACHMENT 3 /' ' . ...,' C l lV OF DISCLOSURE STATEMENT P-1(A) Develogment Servltes Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of ·certain ownership interests on all applfcations· 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. Plec;ise print. Note: Person is defined as "Any Individual, firm, co-partnership, joint venture, association, .social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this .and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner niust be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a flnanclal interest in the application. If the applicant includes a corporation or partnership. Include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. · (A separate page may be attached If necessary.) Person ____ ~-----Corp/Part ...... _________ _ Title. __________ _ Title ____________ _ Address _________ _ Address ---------,----- 2. OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL . names a11d addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the · Iegal 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 INDIVIDl,JALS 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 pagemi;iy be attached if necessary.) P•1(A) ~;r;:',A/~~~,'-~'--~~?} PEtrson KEVIN DUNN Corp/Part FmdOOtd I IOMES Title PRINCIPAL Address 3005 S EL CAMINO REAL SAN CLEMENTE CA 92672 Title ,Mtr~?.:'!1fi ~~ Address ___________ _ Page 1 of2 Revised 07/10 Jan. 28, 2020 Item #12 Page 75 of 125 ATTACHMENT 4 VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS CT 2018-0008/SDP 2018-0010 (DEV2018-0055) -GRAND JEFFERSON INTENT The Design Guidelines (guidelines) intend to implement and enhance the existing character wit.hin the Village and Barrio as new development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use envirnnment. They serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components of building style and orientation, including site layout, building massing, roof form, building fa~ades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and functional construction. All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a minimum that these guidelines are a starting point for (!Uality development, and do not comprise every possible strategy for achieving high quality design. Therefore, It Is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2. 2.8.2 SITE PLANNING GUIDELINES A. Site layout 1. Place buildings adjacent to, and oriented towards, the street. Locate prominent architectural features near corners and intersections. 2. Orient storefronts and major building entries towards major streets, courtyards, or plazas. 3. Minimize gaps between buildings in order to create a continuous, pedestrian-oriented environment. 4. Place parking lots so as not to interrupt commercial street frontages. 5. Incorporate functional and aesthetic vehicular and pedestrian connections to adjacent sites. 6. Create small pedestrian plazasalongthestreet wall through the use of recesses in building form. 7. Provide easily identifiable pedestrian access from the street and/or sidewalk to key areas within the site. 8. Incorporate plazas, landscaped areas, fountains, public art, textured pavement, and vertical building features to create focal points that enhance a pedestrian's experience. 9. Utilize atriums and outdoor courtyards to increase the variety and number of views and to bring additional sunlight into large developments. 10. Give careful design consideration to corner lots, as they are typically a focal point in the urban fabric. 11. Utilize courtyards or other methods to break up the building mass and provide natural ventilation, wherever possible. B. Parking and Access 1. Locate parking behind buildings and away from the street, wherever possible. 2. Use pervious paving materials, whenever possible. 3. Buffer residential uses from commercial parking lots by landscaping, fencing, and/or walls. 4. When walls or fences are utilized to screen parking, provide breaks to allow for pedestrian circulation and limit CONSISTENCY STATEMENT The proposed mixed-use building has been placed adjacent to and is architecturally oriented towards the street. Grand Avenue exhibits more of an urban environment and was chosen as the primary frontage. The upper floors of the building, which include the residential units, have also been oriented such that their prirnary living spaces and patios are oriented towards this frontage to help activate the street frontage below. Jefferson Street, which consists of more transitional type uses (i.e., professional offices, apartments, and single-family homes), has a less urban feel to it. As such, access to the parking garage and residential lobby have been oriented along this frontage. A covered outdoor plaza and a three-story tower with butterfly roof have been located at the street corner intersection, while parking and access have been located to the north on Jefferson to avoid interrupting the commercial street frontage. The plaza area, with future outdoor seating, along with enhanced building materials, decorative metal awnings, lighting and landscaping all help to activate the street corner and set it apart as a focal point for this mixed-use project. Parking is located to the rear of this corner oriented building inside a covered at-grade parking garage with access off the lesser of the two prominent streets (i.e., Jefferson Street). Parking is covered so pervious paving is not a factor. However, decorative paving is provided at the garage entry. The nearby residential uses are buffered from parking by garage walls. Bicycle parking is provided inside the parking garage in addition to two other locations near the commercial and Jan. 28, 2020 Item #12 Page 77 of 125 height for safety and security purposes. residential entrances. Electrical charging stations and 5. Divide large parking lots into smaller areas with equipment are proposed. landscaping and clearly marked pedestrian paths. 6. Highlight primary pedestrian access paths within parking areas with decorative paving, trellises, canopies, lighting, and similar improvements. 7. Create pedestrian paseos to parking lots of buildings. 8. Locate parking below grade or in structures, where feasible. 9. Design parking structures so their height and bulk are consistent with adjacent buildings. 10. Provide bicycle parking at convenient locations such as entrances or other visible and accessible areas. 11. Provide electric vehicle charging stations and equipment where feasible and as otherwise required. C. Plazas and Open Space The proposed six-unit condominium project complies with the 1. Provide private or common open space and pedestrian private open space requirements of the Village Center (VC) connections to such spaces to enhance the living District of the Village and Barrio Master Plan (VBMP), which environment and contribute to a walkable requires a minimum of 60 square feet per unit. All open space neighborhood character. is proposed as private patios and a roof deck. The smallest 2. Semi-public outdoor spaces, such as small plazas and patio proposed is 149 square feet with a dimension of 12'-0" courtyards are encouraged between private and public by 12'-9". spaces to support pedestrian activity and connectivity. 3. Design plazas and building entries to maximize In addition, a covered outdoor patio is also proposed at the circulation opportunities between adjacent uses. corner of the building facing the intersection of Grand Avenue 4. Provide landscaping and high-quality paving materials, and Jefferson Street. The patio area is 344 square feet in size such as stone, concrete or tile, for plazas and open and is designed to serve the ground floor retail commercial spaces. space oriented towards G.rand Avenue. The patio area is 5. Place outdoor furniture, such as seating, low walls, trash connected to the public sidewalk along Grand Avenue, but is receptacles, bike racks and other elements, in outdoor separated by decorative landscape along Jefferson Street. The pedestrian spaces. connection along the Grand Avenue frontage is designed to 6. Site buildings to define open space areas. Ensure that maximize and encourage opportunities for people to interact outdoor areas are visible from public streets and along this street, which has a more urban feel to it in accessible from buildings, as well as, streets and comparison to Jefferson Street at this location. The pedestrian and bicycle networks. landscaping located between the public sidewalk and outdoor patio along Jefferson Street is designed to buffer the public space and discourage public interaction at this portion of the street corner where the sidewalk begins to transition north into a neighborhood that is predominantly residential mixed with professional office buildings. Decorative paving is proposed within the patio area. While decorative lighting is currently proposed on the exterior of the building, lighting within the covered patio will be further defined later with tenant improvements for the ground floor retail use. D. Outdoor Seating A 344-square-foot covered outdoor seating area is provided as 1. Incorporate seating into well-trafficked outdoor areas, part of the ground floor commercial tenant space located at to maximize opportunities for people to interact. the southeast corner of the building near the intersection of 2. Consider movable seating so that people can Grand Avenue and Jefferson Street. The public right-of-way accommodate their own preferences and respond to along Grand Avenue is wide enough to easily accommodate the weather or time of day. future sidewalk cafe type seating. No seating is currently 3. Provide lighting to ensure that outdoor seating areas proposed in either scenario, but would likely consist of are safe places at night. movable type chairs and tables. The street frontage along this project is also proposed to be well lit to help confirm a feeling of safety at night. 2 Jan. 28, 2020 Item #12 Page 78 of 125 E. Connectivity The commercial portion of the building is located at the 1. Connect all commercial buildings to the public sidewalk ground floor and is directly fronting on the Grand Avenue via a publicly accessible path or walkway. public right-of-way. A separate access from the at-grade 2. Provide attractive, well-marked pedestrian links that parking garage into the commercial tenant suite is provided to create a clear path of t ravel bet ween parking, buildings the rear of the retail space. Street trees are provided along and sidewalks. Grand Avenue, and decorative landscape with street trees is 3. Ensure that alleys are well lit, open, and visible to provided along Jefferson Street in the form of detached passersby. parkways and planter areas between the building and public 4. Enhance existing walkways or paseos to become more sidewalk. inviting. 