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Home My WebLink About2019-07-17; Planning Commission; ; CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE Item No. Application complete date: May 10, 2019 P.C. AGENDA OF: July 17, 2019 Project Planner: Esteban Danna Project Engineer: Kyrenne Chua SUBJECT: CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE – Request for approval of a Tentative Tract Map and Site Development Plan to construct a five-unit, residential air-space condominium project on a 0.18-acre site located on the southeast corner of Madison Street and Oak Avenue in the Barrio Perimeter (BP) 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 15303 (New Construction or Conversion of Small Structures) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7340 APPROVING Tentative Tract Map CT 2019-0002 and Site Development Plan SDP 2019-0001 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject 0.18-acre site is located on the southeast corner of Madison Street and Oak Avenue. The property is generally flat and is currently vacant. The site is located within the Barrio Perimeter (BP) District of the Village and Barrio Master Plan (VBMP). Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A - SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village/Barrio (VB) Village/Barrio (V-B) – Barrio Perimeter (BP) District Vacant North Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Commercial South Village/Barrio (VB) Village/Barrio (V-B) –Barrio Perimeter (BP) District Residential East Village/Barrio (VB) Village/Barrio (V-B) –Barrio Perimeter (BP) District Residential 1 PLANNING COMMISSION Staff Report . 0 CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 2 West Village/Barrio (VB) Village/Barrio (V-B) –Barrio Perimeter (BP) District Residential The project proposes the construction of five attached, three-story residential air-space condominiums. Vehicular access is proposed to be provided via the Madison Street Alley. Each home includes an attached two-car garage with a direct entrance into the unit. Three of the units feature two-car stacked parking using a car lift and increased garage ceiling height. Three units contain three bedrooms and two units contain two bedrooms. Units range in size from 1,524 square feet to 1,747 square feet. All units include private balconies on the second floor, as well as private roof-top decks. The underlying lot will be held in common interest divided between the five air-space condominiums. The common area includes, but is not limited to, the private drive aisle and landscaped areas as well as common open space. The entrances for two units, which include covered porches, are oriented toward Madison Street. The remaining three units also feature covered porches and are oriented toward Oak Avenue. The project proposes a modern architectural style that is commonly seen in southern California coastal communities. The building is finished with several complementary materials, including stucco, board and batten siding, and lap siding, and includes metal balcony railings and wooden eaves. Pedestrian access to all five units is provided via the public sidewalk. Grading for the proposed project includes 120 cubic yards of cut, 10 cubic yards of fill, and 478 cubic yards of remedial grading. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village-Barrio (VB) General Plan Land Use Designation; B. Village-Barrio (V-B) Zone (CMC Chapter 21.35) and Barrio Perimeter District (Village and Barrio Master Plan); C. Subdivision Ordinance (CMC Title 20); D. Inclusionary 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 (VB) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Barrio Perimeter (BP) District of the Village and Barrio Master Plan (VBMP). The General Plan allows residential development in the BP District at a density range of 23-30 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 25 du/ac. The project site has a net developable acreage of 0.18 acres. At the GMCP, five dwelling units would be permitted on this 0.18 net developable acre property (4.5 dwelling units rounded up to five dwelling units per Carlsbad Municipal Code (CMC) Section 21.53.230 (e)(3)). Pursuant to Section 2.5 of the VBMP, residential projects in the BP district that do not exceed the GMCP do not require unit allocation from the city’s Excess Dwelling Unit Bank (EDUB). CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 3 Table B below identifies the density range for the subject property, as well as the allowable density range based on the size of the project site and the proposed density and units. TABLE B – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per BP District Project Density; Proposed Dwelling Units 0.18 0.18 23-30 du/ac; Minimum: 4 dwelling units (0.18-acre lot) Maximum: 5 dwelling units (0.18-acre lot) 27.8 du/ac; 5 dwelling units (4.5 du/ac rounded up to 5 du/ac per CMC Section 21.53.230) Additionally, the project is subject to compliance with the Elements of the General Plan as outlined in Table C below. TABLE C – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use Goal 2-G.4 Provide balanced neighborhoods with a variety of housing types and density ranges to meet the diverse demographic, economic and social needs of residents, while ensuring a cohesive urban form with careful regard for compatibility. Goal 2-G.17 Ensure that the scale and character of new development is appropriate to the setting and intended use. Promote development that is scaled and sited to respect the natural terrain, where hills, public realm, parks, open space, trees, and distant vistas, rather than buildings, dominate the overall landscape, while developing the Village, Barrio, and commercial and industrial areas as concentrated urban-scaled nodes. Goal 2-G.31 Promote rejuvenation of the Barrio while maintaining its walkable, residential character, and ensuring that new development enhances The proposed project enhances the vitality of the Barrio by providing additional multi-family residential options. The Barrio currently enjoys a diverse mix of commercial, single-family and multi-family housing uses. The scale and character of the project is consistent with the Barrio community’s character and the development complies with the Village and Barrio Master Plan’s intent and standards, including a common open space area for neighbors to interact. The proposed homes are also oriented towards the public sidewalks in order to activate the Barrio’s pedestrian- friendly streets and enhance a sense of community. The project reinforces the pedestrian orientation desired for the Barrio by providing residents an opportunity to walk to shopping, recreation, and mass transit. Yes CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 4 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? neighborhood quality and character. Mobility Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of sidewalks and landscaping. The proposed project is located approximately one-half 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 their carbon footprint. Furthermore, the project supports walkability and mobility by being located near existing goods and services in the Village. Yes Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The proposed project is consistent with the Noise Element of the General Plan in that the project’s building design, with the windows closed and mechanical ventilation as noted on the plans, adequately attenuates the noise levels for the new condominiums as described in the noise analysis report (Eliar and Associates, Inc., dated January 10, 2019). Yes Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. The proposed structure would be required to meet all seismic design standards. In addition, the proposed project is consistent with all applicable fire safety standards as required by State’s building and fire codes. Yes CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 5 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The project is required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1 and meet with the Fire Marshal to determine if public fire hydrants are required. Housing Policy 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. The inclusionary housing requirement may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. Therefore, the project has been conditioned to require the payment of the housing in-lieu fee for five units prior to issuance of a building permit. Yes B. Village-Barrio Zone (CMC Chapter 21.35) and Barrio Perimeter District of the Village and Barrio Master Plan The subject property is located within the Village-Barrio (V-B) zoning district. Properties with the V-B zoning designation are governed by the Village and Barrio Master Plan (VBMP). The subject property is located within the Barrio Perimeter District (BP) of the VBMP. The project’s compliance with the development standards specific to the BP District, as well as the area-wide standards within the VBMP, are provided in Tables D and E below. Please see Attachment 4 for an analysis of the project’s compliance with the Design Guidelines of the VBMP. CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 6 TABLE D – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN BARRIO PERIMETER (BP) DISTRICT Standard Required/Allowed Proposed Comply? Front Yard Setback Minimum of 10 feet. Awnings, canopies, upper floor balconies, plazas, and courtyards are permitted to encroach up to 5 feet into the front setback. The proposed front yard setback measures 10 feet. Since a five- foot dedication is required along Madison Street, the setback is measured from the dedication line. Covered front porches and second floor balconies at the entrance to the two units along Madison Street encroach five feet into the front yard. Yes Side Yard Setback Minimum of five feet. Architectural intrusions allowed per CMC Section 21.46.120. Proposed setbacks on both sides measure five feet. A five-foot dedication is required along Oak Avenue and the setback is measured from the dedication line. Architectural projections in the form of balconies intrude two feet into the Oak Avenue side setback as permitted. Yes Rear Yard Setback Minimum of five feet. Architectural intrusions allowed per CMC Section 21.46.120. The project proposes a five-foot rear yard setback and features a two-foot, second-story balcony intrusion as permitted. Yes Lot Coverage 80 percent maximum. 59.6 percent proposed. Yes Density 23 minimum and 30 maximum du/ac. 27.8 du/ac. Yes Open Space Property Open Space: minimum of 25 percent of lot area must be maintained as open space, which may be public or private and may be dedicated to landscape planters, open space pockets and/or connections, roof decks, balconies, other patios. Residential Private Open Space shall be provided at a minimum of 100 square feet per unit with a minimum dimension of 6 feet in any direction. Residential common open space shall be provided at a minimum of 25 square feet per unit with a minimum dimension of 10 feet in any direction. Common open The proposed project includes landscaped areas, balconies, and private and common open space that totals 60.4 percent of the lot area. Each unit contains roof decks ranging from 322 to 363 square feet of residential private open space which meet the minimum private open space required dimensions. Residential common open space is provided adjacent to the front yard setback. The 125-square- foot space meets the minimum dimension requirement and Yes CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 7 Standard Required/Allowed Proposed Comply? Open Space space shall be purposefully designed as active or passive recreational facilities. features a bench, trash receptacle, decorative pavers and landscaping. Yes Building Height Maximum 35 feet, 3 stories. Roof protrusions are discussed in Table E below. 