5. Provide secondary entries to alleys. F. Mechanical Equipment and Service Areas Due to the lot configuration, density, parking requirements, 1. Carefully design, locate, and integrate service, utility, and lack of alley access, pedestrian ci rculation, driveway access and loading areas into the site plan. These critical functional aisle widths, the transformer, backflow preventers and gas elements should not detract from the public view shed meters are located within the frontage along Jefferson Street. area or create a nuisance for adjacent property owners, To the maximum extent feasible, the ground-mounted pedestrian circulation, or vehicle traffic. mechanical equipment is screened with landscaping. The 2. Locate loading areas in the rear of a site where possible. utilities cannot be screened on all sides as access is needed for 3. Locate mechanical equipment and service areas along and maintenance. accessed from alleys or the rear of properties, wherever possible. 4. Place public utility equipment, meter pedestals, and transformers underground or away from sidewalks and pedestrian areas, where feasible. 5. Screen all mechanical equipment from public view. 6. Ensure roof mounted mechanical equipment and screening do not interfere with required solar zones or installed solar photovoltaic or solar water heating systems. 7. Design trash and recycling enclosures to be consistent with the project and building architecture, and site and screen them to minimize visual impact. G. Landscaping The commercial entry on the south side of the building, and Landscaping shall meet the policies and requirements set forth the walkway providing access into the lobby area of the in the City of Carlsbad Landscape Manual. building on the east side, including the driveway/garage 1. Utilize landscaping to define building entrances, parking entrance, have all been framed with landscape planters to lots, and the edge of various land uses. define points of entry into the building. 2. Utilize landscaping to buffer and screen properties. 3.-Consider safety, environmental impacts, and accent The south elevation of the building has a repetition of street elements when selecting and locating landscaping trees planted along it and the east elevation has a combination elements. of both trees and foundation plantings to soften the 4. Landscaping, between the front property line and the appearance of the building. building creates a visually interesting transitional space. The vast majority of the plantings are of low level heights Select and place plants to enhance and soften architectural elevations, screen undesirable building except for the grouping that is screening the utilities along the features and contribute to the overall quality of the eastern property line so hiding spaces have been minimized. streetscape. All standards relating to preserving visual lines of sight as 5. Select species that are compatible with Carlsbad's semi-defined by the City of Carlsbad have been met for this project. arid Mediterranean climate, and that will·grow to an The tree plantings along the southern property line offer a appropriate size at maturity. 6. When there are minimal landscape areas between the typical urban parkway design solution where pedestrian access building and the street, incorporate planters onto porches, has been accommodated while also providing trees that will recessed building entrances, and planters on decks and offer a softening of the building elevation and also provide balconies. shade for an area with a high percentage of pavement. Small 3 Jan. 28, 2020 Item #12 Page 79 of 125 7. Minimize paved vehicle areas such as driveways and parking areas. Design driveways to be no wider than necessary to provide access. Incorporate permeable surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/grasscrete or ribbon driveways where feasible. 8. Utilize planting to screen less desirable areas from public view, i.e., trash,enclosures, parking areas, storage areas, loading areas, and public utilities. 9. Provide landscaping between any parking lot and adjacent sidewalks or other paved pedestrian areas, as well as, within surface parking lots. 10. Incorporate native and drought tolerant vegetation whenever possible. Avoid use of invasive or noxious plants. 11. Incorporate lattice work and landscaping onto existing blank walls to support flowering vines growing out of planters placed at their base. 12. Plant trees and fast growing and flowering vines along fences and walls to soften the appearance of the fencing and screen views to functional on-site work and storage areas. 13. Utilize vines, espaliers, and potted plants to provide wall, column, and post texture and color and to accentuate entryways, courtyards, and sidewalks. 14. Incorporate large planters into seating areas. Planters should be open to the soil below and should incorporate permanent irrigation systems. 15. Maintain landscaping and yard areas regularly to keep a desirable, healthy appearance, eliminate trash, and control vermin. 16. Incorporate Low Impact Development (LID) strategies, site design, and source control measures into projects. Examples include rain gardens, rain barrels, grassy swales, soil amendments, and native plants. 17. Utilize seasonal shading from trees and shrubs when developing planting schemes for courtyards and streetscapes on south and west facing facades. 4 accent planters have been placed on each side of the primary entryway into the commercial tenant space. All consideration has been given with respect to the selection of plant materials for this project. The vast majority of plant options for this project represent low water use varieties to be compatible with Carlsbad's semi-arid Mediterranean climate. The plants have all been selected to grow into the spaces they have been placed so as to minimize the need for pruning. This approach will help preserve the natural character of the many plant varieties anticipated to be incorporated into this project. Planters have been proposed for each side of the recessed entrance leading into the commercial tenant space located on the south side as well as the residential lobby entrance located on the east side. The decorative tree grates that have been incorporated into the pedestrian sidewalk along Grand Avenue provide a safe walking surface to the public, but also offers a decorative contrasting surface to an otherwise open expanse of paving where ease of pedestrian travel is necessary. The parking area has been minimized by it being located within the physical limits of the building footprint. The driveway entrance on the eastern side of the site has been designed to provide safe access while minimizing the width. Enhanced concrete has been proposed to provide visual interest to what is co.nsidered a more functional feature for a typical site. Along the eastern side of the building there is a grouping of utility hardware that has been screened by a dense hedge like shrub mass. The parking lot for this project has been located within the footprint of the building, so there is no need for additional landscaping to screen this area from public view. Approximately 80 percent of the plant materials considered for this project qualify as drought tolerant and have been screened regarding any potential of being classified by the State of California as being invasive or noxious. Along the eastern and southern elevations of the building vines or espalier form plant varieties have been placed into open planters and pocket planters to offer a vertical accent to the building' exterior. There are no maintainable sections of wall or fencing proposed for this site, so there is no screening requirement necessary. The covered outdoor seating area located at the southeast corner of the building includes a large planter bed between it and the public right-of-way. The planter has complete soil exposure and is irrigated by an automatic drip irrigation system. Jan. 28, 2020 Item #12 Page 80 of 125 5 The building and landscape as well as the surrounding public right-of-way area will be maintained at a high level by an owner's association. There are numerous areas of the project designed for water purification and storm runoff control. At final landscape, soil tests will be conducted and the appropriate soil amendments will be recommended and incorporated into the planter areas prior to moving forward with installation of plant materials. Most of the plants to be used for this project are considered low water use varietals. The tree selected for the south facing streetscape area is a broad leaf evergreen variety that will form a canopy to provide shade and offer a flowering accent during the summer months. The west side of the building has no streetscape or courtyard elements proposed. Jan. 28, 2020 Item #12 Page 81 of 125 2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT A. Building Form and Articulation The fourth-floor building elevation is stepped back 20'-4" to 1. Reduce the imposing appearance of tall buildings by 29' -8" from the property line along Grand Avenue helping to stepping back from street level on elevations above the reduce the building's overall appearance along this street ground floor. frontage. 2. Utilize horizontal and vertical articulation to break up monolithic street walls and facades. The building podium contains a horizontal metal band 3. Utilize techniques to reduce massing, such as variation in providing a visible line of separation between the retail and wall pl ane and height and variation in roof form and the residential elements above. To create vertical building levels. articulation, the residential portion of the building utilizes 4. Surface detailing may be used, but does not serve as a decorative siding elements separated by smooth stucco substitute for distinctive massing. elements at varying wall planes combined with enhanced color 5. Consider adjacent low density uses when designing and transitions. Recessed balconies and wa lkways create orienting a building. For example, avoid balconies additional levels of building articulation. overlooking rear yards. 6. Minimize the vertical emphasis of architectural design All building elevations utilize multiple layers of wall plane elements by incorporating features such as horizontal variation which help to reduce building massing. The upper bands, reveals, trims, awnings, eaves, and overhangs or floor is stepped back from the third-floor along the primary other ornamentation, along different levels of the wall street frontage at Grand Avenue. The building parapet surface. contains multiple height variations along with sloped roof and 7. Minimize blank walls by: sloped parapet elements providing additional layers of a. Adding window openings and/or entrances and architectural interest. Surface detailing in the form of smooth other relief. limestone, decorative stone veneer (faux wood pattern), b. Providing recessed glazing and storefronts. decorative metal, decorative siding and smooth stucco C. Adding vertical pilasters which may reflect internal materials are proposed. building structure. d. Changing color and texture along the wall surface. The proi.ect has been designed to orient patios toward the e. Varying the planes of the exterior walls in depth street and away from adjacent residential properties as much and/or direction. as possible. Unit 3 is the only unit.that includes a patio nearest f. Adding trims, projections, and reveals along the adjacent residential properties located to the north, and different wall surfaces. this patio area has been restricted to the second-floor level of 8. Articulate the building fa~ade by varying building elements the building to help minimize privacy issues at this location. to create contrast. Integrate all architectural elements into No overhanging type balconies are proposed. Unit 6 also the building design to avoid the look of "tacked on" includes a fourth-floor patio and roof deck with northern architectural features. exposures; however, these features have been set back Q. Utilize facade projections and recesses such as bay approximately five and seven feet from the common property windows, planter boxes, roof overhangs, and entry way line, which combined with height, minimizes the line-of-sight recesses. and thus the ability to peer over and into the adjacent 10. Arrange columns such that they appear to support the properties. weight of the building or feature above and are balanced in height, weight, and depth. Spindly columns A horizontal metal band has been incorporated at the upper can appear out of proportion with the element it is portion of the podium separating the retail area from the supporting. residential area. Decorative eyebrows and metal canopies 11. Size shutters appropriately, when used to cover the have been added at all retail space window and door openings. window opening. Additionally, decorative protruding eyebrow features have 12. Avoid exterior sliding or fixed security grilles over windows been added above all windows and strategically within blank along street frontages. wall areas. A decorative reveal pattern has been included 13. Discourage and avoid "chain" corporate architecture and within the smooth stucco areas. generic designs. Each project should strive t o achieve the unique architectural style or character. Blank walls have been minimized by adding and recessing 14. Design roofs to accommodate a solar photo-voltaic windows in all locations possible a depth of two-to-three system and/or solar water heating system, as required inches. Decorative reveals and projecting eyebrows have been by California Building Code. added to blank walls. Multiple wall plane changes have been provided along with strategic color enhancements. 6 Jan. 28, 2020 Item #12 Page 82 of 125 15. Utilize details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surfaces. 16. Ensure that proportions are consistent with selected architectural styles. 17. Incorporate the characteristic proportions of traditional facades in new infill development. 18. Balance the ratio of height, width, and depth of arches and columns to emphasize strength and balance .. 19. Ensure consistency between the height of a column and its mass or thickness with the weight of the overhead structure the column supports. 20. Infill buildings that are much wider than the existing facades should be broken down into a series of appropriately proportioned structural bays or components. 21. Consider transitions between the height of new development and the height of adjacent existing development. 22. Utilize vertical building focal elements. Towers, spires, or domes may foster community identity and serve as landmarks. 23. Utilize windows and open wrought iron balconies to provide opportunities for residents to passively observe and report suspicious activity. 24. Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: a. Wood b. Glass c. Glass block (transom) d. Tile e. Brick f. Concrete g. Stone h. Awnings i. Plaster (smooth or textured) 25. Use building materials and finishes that are true to the structure's architectural style. 26. Windows, doors, and entries should be designed to capture the desired architectural style of the building. 27. Generally, use no more than three different materials on exterior wall surfaces. While certain styles may successfully incorporate multiple surface materials, caution must be used as too many materials can result in a less than aesthetically pleasing building. 28. Ensure material changes occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney; pilaster, or projection. 29. Utilize light and neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be 7 The building fac;:ade has been articulated using plane changes, material changes, added projection elements and color changes. Decorative metal canopies, projecting eyebrows, metal trim and recessed entries have been incorporated into the building design to provide building fac;:ade interest and create unique shadow patterns and depth. The building roof is designed to incorporate a photovoltaic solar system per current City of Carlsbad Climate Action Plan requirements. The southeast corner of the building, located at the corner of Grand Avenue and Jefferson S~reet, incorporates a tower element with an outdoor covered patio area. The tower element, featuring decorative stone veneer (faux wood pattern), large decorative metal awnings with anchor brackets, vertical and horizontal metal trim, enhanced colored siding, decorative light sconces, and a butterfly roof design, assist in creating a strong street presence at the intersection. Material changes have been strategically located at inside corners and decorative reveal features. The street frontage storefront and entry door systems have been designed to· promote a high level of visibility into the retail space. Building entrances have been strategically situated in locations that clearly portray the primary entry element for the residential and retail portions of the project. Recessed black-framed windows have been incorporated into the design of the building to provide an added level of interest. Jan. 28, 2020 Item #12 Page 83 of 125 given proper emphasis. 30. Ensure lighting is architecturally compatible with the building. 31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or awnings, rather than blank walls. 32. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the primary point of arrival and should be treated with significance. 33. Window type, material, shape, and proportion should complement the architectural style of the building. 34. Utilize recessed windows where appropriate to the architectural style, to provide depth. B. Awnings The project proposes fixed metal awnings on the ground floor 1. Use awnings made of commercial grade canvas or elevations along both street frontages at Grand Avenue and metal and that are either fixed or retractable. Jefferson Street. Awnings are located above the commercial 2. Avoid plasticized, and/or vinyl fabrics, and back-lit entrance, covered patio recesses, residential lobby and garage awnings. entrances. The proposed awnings avoid wrapping around the 3. Maintain a minimum six {6) inch clearance from second building in a continuous band and maintain the minimum six- floor features such as windows. inch clearance from the second-floor features. 4. Avoid wrapping awnings around buildings in continuous bands. 5. Place awnings only on top of doors, on top of windows, or within vertical elements when the fa~ade of a building is divided into distinct structural bays. C. Balconies No balconies or faux balconies are proposed with this project. 1. Place balconies adjacent to operable doorways. Faux However, each residential unit does provide an outdoor patio balconies or those that do not appear usable are area. Each of these areas is located adjacent to operable discouraged. doorways. 2. Visually support all balconies, either from below by decorative beams and/or brackets, from above by cables, or by other parts of the building. 3. On corners, balconies may wrap around the side of the building. D. Roof Forms The project avoids long, unbroken horizontal roof lines and flat 1. Ensure that roof materials and colors are consistent with roof elements through use of architectural tower features with the desired architecture or style of the building. butterfly roof designs, varied parapet heights and overhanging 2. Utilize multi-roof forms, hips, gables, shed roof parapet caps. Parapet interior sides are only visible to the combinations, and sufficiently articulated flat roofs to third and fourth floor residences and have been architecturally create interesting and varying roof forms that will reduce treated to present a finished appearance. building mass, add visual appeal, and enhance existing Village and Barrio character and massing. 3. Avoid long, unbroken, horizontal roof lines. 4. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast treatments, continuous banding or projecting cornices, lentils, caps, corner details, or variety in pitch (sculpted), height, and roofline. 5. Avoid the "tacked on" appearance of parapets, and ensure their appearance conveys a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, utilize appropriate detail and properly apply materials. 8 Jan. 28, 2020 Item #12 Page 84 of 125 E. Lighting 1. Provide exterior building lighting, particularly in commercial and high-pedestrian areas. 2. Design or select light fixtures that are architecturally compatible with the building. 3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent glare and light pollution. 4. Design lighting in such a way as to prevent the direct view of the light source from adjacent properties or uses, particularly residential properties or uses. 5. Utilize lighting on architectural details, focal points, and parking areas to increase safety, help with orientation, and highlight site attributes and the identity of an area. 6. Use energy-efficient lamps such as LED lights for all exterior lighting along with adaptive lighting controls to contribute to energy conservation and potentially reduce long-term costs. 