35 feet maximum, 3 stories. Yes Building Massing Maximum wall plane and roofline variation: No building façade visible from any public street or the I-5 freeway shall extend more than 30 feet in length without a 2-foot minimum variation in the wall plane, as well as, a change in roofline. The building is designed with several vertical and horizontal alternating planes along Oak Avenue, which is the only visible side of the building that exceeds 30 feet in length. The rooflines are also appropriately varied in pitch and height. Yes TABLE E – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN AREA-WIDE STANDARDS Standard Required/Allowed Proposed Comply? Ingress and Egress Vehicle access shall be taken from an alley, where one exists. Where alleys serve as the primary access, driveways or parking areas shall be deep enough to allow cars to pull completely out of the alley and onto the property. One vehicular access point is proposed off the Madison Street alley. The proposed drive aisle is deep enough to avoid vehicles blocking the alley. Yes Property Line Walls/Fences Maximum height in front yard setback is 3.5 feet and 6 feet along the side and rear setbacks. Wall/fence height shall be measured from the lowest side of finished grade. No fences or walls are proposed along the front, rear, or street side setbacks. A six-foot high wooden fence is proposed along the interior side setback. Yes Building Orientation Buildings shall be oriented toward primary street frontage. The entrances to all units, which include covered front porches and balconies, are oriented toward both street frontages. Two units are oriented toward Madison Street and three units are oriented toward Oak Avenue. Yes Roof Protrusions All roof structures/protrusions shall complement and be consistent with the All proposed roof protrusions are consistent with the design of the Yes CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 8 Standard Required/Allowed Proposed Comply? Roof Protrusions design of the building and not taller than necessary to accommodate, screen, or enclose the intended use. Guardrails or other barriers for roof decks and roof deck amenities: up to 42 inches above maximum height. Architectural features: up to 10 feet above maximum height. Architectural features that are within 10 feet of a building face shall be cumulatively limited in width to 30 percent of that building face. building and serve to complement the architecture. The roof decks are required to have 42-inch-tall guardrails (as measured from deck surface). At worst case, proposed guardrails protrude 2’-1¼” above the maximum 35-foot height limit. A tower feature protrudes 5’- 3½” above the maximum 35-foot height limit. The tower element’s width is 20 percent of the total length of the building face along Madison Street. Yes Parking Two on-site garage spaces per unit are required as well as one visitor parking space for developments with 10 or fewer units. Development may be allowed to use creative parking alternatives such as parking lifts and/or elevators on a case- by-case basis. Each unit proposes an attached two-car garage with a direct entrance into the unit. Three of the units feature two-car stacked parking using a car lift and increased garage ceiling height. One accessible visitor parking space is provided. Yes C. Subdivision Ordinance (CMC Title 20) 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 (five residential condominiums). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. D. Inclusionary Housing (CMC Chapter 21.85) Per CMC Section 21.85.110, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee when residential development is less than seven units. The proposal to construct five residential condominium units has been conditioned to pay the applicable housing in- lieu fee for five (5) units. CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 9 E. Growth Management (CMC Chapter 21.90) The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table F below. TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 17.69 sq. ft. Yes Library 9.43 sq. ft. Yes Waste Water Treatment 5 EDU Yes Parks 0.04 acre Yes Drainage Basin A; 0.84 CFS Yes Circulation 40 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Carlsbad (E:1.26, M:0.407, H:0.52) Yes Sewer Collection System 5 EDU Yes Water 2,750 GPD Yes Properties located within the boundaries of the BP District of the VBMP have a GMCP of 25 du/ac. No dwelling units will be allocated from the city’s Excess Dwelling Unit Bank as Section 2.5 in the VBMP states that excess dwelling unit allocation is only required when the project exceeds the GMCP as discussed in Section A above. 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 15303 (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance. The project is located in an urbanized area and consists of a multi-family residential structure, totaling no more than six dwelling units, to be constructed on a vacant site. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The five-unit residential condominium project will be required to comply with the recently adopted Climate Action Plan Ordinances, including energy efficiency measures (Ordinance No. CS-347, estimated effective date June/July 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 and solar photovoltaic systems. CT 2019-0002/SDP 2019-0001 (DEV2018-0180) – MADISON FIVE July 17, 2019 Page 10 ATTACHMENTS: 1. Planning Commission Resolution No. 7340 2. Location Map 3. Disclosure Statement 4. Village and Barrio Master Plan Design Guidelines Analysis 5. Reduced Exhibits 6. Full Size Exhibits “A” – “O” dated July 17, 2019 ATTACHMENT 1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSTRUCT A FIVE-UNIT, RESIDENTIAL AIR- SPACE CONDOMINIUM PROJECT ON A 0.18-ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF MADISON STREET AND OAK AVENUE IN THE BARRIO PERIMETER (BP) DISTRICT OF THE VILLAGE AND BARRIO MASTER PLAN AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: MADISON FIVE CASE NO.: CT 2019-0002/SDP 2019-0001 (DEV2018-0180) WHEREAS, Michael Kootchick, “Developer,” has filed a verified application with the City of Carlsbad regarding property owned by DK Realty Holdings, Inc., “Owner,” described as Lots 15 and 16, Block 47 of the Town of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, According to Map Thereof No. 775, Filed in the Office of the County Recorder of San Diego County, February 15, 1894. Together with those Portions of Madison Street and Oak Avenue, Adjoining Said Lots 15 and 16, as Vacated and Closed by Resolution No. 2008-038, of the City Council of the City of Carlsbad, a Copy of which Recorded February 19, 2008 as File No. 2008-0083860, Official Records (“the Property”); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map and Site Development Plan as shown on