9 Architectural lighting is proposed along the street-facing elevations of the building on the ground floor at Grand Avenue and Jefferson Street. Proposed light fixtures are considered downcast or low cut-off type fixtures that help to prevent light glare or pollution. Light fixture locations have been selected for areas on the building that provide exterior building lighting in commercial and high pedestrian traffic areas for increased safety, helping with orientation, and which focus on architectural detailing. The Carlsbad Village Decorative Pedestrian Lighting Study does not contain any recommendations for the intersection of Grand Avenue and Jefferson Street. Jan. 28, 2020 Item #12 Page 85 of 125 From: To: Subject: Date: Ziv Ran Jason Goff ct2018-0008/sdp2018-0010 Wednesday, August 14, 2019 8:50:10 AM I am opposed to the project as it will destroy village character. Ziv Ran Forest Av. ATTACHMENT 5 Jan. 28, 2020 Item #12 Page 86 of 125 (i) PL ANNIN G COMMISSION M. t lllU es . Oct. 16, 2019 6 p.m. CALL TO ORDER: 6:01 p.m. Exhibit 6 City Co uncil Chamber 1200 Ca rlsbad Vi llage Drive Carlsbad, CA 92008 ROLL CALL: Luna, Anderson, Geidner, Lafferty, Meenes, and Merz Stine absent PLEDGE OF ALLEGIANCE: Chair Luna led the Pledge of Allegiance PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA: None PLANNING COMMISSION PUBLIC HEARING: Chair Luna directed everyone's attention to the slide on the screen to review the procedures the Commission would be following for that evening's public hearing. 1. CT i0lS-0008/SDP 2018-0010 (DEV2018-00SS) -GRAND JEFFERSON -Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre site located at 786 Grand Avenue in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined th;:it this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. City Planner Neu introduced Agenda Item 1 and stated Senior Planner Goff would make th~ staff presentation (on file in the Planning Division). DISCLOSURES: Commissioners Lafferty and Merz disclosed they visited the project site and Commissioner Merz had a follow up conversation with the broker. Senior Planner Goff gave the staff presentation. Chair Luna asked if there were any members of the public who wished to speak on the project and opened public testimony at 6:37 p.m. Gary Nessim expressed concern the project is too large for the small lot. He stated he would like to see smaller units, more units, and additional parking. He stated the parking should go underground or the applicant should purchase the parcel next door. Jan. 28, 2020 Item #12 Page 111 of 125 Planning Commission Minutes October 16, 2019 Page 2 Chair Luna asked if there were any additional members of the public who wished to speak on the projei:t. Seeing none, she closed public testimony at 6:41 p.m. PLANNING COMMISSION DISCUSSION: Commissioners Geidner and Anderson expressed concerns about parking. Commissioner Lafferty expressed concern about the open plaza, that no geotechnical information was provided, no parking credit was proposed to be purchased, and the request to decrease the retail space on the ground floor. She stated that new information was provided at the hearing and she is not comfortable making a decision on the project today. Commissioners Luna, Merz and Meenes expressed support for the project as proposed. Motion by Commissioner Luna seconded by Commissio·ner Meenes, to adopt Resolution No. 7347 as amended. Motion carried, 6/1/1 (Commissioner Lafferty no, Commissioner Stine absent). PLANNING COMMISSION REPORTS COMMENTS: Commissioner Lafferty provided information on green building standards. CITY PLANNER REPORTS: None CITY ATTORNEY REPORTS: Assistant City Attorney Kemp advised the commission there are a number of new housing bills recently signed into law. ADJOURNMENT: Chair Luna adjourned the duly noticed meeting at 8:08 p.m. ~-~~ Melissa Flores -Minutes Clerk Jan. 28, 2020 Item #12 Page 112 of 125 (i) PLANNING COMMIS SION M. 1nutes - Oct. 2, 2019 6 p.m. CALL TO ORDER: 6:00 p.m. Exhibit 7 City Council Chamber 1200 Carlsbad Village Drive Carlsbad, CA 92008 ROLL CALL: Luna, Anderson, Geidner, Lafferty, Meenes, Merz, and Stine PLEDGE OF ALLEGIANCE: Commissioner Anderson led the Pledge of Allegiance APPROVAL OF MINUTES: Motion by Commissioner Meenes, seconded by Commissioner Anderson, to approve the Aug. 21, 2019 minutes as amended. Motion carried unanimously 7 /0. Motion by Commissioner Anderson, seconded by Commissioner Geidner, to approve the Sept. 4, 2019 minutes as presented. Motion carried unanimously, 7 /0. PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA: Mary Lucid stated Senior housing is crucial and said there is a need to add more affordable Senior housing in the city. PLANNING COMMISSION PUBLIC HEARING: Chair Luna directed everyone's attention to the slide on the screen to review the procedures the Commission would be following for that evening's public hearing. City Planner Neu requested to take one item out of order. He requested that item 4 be heard first. 4. GPA 2019-0003 (PUB2019-0009) -HOUSING ELEMENT UPDATE 2021-2029 -Nomination of a Planning Commissioner to serve on the Housing Element Advisory Committee. City Planner Neu introduced Agenda Item 1 and stated Senior Planner Donnell would make the staff presentation (on file in the Planning Division). Senior Planner Donnell gave the staff presentation. · Motion by Commissioner Meenes, seconded by Commissioner Anderson, to adopt Resolution No. 7349, nominating Carolyn Luna to serve on the Housing Element Advisory Committee. Motion carried, 7-0. 1. CUP 2018-0023 (DEV2018-0222)-BUENA VISTA RESERVOIR SITE -Request for approval of a Conditional Use Permit to allow for the. construction of a passive park located at 1605 Buena Vista Way within Local Facilities Management Zone 1. The City Planner has determined that the project constitutes in-fill development and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to California Environmental Quality Act Guidelines Section 15332. Jan. 28, 2020 Item #12 Page 113 of 125 Planning Commission Minutes Oct. 2, 2019 Pa_ge 2 City Planner Neu introduced Agenda Item 1 and stated Associate Planner Drew would make the staff presentation (on file in the Planning Division). Associate Planner Drew gave the staff presentation. DISCLOSURES: Commissioners Merz, Meenes and Anderson disclosed that they had visited the project site. Chair Luna asked if there were any members of the public who wished to speak on the project. Seeing none, she opened and closed public testimony at 6:30 p.m. Motion by Commissioner Anderson, seconded by Commissioner Meenes, to adopt Resolution No. 7348 . Motion carried, 7-0. 2. CT 2018-0008/SDP 2018-0010 (DEV2018-0055l -GRAND JEFFERSON -Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre site located at 786 Grand Avenue in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determin~d that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. City Planner Neu introduced Agenda Item 2 and stated Senior Planner Goff would make the staff presentation (on file in the Planning Division). DISCLOSURES: Commissioner Stine recused himself from the hearing due to a potential conflict of interest. He stated he is familiar with the architect and the applicant. Commissioners Lafferty, Meenes, Anderson and Luna stated they had all visited the project site. Commissioner Merz stated he drove by the site and spoke to Vic Gousepohl of Colliers International about the retail element of the project, rent demands, and rent rates for retail space. Commissioner Geidner stated she visited the site, walked around the neighborhood, and talked to several people around the neighborhood. She stated she did research on smart streets, livable streets, retail and car lifts. · · Assistant City Attorney Kemp stated the substance of the conversations Commissioner Geidner held needed to be disclosed. Commissioner Geidner stated she spoke to the manager in Carlisle's Sales Office about the product and that the project was being considered on the evening of Oct. 2, 2019. She also stated she spoke to a guy taking pictures at a property on Madison where the retail space is all new and currently vacant. She asked what was going into the space and he stated a Sushi Restaurant. Jan. 28, 2020 Item #12 Page 114 of 125 Planning Commission Minutes Oct. 2, 2019 Page 3 Senior Planner Goff gave the staff presentation. PLANNING COMMISSION DISCUSSION: Commissioners Lafferty and Geidner expressed concerns for the standards modification request, lack of retail space on the ground floor on the Jefferson street frontage, and the current ground floor design configuration. Commissioner Anderson stated concern for the lack of retail space on the ground floor on the Jefferson street frontage, and the pa rking configuration. Commissioner Merz expressed his support for the project and the design. Chair Luna asked if there were any members of the public who wished to speak on the project. She opened public testimony at 7:30 p.m. Gary Nessim stated the project does not fit and feels the applicant should have gone underground with the parking. He stated by going underground with the parking the applicant could add additional units smaller in size. He stated he would like to see a variation in design in the village other than contemporary. Robert Wilkinson stated his concern that the project design is what is "in" today. He stated the design does not reflect the fact that the village is a unique neighborhood. He stated he would like to see street trees repurposed and or reused. Chai r Luna asked if there were any additional members of the public who wished to speak on the project. Seeing none, she closed public testimony at 7:38 p.m. Motion by Commissioner Meenes seconded by Commissioner Merz, to adopt Resolution No . 7347. Motion failed due to a tie vote, 3-3-1 {Commissioners Anderson, Geidner, and Lafferty no, Commissioner Stine abstained). Due to no action being taken because of the tie vote, the Commission continued the prnject to the next regularly scheduled Planning Commission Meeting Oct. 16, 2019. 3. GPA 2019-0002/ZCA 2017-0001/LCPA 2017-0001 (PUB17Y-0004)-INCLUSIONARY HOUSING AND DENSITY BONUS AMENDMENTS -Request for a recommendation to approve a General Plan Amendment, Zone Code Amendment and Local Coastal Program Amendment to update the city's inclusibnary housing and density bonus zoning ordinance to reflect changes in state law. The City Planner has determined that the project is a minor zone code amendment that refines or clarifies existing land use standards and would have no significant effect on t he environment. Therefore, it is exempt fro m th.e California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061{b)(3) and Carlsbad Municipal Code Section 19.04.070 A.1.c.i. City Planner Neu introduced Agenda Item 3 and stated Associate Planne r Saucier would make the staff presentation (on file in the Planning Division). Commissioner Geidner excused herself for the remainder of the meeting. Associate Planner Saucier gave the staff presentation. Jan. 28, 2020 Item #12 Page 115 of 125 Jan. 28, 2020 To: From: Via: All Receive -Agenda Item# I}... For the Information of the: CITY COUNCIL Date \ Jie~A-12._ CC ¥> CM ~coo :t!__ocM (3):£.,. Council Memorandum Honorable Mayor Hall and Members of the City Council Jason Goff, Senior Planner Don Neu, City Planner · J;'i ./ Elaine Lu key, Chief Operations Officer ~ {city of Carlsbad Re: Additional Materials Related to Staff Report Item No. 12 -Grand Jefferson This memorandum seeks to clarify the vacancy status of the existing structure on-site from 2018 to the present time. The Planning Commission staff report states within the project setting that "the existing structure served as a single-family residence for 62 years before operating as a small day care home from 2010 to 2018." From 2018 to the present time, it is our understanding that the property has remained vacant. cc: Scott Chadwick, City Manager Celia Brewer, City Attorney Jeff Murphy, Community Development Director Community Services Branch Planning Division 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 Jan. 28, 2020 Item #12 Page 117 of 125 Hector Gomez From: Council Internet Email Sent: Monday, January 27, 2020 8:24 AM To: City Clerk Subject: FW: Grand Ave. and Jefferson Project Referring to Item #12 All Receive - Agenda Item # Z For the Information of the: CITY COUNCIL Date / ?c) CA K CC 'frc From: BOB Gilbert Sent: Sunday, January 26, 2020 9:49 AM To: Council Internet Email <CityCouncil@carlsbadca.gov> Subject: Grand Ave. and Jefferson Project CM )S-- C 0 DCM (3) Please don't approve this project as is, please ask that it be scaled down. The Packard building is a "too big" mistake, please don't make the same mistake again. Thank You! Robert Gilbert (63 yr Carlsbad resident) CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 118 of 125 Hector Gomez From: Sent: To: Subject: To: City Clerk Sunday, January 26, 2020 8:14 AM City Clerk Trees at Jefferson and Grand All Receive -Agenda Item tt " For the Information of the: CITY COUNCIL Date /...9 20 CA K- CC K- CM Ycdo X-DCM (3) X- My neighbor shared with me her concerns and I want to 'ditto' her remarks and my concerns: -Given that we live in an area of highly polluted air, due to the inversion layer, Carlsbad needs to plant lots of trees to provide healthy air for all. -Carlsbad needs to include a comprehensive tree-planting plan as part of the Village/Barrio Master Plan. -The City Council needs to reject the recommendation from the Planning Department for approval; we do not want another eyesore like the Packard Building. -We will soon have lost our opportunity to reclaim the natural beauty of the ocean setting and a beach city vibe if we do not pay attention to the size, affordability, architecture/design, and natural "fit" to buildings being approved, including the need for space, view, and trees. Not everything needs to be crowded in to the Coastal Corridor and aimed at tourists and part-time residents, we want housing affordable for families to settle here to maintain the quality of Carlsbad life. Alice Reysbergen Registered Voter District 1 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 3 Jan. 28, 2020 Item #12 Page 119 of 125 Hector Gomez Referring to Item #12 All Receive - Agenda Item #A For the Information of the: COUNCIL Date I ae CA K cc( CM COO )(DOM (3) )1/4'' From: Council Internet Email Sent: Monday, January 27, 2020 8:24 AM To: City Clerk Subject: FW: Trees at Jefferson and Grand IT From: Jan Bandich Sent: Saturday, January 25, 2020 1:50 PM To: Council Internet Email <CityCouncil@carlsbadca.gov> Subject: Fw: Trees at Jefferson and Grand -Given that we live in an area of highly polluted air, due to the inversion layer, Carlsbad needs to plant lots of trees to provide healthy air for all. -Carlsbad needs to include a comprehensive tree-planting plan as part of the Village/Barrio Master Plan. -The City Council needs to reject the recommendation from the Planning Department for approval; we do not want another eyesore like the Packard Building. -We will soon have lost our opportunity to reclaim the natural beauty of the ocean setting and a beach city vibe if we do not pay attention to the size, affordability, architecture/design, and natural "fit" to buildings being approved, including the need for space, view, and trees. Not everything needs to be crowded in to the Coastal Corridor and aimed at tourists and part-time residents, we want housing affordable for families to settle here to maintain the quality of Carlsbad life. Jan Bandich Carlsbad voter May you always have: Love to share, Friends who care, and Health to spare. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 120 of 125 Jason Goff From: Sent: To: Subject: Jason, Wednesday, January 22, 2020 7:44 PM Jason Goff Grand - Jefferson All Receive - Agenda Item # For the Information of the: CIT COUNCIL Date 1 a7 OCA X CC K CM X COO' >\/ DCM (3) I just wanted to send you an email to show my support for the project coming up for vote at the upcoming planning commission meeting. As a resident of Carlsbad, I like the look of this project slated for the corner ofJefferson and Grand Ave. This will add to the new and exciting vibe that the Village is starting have with people, life and activities. Keep up the good work. Sincerely, Greg Gardner REALTOR® b I CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Jan. 28, 2020 Item #12 Page 121 of 125 Jason Goff From: Sent: To: Subject: Mr Jason Goff, Friday, January 24, 2020 2:11 PM Jason Goff Grand Jefferson project All Receive - Agenda Item It /2 For the Information of the: CITY 2 COUNCIL Date i iI:21 0 CA K. CC K CM K" C 0 X DCM (3) K The project proposed at 786 Grand Avenue looks like it will be a great addition to the downtown area of Carlsbad. I hope to see this project approved as Carlsbad is becoming more and more desirable a place to enjoy. I commend the improvements made since my family moved here 11 years ago. I look forward to seeing more multi-use facilities in the future. It's Rad in Carlsbad! Sincerely, CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Jan. 28, 2020 Item #12 Page 122 of 125 Jason Goff From: Sent: To: Subject: Mr. Goff, Wednesday, January 22, 2020 10:05 PM Jason Goff Grand Jefferson Project - Carlsbad All Receive - Agenda Item # /2 For the Information of the: CITY COUNCIL Date /c9 20 CA )(cc CM ic6o DCM (3) My name is Greg Jones, my family and I have been residents of Carlsbad for almost 8 years. I am writing in regard to the Grand Jefferson project that Rincon Homes has proposed to the City. We spend the majority of our time in the Carlsbad Village and feel this will improve the look and feel of the downtown area. We are in support of the Grand Jefferson and hope that you and your colleagues will approve the project. I appreciate your time. Greg Jones 1:1 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 123 of 125 Hector Gomez From: Council Internet Email Sent: Tuesday, January 28, 2020 8:26 AM To: City Clerk Subject: FW: Proposed Development on the Corner of Grand and Jefferson From: Keith Hunter Sent: Monday, January 27, 2020 5:50 PM To: Priya Bhat-Patel <Priya.Bhat-Patel@CarlsbadCA.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>; Matthew Hall <Matt.Hall@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov> Subject: Proposed Development on the Corner of Grand and Jefferson Dear City Council Members and Mayor, I'm writing to express my opposition as a citizen of Carlsbad and constituent of District 1 to the proposed development on the corner of Grand and Jefferson for the following reasons: • We do not need another prefab 'Packard Building' that pushes right up to the lot lines on this small parcel. There's already another development directly across Jefferson that's totally out of character with the Village and Barrio and that will significantly impact traffic and parking. We DO NOT need another one, especially in the same two block radius. • The council needs to reject the recommendation from the Planning department for approval of this project. Again, this development is too robust for the parcel size and requires master plan standards to be eased to accomnno.date its scale. The community development department is forcing this project through despite evidence that it's a poor fit for the neighborhood and the city. The project received an initial 3-3 split vote rejection from the planning commission. Word is that the planning commission had to be told by the city attorney's office to approve the project. Approval includes solving the required cleaning of its storm water to be in the public ROW resulting in a proposed street tree plan that is wildly insufficient. Please stop catering to outside development interests at the expense of the city's future and the constituents that vote you into office. Do the right thing and deny this project. I'm one of many city residents who vote and that are fed up with the relentless development of outsized, out of character projects that are crowding up our streets. Please include this in the public record. Thank you, Keith Hunter CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 All Receive - Agenda Item ti For the Information of the: CITY COUNCIL Date CA CC k Coo ?(DCM (3) 4_ Jan. 28, 2020 Item #12 Page 124 of 125 Hector Gomez From: Sent: To: Subject: Jason, Keith Harrison Monday, January 27, 2020 7:51 PM Jason Goff Grand Jefferson project at 786 Grand Avenue All Receive - Agenda Item # For the Information of the: CITY COUNCIL Dat; ( /rn CA k-CC CM COO DCM (3);'c I would like to express my strong support for the proposed Grand Jefferson project at 786 Grand Avenue in Carlsbad. I represent the ownership of the office building located at 785 Grand Avenue - directly across Grand Avenue from the proposed project. Grand Jefferson will bring badly needed retail amenities to the east end of Grand Avenue along with additional residential housing options for those working in downtown Carlsbad. Thank you for your consideration. Regards, Keith Harrison CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 Jan. 28, 2020 Item #12 Page 125 of 125 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, January 28, 2020 to consider approving a Tentative Tract Map and Site Development Plan to construct a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21-acre site located at 786 Grand Avenue in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1, and more particularly described as: All of Lots 13, 14, 15 and 16 in Block 50 of Carlsbad Townsite, in the City of Carlsbad, County of San Diego, State of California, according to the map thereof No. 535, filed in the Office of the County Recorder of San Diego County, May 2, 1888, excepting therefrom, the southwesterly 50 feet thereof Whereas, on October 16, 2019, the City of Carlsbad Planning Commission voted 5-1-1 to recommend approval of a Tentative Tract Map and Site Development Plan to construct a four-story mixed-use building with seven air-space condominiums consisting of six residential units and one commercial unit on a 0.21- acre site located at 786 Grand Avenue in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 {In-fill Development Projects) of the State CEQA guidelines. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after January 23, 2020. If you have any questions, please contact Jason Goff in the Planning Division at {760) 602-4643 or Jason.Goff@carlsbadca.gov. If you challenge the Tentative Tract Map and Site Development Plan, 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: CASE NAME: PUBLISH: CT 2018-0008/SDP 2018-0010 (DEV2018-0055) GRAND JEFFERSON January 17, 2020 CITY OF CARLSBAD CITY COUNCIL C.AR ELEVATOR SUB LEVEL STAIR~ 10 RESIDENT PARK!N0 SPAC.ES STAIR AC.C.ESS ~-·········· t)iJ-ti1~t-edol J20j-Xf2f .. [Le: l+en, ~, 2... BIKE UTILITIES 5 RETAIL PARKINi~ AC.C.ESS LJ rTORA0E PARKIN0 SPAC.ES ,......_ _ __, C.AR ELEVATOR C.AR ST AC.KIN0 HANDI- C.APPED EXPANDED RETAIL TRASH STAIR AC.C.ESS ~ PATIO STREET LEVEL alt GRAND JEFF NOT TO SCALE SITE MAP Grand Jefferson CT 2018-0008 I SOP 2018-0010 (DEV2018-0055) MAR VISTA TRUST PO BOX 1481 CARLSBAD CA 92018 HARRIS FAMILY TRUST 722 ARBUCKLE PL CARLSBAD CA 92008 LITTLE WILLIAM PO BOX 1380 LOS ANGELES CA 90078 TUPPER FAMILY LIVING TRUST 2785 JEFFERSON ST CARLSBAD CA 92008 2801 JEFFERSON STREET LLC 7232 EL FUERTE ST CARLSBAD CA 92009 DUDZIK DUO LLC 2815 JEFFERSON ST STE 300 CARLSBAD CA 92008 ZOUCHA-REPP CAROLYN J F AND TRUST 5301 E MITCHELL DR PHOENIX AZ 85018 JEANENE ENTERPRISES INC PO BOX 1219 CARLSBAD CA 92018 BEAZLEY BRENT AND DENISE FAMILY TR 16633 VENTURA BLVD STE 1030 ENCINO CA 91436 BENCHMARK PACIFIC POINSETTIA 550 LAGUNA DR STE B CARLSBAD CA 92008 MADISON SQUARE CONDOMINIUMS LLC PO BOX 669 POWAY CA 92074 1NOLAN MARK J 20322 CAROL LN SARATOGA CA 95070 IROBINSON JOHN P AND GWEN E . 725 ARBUCKLE PL CARLSBAD CA 92008 2770 MADISON LLC 2667 OCEAN ST CARLSBAD CA 92008 BLANKERS REALTY LLC 3868 CARNEGIE DR OCEANSIDE CA 92056 FAMILY CONNECTIONS CHRISTIAN ADO 1120 TULLY RD MODESTO CA 95350 . ROCK PETER A AND GEORGETTE TR · 2421 S EL CAMINO REAL 1 SAN CLEMENTE CA 92672 T GM S INC PO BOX 230562 ENCINITAS CA 92023 , SCARPELLI FAMILY TRUST . 92 9 ORCHID WAY . CARLSBAD CA 92011 PRIVATE PROPERTIES LLC PO BOX 669 POWAY CA 92074 2755 JEFFERSON BUILDING 2755 JEFFERSON ST STE 200 CARLSBAD CA 92008 CIELO RUSH TRUST PO BOX 1827 CARLSBAD CA 92018 1ALBA ROGELIO SAND KEELY C PO BOX 2711 CARLSBAD CA 92018 SCANLON FAMILY TRUST . 7306 BORLA PL CARLSBAD CA 92009 TSAI PROPERTIES LLC 1368 SAPPHIRE DR CARLSBAD CA 92011 L H H INVESTMENTS LLC PO BOX 2466 CARLSBAD CA 92018 LS G NABER INVESTMENTS LLC 6704 LONICERA ST . CARLSBAD CA 92011 ROOSEVELT TAMARACK INVESTMENTS P · 6 VENTURE STE 215 IRVINE CA 92618 BBAD LLC PO BOX 293 CARLSBAD CA 92018 PG P CARLSBAD LLC 1120 SILVERADO ST LA JOLLA CA 92037 LOPEZ DANIEL AND IRENE TRUST 928 HOME AVE CARLSBAD CA 92008 GOLDMAN GLENN TRUST 2653 ROOSEVELT ST STE D CARLSBAD CA 92008 ADAN ME FAMILY TRUST 880 HOME AVE UNIT B CARLSBAD CA 92008 DILL FAMILY TRUST 880 HOME AVE UNITE CARLSBAD CA 92008 BERMANN SLOAN D 882 HOME AVE APT A CARLSBAD CA 92008 FIVE COASTAL GEM PROPERTIES LLC 158 CAVE CORONADO CA 92118 SWYS CORP 25% 7837 CONVOY CT · STE 100 SAN DIEGO CA 92111 RREG INVESTMENTS SERIES LLC 3005 S EL CAMINO REAL SAN CLEMENTE CA 92672 THOMAS PAUL W 2943 JEFFERSON ST CARLSBAD CA 92008 MISSION FEDERAL CREDIT UNION 5785 OBERLIN DR SAN DIEGO CA 92121 WINDRUM ROY T 932 HOME AVE CARLSBAD CA 92008 COAST VILLAGE APARTMENT HOMES 1322 SCOTT ST STE 204 SAN DIEGO CA 92106 LANPHEAR WILLIAM P IV REVOC TRUS PO BOX 817 CARLSBAD CA 92018 BURKE JASON AND TINA M 1880 HOME AVE UNIT F CARLSBAD CA 92008 HEIDRICH LIVING TRUST 882 HOME AVE APT B CARLSBAD CA 92008 SOOHOO GEORGE MANE REVOC TRUST 2506 LIGHTHOUSE LN CORONA DEL MAR CA 92625 MURPHY MICHAEL K TR 630 GRAND AVE STE I CARLSBAD CA 92008 ESFAHANI MOJTABA . 14824 VISTA DEL OCEANO DEL MAR CA 92014 PROTO PAMELA A 2725 6TH ST BOULDER CO 80304 BANK OF COMMERCE 2800 E LAKE ST MINNEAPOLIS MN 55406 KLETT FAMILY TRUST PO BOX 4086 CARLSBAD CA 92018 GIROUX JOHN J PO BOX 1065 'CARLSBAD CA 92018 1 GONZALEZ HUMBERTO JR 880 HOME AVE UNIT D CARLSBAD CA 92008 ZIELKE ERIC A AND AYDEE B 880 HOME AVE UNIT G CARLSBAD CA 92008 82 GRDAVE OWNER LLC 888 PROSPECT ST STE 330 LA JOLLA CA 92037 PEEWEE BEACHHOUSE LLC 885 HOME AVE CARLSBAD CA 92008 WILSON MARILYN TRUST 4920 COLLINGWOOD DR SAN DIEGO CA 92109 RAY GENES AND MARGARET A . 2959 JEFFERSON ST CARLSBAD CA 92008 PYO FAMILY TRUST 5487 WHITE OAK LN SAN DIEGO CA 92130 SEVEN8FIVE GRAND LLC 364 2ND ST STE 5 ENCINITAS CA 92024 GSD VERMILYEA 11620 KISMET RD SAN DIEGO CA 92128 CITY OF CARLSBAD 2936 ROOSEVELT ST CARLSBAD CA 92008 PARKER FAMILY PROPERTIES LLC 560 HIGHLAND DR DANVILLE CA 94526 CITY OF CARLSBAD 2922 ROOSEVELT ST CARLSBAD CA 92008 GORDON FAMILY TRUST 2892 S SANTA FE AVE STE 107 'SAN MARCOS CA 92069 STERLING DEVELOPMENT CORP 25% 162 S RANCHO SANTA FE RD STE B85 ,ENCINITAS CA 92024 RAPPAPORT PAUL 2538 NAVARRA DR UNIT B EH S ENTERPRISES LLC ' 5553 TRINITY WAY CARLSBAD CA 92009 VISTA ASSEMBLY OF GOD CHURCH ETA 290 N MELROSE DR VISTA CA 92083 NORMAN SURVIVORS TRUST 2615 VIA MASADA CARLSBAD CA 92010 HELIX REAL ESTATE INVESTMENT TRU PO BOX 15453 SAN DIEGO CA 92175 JACKSON FAMILY TRUST 2504 MANCHESTER AVE CARDIFF CA 92007 {"city of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 .SAN DIEGO CA 92120 i DAVIES RAE A TR . 1067 SANDALWOOD DR EL CENTRO CA 92243 ,ORANGE LAND HOLDINGS LLC I 264 PACIFIC AVE SOLANA BEACH CA 92075 . UEBER HAUN I LLC LF GRANT : HOLDIN 43650 LA CRUZ DR TEMECULA CA 92590 711 NORTH AZUSA LLC 10 SYCAMORE CANYON DR DOVE CANYON CA 92679 CITY OF CARLSR''rD PUBLIC .'',GENCY CARLSB~D G~ 92008 JPMORGAN CHASE BANK 1111 POLARIS PKWY IJ COLUMBUS OH 43240 MAND MG TRUST PO BOX 1667 CARLSBAD CA 92018 M BAKER MANAGEMENT INC PO BOX 340 CAPITOLA CA 95010 3740 PO BOX 33628 SAN DIEGO CA 92163 BANK OF CALIFORNIA LF LARSEN GOR PO BOX 1101 RANCHO SANTA FE CA 92067 STARDUST HOMES LLC PO BOX 2100 COLTON CA 92324 -83 PRINTED - * DUPLICATE OWNERS REMOVED GRAND JEFFERSON CARLSBAD.CA EXHIBIT 5: SITE IMAGES 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA.WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS. INC ~~R□~~t:::~;~ITEl:TSINC.COM GRAND JEFFERSON CARLSBAD.CA \\ I I EXHIBIT 5: SITE IMAGES 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA.WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS. INC ~~R□~~t:::~;~ITEl:TSINC.COM GRAND JEFFERSON CARLSBAD.CA EXHIBIT 5: SITE IMAGES 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA.WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS. INC ~~R□~~t:::~;~ITEl:TSINC.COM ( X "· \~. l .L (3) BICYCLE PARKING SPACES (3) BICYCLE PARKING SPACES " G --G G --G --G --G --G --G --G --G 8' 16' 32' N --GRAND AVENUE GRAND JEFFERSON CARLSBAD, CA UI l j[ .. I Jh~ (24) TOTAL BICYCLE W -PARKING SPACES W -qr w-+~..., > CJ I-\l tt1 s ~ ~ s CJ) Sr-s ::c:: 0 11 CJ) ffi +,t CJ)~-tt . ~- Lu r~ \ (6) NEW BICYCLE PARKING SPACES (6) BICYCLE PARKING SPACES (6) BICYCLE PARKING SPACES \ \ \ Cf EXHIBIT 1: BICYCLE PARKING 10-16-19 ALL IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE vl/RITTEN CONSENT OF THE ARCHITECT KIRK M □ELLER ARCHITECTS, INC ~~R□~~t=:.:~g~ ITECTSIN c.ca M GRAND JEFFERSON CARLSBAD, CA LEGEND BUILDING TYPE SITE -RESIDENTIAL -RETAIL -OFFICE -MEDICAL OFFICE -RELIGIOUS ~ N EXHIBIT 2: EXISTING JEFFERSON CORRIDOR USES 10-16-19 ALL IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE vl/RITTEN CONSENT OF THE ARCHITECT TALLY 21 3 9 8 KIRK M □ELLER ARCHITECTS, INC ~~R□~~t=:.:~g~ ITECTSIN c.ca M _J 3-Bll(f R11CAL HA.N:.I RACK.SARIS N UCTIJRE "100:L. 3 3-SlKEVERTICAI.. HANGING RACK.SARIS ~:Rf L~~:c (1) CHARGINGSTA CAP_, COMMERCIAL 1,823SFGR o a· 15• 32• N GRAND JEFFERSON CARLSBAD, CA PARKING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE (6 TOTAL) PARKING SPACES NOTE:ELECTRICVEHICLE CHARGNGSTAnoNPROVISlotlS9-W.LBE PROVIDED?ERCURRENTCODENOVBMI' 10 BICYCLE PARKNG l/Ul I I""'"" I GRAND AVENUE 1--LU LU ~ V) <: 0 V) a::: ~ ~ MAXIMUM COMMERCIAL FRONTAGE: u, w .= :::; LOT WIDTH 99'-8" 100% .= ~ => w .,, c:: N 0 u 0,, COMMERCIAL 21'-7" 21.7% ~ >-~ w ~ > Q'. ~ PARKING: 0 9 ~ --' 9 RESIDENTIAL SPACES PROVIDED --' <l'. c:: w > 4 COMMERCIAL SPACES PROVIDED u, 0 w ~ .= :::; ~ .= => ~ NO IN-LIEU FEE PARKING SPACES REQUIRED w c:: N 0 .,.., u u:> [;:j EXHIBIT 5 EXISTING COMMERCIAL FRONTAGE STUDY 10-16-19 ALL IDEAS, DESIGNS AND DIRECTKJN INDICATED WITHIN THESE DRAWINGS ARE THE PRa>ERTY Of KIRK MOELLER ARCHITECTS. IN:. AN DARE INTENDED TO BEASSOCIATEOWITH THIS SPECIFIC Pr!OJECT CNLY AND SHALL NOT OTHERVvlSE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK lv'iOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAVl1NGS OR ACCOMPANYING SPECIFICATIOOS WllHCUT THE VIRITTEN CONSENT OF THE ARCHITECT KIRK M□ELLER A.'H::l•IITECTS, INC ~~R0~~1K::~~~ITECT51NC.COM _J 7i•-------------.+----- ~ ---REQUIRED SECOND EXIT WALKWAY TO STREET DRIVEWAY STAIR ELEC s s BICYCLE STOR a a· 16' 32• N 5'-0" BACK-OUT GRAND JEFFERSON CARLSBAD,CA 00 N MODIFIED COMMERCIAL 3215 SF 1-- t±l ~ Cf) <'. 0 Cf) 0::: ~ ~ 17 (E) COMMERCIAL I PLAZA c:::!] _J _ _J GRAND AVENUE &, ~ >-~ LJ.J > a'. 0 9 ~ LJ.J Cl'.'. 0 0 <') ~ --' ::!: 0 Cl'.'. LJ.J ::e ::e 0 0 3' ffi ~ MAXIMUM COMMERCIAL FRONTAGE: .,f LOT WIDTH 99'-8" 100% ~ ~ COMMERCIAL 56'-9" 56.9% ~ cri PARKING: --' --' 3 RESIDENTIAL SPACES PROVIDED {DOES <( Cl'.'. LJ.J > NOT COMPLY) 0 '° ~ 1.5 SPACES PER RESIDENCE REQUIRED YIELDS 2 RESIDENCES 6 RESIDENCES ARE REQUIRED TO MEET MINIMUM SITE DENSITY. g; ~ TOTAL COMMERCIAL AREA: 3215 SF/ 415 PARKING RATIO= 8 SPACES PLAN REQUIRES THE REQUEST FOR 8 IN-LIEU FEE PARKING SPACES EXHIBIT 5: OPTION 1 COMMERCIAL FRONTAGE STUDY 10-16-19 All IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INlENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND _J lff __ a a' 16' 32' N GRAND JEFFERSON CARLSBAD,CA (E) COMMERCIAL 1823 SF STAIR 25'-6" ALT. COMMERCIAL 535 SF GRAND AVENUE i ~ ~ ~ ~ 9 ~ _J <( &! ~ ~ ~ N (_) i';-;; _J _J ,'2 w > 0 ~ COMMERCIAL FRONTAGE: LOT WIDTH 99'-8" COMMERCIAL 42'-7" PARKING: 9 RESIDENTIAL SPACES PROVIDED 100% 42.7% 1 COMMERCIAL SPACE PROVIDED (BICYCLE RACK) TOTAL COMMERCIAL AREA: 2358 SF/ 415 PARKING RATIO= 6 SPACES PLAN REQUIRES THE REQUEST FOR 5 IN-LIEU FEE PARKING SPACES PLAN DOES NOT MEET MINIMUM TRANSFORMER CLEARANCES. EXHIBIT 6: OPTION 2 COMMERCIAL FRONTAGE STUDY 10-16-19 All IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INlENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND _J_ff __ 1=5e<I " a a· 15• 32• N GRAND JEFFERSON CARLSBAD,CA MODIFIED COMMERCIAL 1654 SF 1::::=:e<1 lJUl 21'-0" ALT. COMMERCIAL 376 SF GRAND AVENUE w a:: 0 (.) '? i(l 1-->-~ <( :s: w ~ > ii: 0 Cf) 9 <:: ~ C, ~ w a:: 0 (.) F-;-~ ...J <( u a:: w ::;; ::;; 0 (.) i';-;; COMMERCIAL FRONTAGE: ~ LOT WIDTH 99'-8" 100% .,; N COMMERCIAL 39'-5" 39.6% r!. ~ PARKING: ...J ~ 9 RESIDENTIAL SPACES PROVIDED w > 0 ~ ~ TOTAL COMMERCIAL AREA: 2030 SF/ 415 c::: PARKING RATIO= 5 SPACES PLAN REQUIRES THE REQUEST FOR 5 IN-LIEU ~ FEE PARKING SPACES ;! ~ N EXHIBIT 7: OPTION 3 COMMERCIAL FRONTAGE STUDY 10-16-19 All IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INlENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND * SEPARATION REQUIRED TO BE 1/3 OF THE OVERALL BUILDING DIAGONAL DISTANCE GRAND JEFFERSON CARLSBAD, CA OVERALL BUILDING DIAGONAL DISTANCE (131'-5") LINE OF BUILDING STAIR 1/3 MIN. (43'-9" REQUIRED, 48' PROVIDED) • SEE NOTE STAIR STAIR SEPARATION PER CBC SECTION 1007.1 .1, EXCEPTION 2: "WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED." NOTE: PER CBC SECTION 1023.1: INTERIOR EXIT STAIRWAYS AND RAMPS SERVING AS AN EXIT COMPONENT IN A MEANS OF EGRESS SYSTEM SHALL COMPLY WITH THE REQUIREMENTS OF THIS SECTION. INTERIOR EXIT STAIRWAYS AND RAMPS SHALL BE ENCLOSED AND LEAD DIRECTLY TO THE EXTERIOR OF THE BUILDING OR SHALL BE EXTENDED TO THE EXTERIOR OF THE BUILDING WITH AN EXIT PASSAGEWAY CONFORMING TO THE REQUIREMENTS OF SECTION 1024, EXCEPT AS PERMITTED IN SECTION 1028.1. AN INTERIOR EXIT STAIRWAY OR RAMP SHALL NOT BE USED FOR ANY PURPOSE OTHER THAN AS A MEANS OF EGRESS AND A CIRCULATION PATH. EXHIBIT 3 UTILITIES/ STAIR 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED wrn, THIS SPECIFIC PROJECT ONL y AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVERWITHOVTTHEWRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR Kl RK@KMARCH ITECTSIN c .co M ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 7S□-a 14·81 28 TYPICAL CLEARANCE AREA 3'-6" TO COMBUSTIBLE WALLS 2'-6" TO NON-COMBUSTIBLE WALLS TRANSFORMER CLEARANCES 3 PHASE 3426 TRANSFORMER 6'-3" PER SDG&E REQUIREMENTS BACKFLOW PREVENTER TYPICAL CLEARANCE AREA CLEARANCES PER CMWD W-20 NOTE: 3 NEEDED ON SITE BACKFLOW PREVENTER CLEARANCES GRAND JEFFERSON CARLSBAD, CA UNDERGROUND METER ~ FRONT TYPICAL CLEARANCE AREA CLEARANCES PER CMWD W-22 0 <O FIRE DEPARTMENT CONNECTION (FDC) CLEARANCES 9 GAS METERS 71" -77" 18" MIN. TYP. BOTH SIDES RISER TO WALL 24" MIN. TYP. BOTH SIDES METER TO WALL "--<i_---'---'k-t-.'...._,._L_ A.,_,l=i;;;;== a,-=,e ...;=i'""== ;;,.s= ,f---b"-...Lr--< TYPICAL CLEARANCE AREA GAS METER CLEARANCES PER SDG&E REQUIREMENTS EXHIBIT 3: UTILITIES 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED wrn, THIS SPECIFIC PROJECT ONL y AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS, INC ~~R□~fr:~:~;~ ITECTSIN C .COM NOTES: I. THERE SHALL BE NO mnNGS OR CONNECTIONS BETWEEN THE MElER AND BACKFLOW ASSEMBLY. 2. CONSTIRUCT 2' HIGH RETAINING WALL ON 3 ~DES Of BACKFLOW PREll:NTER WHEN INSTAf.LED ON 4: I OR GREATER SLOPE. OPEN END SHALL BE AT DOWNHILL ~DE Of SLOPE. PRO~DE 2' HORIZONTAL CLEARANCE BETWEEN WALL AND BACKFLOW PREll:NTER 3. DO NOT INSTALL IN AREA SUB.EC! TO FLOODING 2' MAX PUBLIC PRIVATE CONSUMERS RESPONSIBILITY ITEM TO BE INSTALLED PURSUANT TO MUNICIPAf. CODE BOOK 14.08.010,4001-SEC.5 & TITLE 17 Of THE CALIFORNIA ADMINISTIRATIII: COOE. DESCRIPTION METER AND VALVE BY DISTRICT TYPE K HARD OR TYPE L HARD COPPER OR BRASS RISER. COPPER OR BRASS 90' ELBOW SOLDER JOINTS OR THREADED FITTINGS COPPER OR BRASS NIPPLE. BRASS UNION. APPROVED BACKFLOW PREVENTER ASSEMBLY. FOUNDATION ANCHOR BLOCK. METER BOX. WRAP PIPE WITHIN CONCRETE WITH PROTECTIVE UTILITY TAPE. SPEC DWG W-9 APP. C REV. APPROVED DATE CARLSBAD MUNICIPAL WATER DISTRICT 12/11 2 INCH AND UNDER BACKFLOW INSTALLATION GRAND JEFFERSON CARLSBAD, CA CITY ENGINEER DA TE ST AN OARD DWG. ND w-2 0 ITEM 2 2A REV. IS DRAl\1NG SHOWS MINIMUM REQUIREMENTS Y CMl\1l FOR THE DDCV ASSEMBLY. MODIFICATIONS MAY BE REQUIRED FOR FIRE MARSHAL'S APPROVAL ABOVE GROUND DOUBLE CHECK VALVE DETECTOR ASSEMBLY FOC AND SPEC DWG STANDARD owe. NO RISER AND HOUSELINE CLEARANCES FROM BUILDING WALLS AND CORNERS FOR SINGLE METER INSTALLATION THIS DRAWING SHOWS SERVICE RISER ANO MINIMUM CLEARANCE FROM BUILDING WALLS AND CORNERS SEE PAGE 1008 FOR TYPICAL GAS AND ELECTRIC RESIDENTIAL METER LOCATIONS AND CLEARANCES. INSIDE BLDG. CORNER (18" FOR HEADERS) 1 Bn MAY BE REDUCED IF THERE IS NO TRIPPING HAZARD DUE TO THE BUILDING CONFIGURATION INSIDE BLDG. CORNER S.D.G.&E. RISER 12" MIN. ! S.D.G.&E. RISER GAS SERVICE AND METERING EQUIPMENT EXHIBIT 3: UTILITIES 10-1 6-19 REVISION DATE 1-27-2011 APPD BRB/ MJC ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED wrn, THIS SPECIFIC PROJECT ONL y AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS, INC ~~R□~fr:~:~;~ ITECTSIN C .COM INSTALLATION: ® ~~~s 5s~~ ~o~~~~E~/~~~E~NT ~i~g~uif g~~~D ~~~B~~~~R~~~~s~~;i~1~0 PROTECT EQUIPMENT EXIST, SHALL HAVE BARRIER PROTECTION PER STANDARD 3481. @ ~~ft;c\~. "c" SHALL BE THE SAME AS DIMENSION "d" WHEN CABLE TAPS ARE ON BOTH SIDES OF THE C. CLEARANCES ARE REQUIRED AT THE SIDE(S) OR END(S) OF SUBSTRUCTURES, PAO-MOUNTED EQUIPMENT, ETC., WHERE HOT STICK OPERATION IS REQUIRED. SOG&E HANOHOLES AND MANHOLES MAY OCCUPY OR BE INSTALLED WITHIN THE REQUIRED CLEARANCES. PROVIDE A 5 FOOT CLEARANCE FROM PADS TO 3314 ANO LARGER SUBSTRUCTURES. @ FOR EQUIPMENT CONTAINING OIL o!c CAPACITORS NEXT TO COMBUSTIBLE BUILDINGS, THE "o", "b", "c" DIMENSIONS SHALL NOT BE LESS THAN 3 FEET FROM BUILDING SURFACES. FOR ALL TRANSFORMERS, DIMENSION "c" MUST BE INCREASED TO 3'-6" FOR COMBUSTIBLE BUILDING SURFACES OR 2' -6" FOR NONCOM- BUSTIBLE BUILDING SURFACES ALLOWING ROOM FOR TRANSFORMER COOLING FINS IN EACH INSTAILLATION. "o" o!c "b" DIMENSIONS 2' -6" IF ROOF IS MAY BE REDUCED TO 2 FEET IF BUILDING SURFACES ARE NONCOM- BUSTIBLE (AS DEFINED IN G.O. 128 RULE 34.3 D) AND NOISE CLEARANCE REQUIREMENTS ARE MET FOR TRANSFORMERS. \ NONCOMBUSTIBLE ~ ~ I 20' I OR LESS LJ'-6":j "NONCOMBUSTIBLE" BUILDING SURF ACES OR MATERIALS APPROVED BY THE UNIFORM BUILDING CODE AS HAVING A MINIMUM FIRE RATING OF ONE HOUR INCLUDE BUT ARE NOT LIMITED TO: -STEEL STUDDED DRYWALL, STEEL STUDDED STUCCO OR OTHER MATERIALS ON STEEL STUDS HAVING MINIMUM FIRE RATING OF ONE HOUR: -~-----□ -BRICK, CLAY, TILE, CONCRETE, IRON, STEEL AND STONE. "COMBUSTIBLF' BUILDING SURFACES OR MATERIALS INCLUDE BUT ARE NOT LIMITED TO: -WOOD STUDDED STUCCO AND WOOD STUDDED DRYWALL. IF ROOF OVERHANG IS 20 FEET OR LESS ABOVE TOP OF ANY PAO-MOUNTED EQUIPMENT, THE MINIMUM HORIZONTAL CLEARANCE FROM END OF OVERHANG TO THE NEAREST EDGE OF THE PAO SHALL NOT BE LESS THAN 3'-6" OR 2'-6" IF THE OVERHANG IS NONCOMBUSTIBLE AND THE CLEAIRANCE DOES NOT CREATE A NOISE PROBLEM. IF THE ROOF OVERHANG IS MORE THAN 20 FEET, THE PAO-MOUNTED EQUIPMENT MAY BE PLACED UNDER THE OVERHANG. IF IN DOUBT THAT A NOISE PROBLEM MAY DEVELOP, CONTACT DESIGN PLANNING. F. PADS ARE PERMITTED IN THE SIDEWALKS PROVIDED THE WALK IS WIDER THAN 4 FEET NOT INCLUDING THE CURB. A 4 FOOT USEAIBLE WALKWAY (NOT INCLUDING THE CURB) MUST BE PROVIDED FOR WHEELCHAIR ACCESS. DO NOT INSTALL PADS IN TRAILS SUCH AS BIKE, JOGGING, WALKING, EQUESTRIAN, ETC. G. ANY UNDERGROUND FACILITY, SUBSURFACE OR PAO-MOUNTED WITH LOAOBREAK CAPABILITY, e.g., CABLE TAPS IN HANDHOLES, PAO-MOUNTED TRANSFORMERS AND FUSED SWITCHING CABINET, SHALL MAINTAIN A 25 FOOT RACIAL CLEARANCE FROM ANY TANK, VENT OF FILL-TUBE THAT CONTAINS FILAMMABLE LIQUIDS, GASES, VAPORS OR MIXTURES. DIESEL FUEL IS COMBUSTIBLE BUT NOT FLAMMABLE, THEREFORE DIESEL TANKS ARE ALLOWED WITHIN THE 25 FOOT RADIUS. SEE SERVICE GUIDE PG. 311 FOR INSTALLING UNDERGROUND SERVICE LATERAL TO GASOLINE DISPENSING ANO SERVICE STATIONS. REFERENCE: H. SEE STANDARD 3478 FOR TRANSFORMER SOUND ENCLOSURE. I. SEE STANDARD 3481 FOR EQUIPMENT BARRIER PROTECTION AND CLEARANCE. J. SEE STANDARD 3484 FOR PAO INSTAILLATION OF PAO-MOUNTED EQUIPMENT AND 3484.1 FOR SETTING TRANSFORMER PADS FOR NOISE CONTROL. K. SEE STANDARD 3486 FOR RETAINING WALL REQUIREMENTS AND CLEARANCES FROM REVERSE SUBGRADE RETAINING WALLS. L. SEE STANDARD 3485 AND 3487 FOR RETAINING WALLS. M. SEE DESIGN MANUAL STANDARD 5612 FOR TRANSFORMER NOISE CLEARANCE REQUIREMENTS. j © 1998 -2005 San Diego Gas & Electric Company. Al rights 19served. Removal of this copyrigrt notice without pennisalon is not permitted under law. j SERV1CE GUIDE ·iJ Indicate• Loteot Revision I I Complotely Revleod I I New Page I I lnfom,otlon Remo'IOd REVISION DATE 1-1-96 APPD jY~/llfif SDG&E ELECTRIC STANDARDS MINIMUM OPERATING CLEARANCE REQUIREMENTS FOR PAD-MOUNTED AND SUBSURFACE EQUIPMENT 3483.5 GRAND JEFFERSON CARLSBAD, CA SCOPE: THIS STMIDARD SHOWS THE ·MINIMUM RETAINING WALL ANO OPERATING 1 CLEARANCES REQUIRED f'OR PADS ANO -j 'c' SUBSURFACE STRUCTURES. PAD OR SUBSTRUCnJRE '•'r;J " ----·s· 'd' J 1-'A'-f --street or sidewalk side -- PAD OR STRUCnJRE MINIMUM CLEARANCE#@ PAD USAGE CONST DIMENSIONS AND MINIMUM DIMENSIONS B D SID. OPERA TING WIDTH 'A' I 'B' 'o' I 'b' 'c' I 'd' THREE-PHASE TRANSFORMER 3426 6°-6" I 6'-3" 15· I 15· 2· I 5• (1981) (1905) (457) (457) (610) (2438) I © 1998 -2013 San Diego Gas & Electric Company. All rights reserved. Removal of lhis copyright notice without permission Is not pennltted under law, I SER'1CE GUIDE 3483.1 :X·l Indicates Latest Revision I Completely Revised I I New Page I I Information Removed SDG&E ELECTRIC STANDARDS REVISION CLEARANCE REQUIREMENTS FOR PAD-MOUNT AND DATE 2-27-2013 SUBSURFACE EQUIPMENT FROM ABOVE GROUND OBJECTS APPO TR/OW EXHIBIT 3: UTILITIES 10-16-19 ALL IDEAS. DESIGNS AND DIRECTION INDICATED WITHIN THESE ORA WINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED wrn, THIS SPECIFIC PROJECT ONL y AND SHALL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS. INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT KIRK MOELLER ARCHITECTS, INC ~~R□~fr:~:~;~ ITECTSIN C .COM -,_ __ PARKING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE {6 TOTAL) PARKING SPACES HOTE:ELECTR!CVEHICLE CH.AAGINGSTATIONPROVISIONSSHAI..LBE PRO'l()€QPERCURRENTCOOEANOV8MP EXISTING SECOND FLOOR FOOTPRINT " 8' 16' 32' N GRAND JEFFERSON CARLSBAD, CA 7 I I I _J r-v l';I &.J ELEC r I COMMERCIAL ,,823SFGR L ADDITIONAL 80 SF OF WATER TREATMENT AREA NEEDED ---,_ PARKING GARAGE -12 VEHICULAR SPACES AND (2) 3-BtCYCLE (6 TOTAL) PARKING SPACES NOTE:ELECTRICVEHICLE CHAAGINGSTATIONPROVISIONSSHALI.BE PROVIDEDPERCURRENTCOOEAN'.IVBMP REDUCED SECOND FLOOR FOOTPRINT 7 I I I _J BUILDING REDUCED BY 10' AROUND ENTIRE PERIMETER, THIS WOULD REQUIRE AN ADDITIONAL 80 SQUARE FEET OF WATER TREATMENT AREA ON THE GROUND FLOOR PER CURRENT WATER TREATMENT CALCULATION REQUIREMENTS, LEGEND ■ ■ EXISTING SECOND FLOOR FOOTPRINT REDUCED SECOND FLOOR FOOTPRINT EXISTING WATER TREATMENT AREAS ADDITIONAL REQUIRED WATER TREATMENT AREAS EXHIBIT 4 SECOND FLOOR WATER TREATMENT STUDY 10-16-19 ALL IDEAS, DESIGNS AND DIRECTION INDICATED WITHIN THESE DRAWINGS ARE THE PROPERTY OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED FOO ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE vl/RITTEN CONSENT OF THE ARCHITECT KIRK M □ELLER ARCHITECTS, INC ~~R□~~t=:.:~g~ ITE:CTSIN c.ca M Grand Jefferson CT 2018-0008/SDP 2018-0010 Location Map 2 Village Center (VC) District Carlsbad Village and Barrio Master Plan Village General (VG) District Carlsbad Village and Barrio Master Plan Project Site –0.21 acres ,--------1 ·-------- 3 4 5 NORTH 6 SOUTH 7 EAST 8 WEST 9 Project Features •Four-story mixed-use building•Ground floor commercial retail (1,823 SF)•Outdoor covered plaza (344 SF)•6 residential units (2112 to 3,414 SF) 10 Project Features •28.6 dwelling units per acre•Ground floor residential lobby (124 SF)•At-grade parking garage (13 spaces/6 bicycles)•Roof decks (exclusive to fourth floor unit) 11 12 Smooth Stucco Natural Limestone Tile Horizontal Siding Recessed Windows (2-3 inches) Metal Canopies Stone Veneer Faux Wood Finish 13 Covered Plaza 4th Floor Stepped Back Tower Element (Street Corner) Residential Lobby Garage Entrance 14 Street Trees Large Patios 14-foot Plate Height Wide Sidewalks 15 16 17 Ground Floor ir ~ -----------------C--w .. ,'1.111 •:'. I· ~-i a .' 01 -· ··,■I = . •r---i ~-<· a , P~ING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE'(6 TOTAL) PARKING SPACES COMMERCIAL 1,823SFGR =. .·.:-·L......,1,. . . ·,.'·~x ... -.·.,~.~: ... , ~ -~ --~~# -:}~i:: • -----·~ ·•I u ■•••·· • II -~1111111■■1 II HI 1111■■1 I 11 1111■ 18 Commercial 1,823 SF Covered Patio 344 SF Residential Lobby 124 SF Ground Floor ir~ ----------------- P~ING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE'(6 TOTAL) PARKING SPACES , .... ---.., / COMMERCIAL \ 1,823SFGR ' , ____ .,.., 19 Parking Garage Residential:•9 spaces*•12 bicycle *1 space includes a car lift Commercial:•4 spaces 3 Bicycles 3 Bicycles Ground Floor 6 Bicycles (as conditioned) 2nd Floor 20 Unit 1 2,147 SF Unit 3 2,295 SF Unit 2 2,112 SF OINNG I.MNG .. , UNIT 3 : L _________ 1378SfWJN I ,m "Si'"n:in-- -_; 2395SFTOTAL llNING ~~~ ~ UNIT 1 2147Sf II I D ! PATIO II • II PATIO . ~NJNG ' 1<49SF . r L !I 17<CSf Ill ,,.,r lB'-tr '"' .,.,. 21 3rd Floor Unit 4 2,147 SF Unit 5 2,112 SF Unit 3 (upper floor) / ' / ', / / 1--'i--+-tt-•-------11----~'-,,// MASTER ~ II PATIO 11 111 164Sf 1111 /' / ' / ' / ' / ' .,,,,, OPENTOBEl.OW ',, / ' .,,/' ', 2147Sf LM<G PATK) ~ 149SF LMNG C,NING 4th Floor 22 Unit 6 3,414 SF LONWAU.., TYP. UNCCa.J>IEO ROC<AREA 23 Roof Plan Private Roof Deck 1,934 SF Solar Roof Deck Access Project Consistency•General Plan•Village and Barrio Master Plan•Subdivision Ordinance•Inclusionary Housing Ordinance•Growth Management•CEQA Planning Commission Action •Tie vote (3-3-1) occurred on Oct. 2, 2019 hearing•Project was continued to Oct. 16, 2019 hearing•Recommended approval (5-1-1) on Oct. 16, 2019•Two members of the public spoke in opposition regarding architectural style, density, unit size, parking and street tree selection 25 Recommendation ADOPT a Resolution APPROVING Tentative Tract Map CT 2018-0008 and Site Development Plan SDP 2018- 0010. 26 Backup Slides 27 28 53 ft. / 54% 21 ft. / 75% 98 ft. ·•11111■ ir ~ ------------------.. ,., a .,-; .,---, ~t{_ ~-< .. :.,L···: ;, .◄■Ill 1111,. = -.~ •. ~ ;.·~.---.'.;•$_~~.r•I • -----~ ...• , P~ING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE'(6 TOTAL) PARKING SPACES COMMERCIAL 1,823SFGR •u •••1,1 • II -~1111111■■1 II HI 1111■■1 I 11 1111■ 29 FDC TRANS ELEVEQUIP ELEV LOBBY GAS MTRS 33 ft. 33 ft. 30 FDC TRANS STAIRWELL 1STAIRWELL 2ELEVEQUIPELEVLOBBYWQT-P7 GAS MTRS 1 HC P~ING GARAGE -12 VEHICULAR SPACES AND (2) 3-BICYCLE'(6 TOTAL) PARKING SPACES COMMERCIAL 1,823SFGR Grand Promenade 31 n ' ,t.~ :J ) ~. ,~~ ' '\ \ ► !ii ••··· ~ . 0 2SO 500 1,000 ~ Fe .. 'IV f /'-...l~ I I: 9 --.. -·:1 i. If: X c .. LSSAD v1LLAGl Oil ~ . ,., •I . t1_ ... II ___.% f UI r-...._ __ ___.--..... -r • ; I I ■•'■■■■, 11ir---••••I •.•••'/' •" lti~ ••••• t<)A.KAVE.•...... • UI ,..:::J i X Pedestrian Sa•mbl• • * Public Plazas at Key Intersections Reconfigured Train Station Entry ■ ■ Prnpmed Cycl@ T,ack Re-route Coastal Rail Trail Grand Avenue Connection to East of ~S Reconnected Street Network -<"> -- Grand Avenue Pedestrian ~estival street Pedestrian Connection Enhanced Beach Entrance NewOvk Space uponded Rotary Paa Village and Barrio Master Plan Area Coastal Zone EkM.Jndary ~ I I J I I j • I I Grand Avenue has a reputation for being a special place in the City of Carlsbad. A destination for many residents, Grand Avenue has a variety of shops and restaurants that are appropriatety scaled for pedestrian accessibility. In addition, several mature street trees line the sidewalk and are within the median, making this one of the most popular places to travel by foot in the Village. Throughout the master planning process, residents expressed the potential in Grand Avenue and suggested that the street become even more pedestrian friendly-that it be designed as a promenade. In response, a new des,gn includes wrae promena , inlendeo o be a place or people to d, , to stroll and to athe,. 1:ffiTT!frgn rs rnten!learorGrana venue, ffim StateStreet toJefferson Avenrnt· however, the extents may be adjusted in or er to imp ement the upgrades rn a phased sequence. This type of place is intended to accommodate slow moving car traffic. while allowing walkers, bikers and patrons to dominate. It is designed to be busy and inviting, which is key to the economic success of town and village centers. The more people that are passing by a storefront or restaurant. the more likely they are to discover or try something new. Well-designed awnings and expansive sidewalks make the town center a competitive market place. The spaces that define the center of the community need to be designed for people to benefit local businesses. An idea for the promenade along Grand Avenue is for it to be designed with a hardscape, such as pavers or brick that will help to distinguish the pedestrian space from the adjacent asphalt travel lanes (decorative patterns may also be used). With,n the promenade, there is suffioent width to accommodate those that are walking along the street as well as outdoor dining for restaurants and activities such as an expanded Farmers' Market or a local art show. Each of these helps to activate the space, creating a dynamic and interesting place where people want to be . Agures 4-3, 4-4, and 4-5 show existing and proposed conditions for Grand Avenue. Existing conditions provide for a hundred-foot right of way with seventy•six feet of roadway area as measured from curb to curb. Two westbound travel lanes and one eastbound travel lane are flanked on the north side by an eight-foot parallel parking lane and on the south side by twenty-feet of diagonal parking. A twelve-foot vehicular tum lane is located in the center of the street where a landscaped median is intermittently provided. Twelve-foot sidewalks on each side of the street complete the existing right-of-way Improvements. Proposed conditions would convert the southern half of the right-of-way to an enhanced pedestrian zone and two-way cycle track. The resulting broad thirty-two-foot sidewalk would accommodate additional landscaping, outdoor dining, street furnishings, and an ample pedestrian walkway. Except at intersections, alleys, and driveways, the proposed two- way cycle track would be physically separated from motor traffic and distinct from the sidewalk. Cycle tracks are an exclusive bicycle facility that combines the user experience of a separated path with the on-street infrastructure of a conventional bicycle lane. 32 33 34 35 Figure 2-2 - VBMP 36 DISTRICTS •-""""(><) □-...... ""' ---.,~c.omm..mi(K) C Pn--T,-MOUKt-uw(YT) -8'1rlov.nmetl'f {8PJ a.mo Centl'f (BC) Figure 2·2, Use Restrtetions Map MASTER PLAN Figure 2-2 - VBMP 37 PROJECT SITE USE RESTRICTIONS (See Table 2-1) ~ Streets along which certain uses ~ are not permitted on the ground floor street frontage. -• Boundary of area in which auto- I mobile service and light industrial -• uses are conditionally permitted. City Council Ordinance CS-357 Adopted -August 27, 2019 38 CROSS-HATCHING DELETED Attachment A to Exhibit 1 Ordinance No. CS-357 Amend Figure 2-2 Use Restrictions cross-hatching as follows: 1. Relocate the "Jefferson St." label to north of Home Avenue; remove cross-hatching on Jefferson Street north of Grand Avenue between the north property boundary of 786 Grand Avenue (APN 203-302-04) and Home Avenue. Relocate the "Roosevelt St." label to north of Streets along which certain uses are not permitted on the ground floor street frontage. p -• Boundary of area in which auto- I I mobile service and light industrial • -• uses are conditionally permitted. 39 R-3 R-P-Q R-P-Q RD-M Village General (VG) •The Village General (VG) district serves as a buffer and transition area between the neighboring Village Center (VC) District and surrounding residential neighborhoods. •Existing uses in this district are primarily stand- alone office and residential with a limited retail presence. 40 Development Standards VG VC Setbacks Front/Corner:5’ min. / 10’ max.0’ min. / 5’ max. Side:5’No Minimum Rear:10’No Minimum Lot Coverage 80%NA Building Height 35’ max., three stories 45’ max., four stories Density 18-23 du/ac 28-35 du/ac41