Exhibits “A” – “O” dated July 17, 2019, on file in the Planning Division CT 2019-0002/SDP 2019-0001 (DEV2018-0180), as provided by Chapters 20.06, 20.12, and 21.35 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on July 17, 2019, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Tentative Tract Map and 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. PLANNING COMMISSION RESOLUTION NO. 7340 PC RESO NO. 7340 -2- B) That based on the evidence presented at the public hearing, the Commission APPROVES CT 2019-0002/SDP 2019-0001 – MADISON FIVE, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map CT 2019-0002 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 for a five-unit residential air-space condominium subdivision is consistent with the General Plan as described below and satisfies all minimum requirements of the Village and Barrio Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed below and in the project staff report dated July 17, 2019. 2. That the proposed project is compatible with the surrounding future land uses since surrounding properties are developed, currently designated as Village-Barrio (VB) in the General Plan and located in the Barrio Perimeter (BP) District or Village Center (VC) Districts of the Village and Barrio Master Plan (VBMP). The subject property, which is in the BP District, is bordered to the north by an existing commercial office development and to the south, east, and west by existing residences. The adjacent properties to the south, east, and west are also located within the BP District. The property to the north is located within the Village Center (VC) District of the VBMP which allows a wide variety of uses. Residential uses are permitted by right in the BP District. The proposed five-unit residential air-space condominium project is 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 BP District within the VBMP allows residential development at a density range of 23 to 30 dwelling units per acre (du/ac). Based on a net acreage of 0.18 acres, the proposed five-unit residential condominium units have a density of 27.8 du/ac. As the proposed project falls within the allowable density range and meets all required development standards, the project site will 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 established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the project has been designed and conditioned such that there are no conflicts with established easements. 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 include operable windows on all elevations and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. PC RESO NO. 7340 -3- 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 five-unit residential project is conditioned to pay an inclusionary housing fee for five units. 8. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the previously undeveloped lot is devoid of sensitive vegetation and any natural water features as it was used as a garden and open space for the adjacent residence. 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 SDP 2019-0001 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 for a five-unit residential air-space condominium subdivision is consistent with the General Plan as described below and satisfies all minimum requirements of the Village and Barrio Master Plan, and Titles 20 and 21 of the Carlsbad Municipal Code with respect to public facilities, access and parking as discussed in the project staff report dated July 17, 2019. 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 construction of a five-unit residential air-space condominium project on a 0.18-acre site located at the southeast corner of Madison Street and Oak Avenue within the BP District of the VBMP. The subject property is bordered to the north by an existing commercial office development and to the south, east, and west by existing residences. The adjacent properties to the south, east, and west are also located within the BP District. The property to the north is located within the VC District of the VBMP which allows a wide variety of uses. Residential uses are permitted by right in the BP District. Given the variety of uses allowed in the adjacent VC District, the proposed five-unit residential air-space condominium project is compatible with existing and future land uses. The five-unit residential condominium project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 40 Average Daily Trips (ADT) generated by the project. The project complies with all minimum development standards of the BP District and the VBMP, and the project provides adequate parking 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 BP District within the Village and Barrio Master Plan (VBMP) allows residential development at a density range of 23 to 30 dwelling units per acre (du/ac). Based on a net acreage of 0.18 acres, the proposed five-unit residential condominium units have a density PC RESO NO. 7340 -4- of 27.8 du/ac. As the proposed project falls within the allowable density range and meets all required development standards, the project will 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 the five-unit residential condominium project complies with all development standards (i.e. setbacks, lot coverage, parking, and height restrictions) of the BP District and the VBMP. Landscaping along the outer edge of the property, including the areas along Madison Street and Oak Avenue, will be provided consistent with the requirements of the City’s Landscape Manual. In addition to the above, privacy walls/fences on the property will be provided and maintained. 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 five-unit residential condominium project will take access from the Madison Street alley that intersects Oak Avenue, which is identified as a local street, and is designed to adequately handle the 40 Average Daily Trips (ADT) generated by the project. Oak Avenue is already improved with pavement, curb, gutter and sidewalks. GENERAL 15. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city’s General Plan and the Village and Barrio Master Plan based on the facts set forth in the Staff Report dated July 17, 2019 including, but not limited to the following: a. Land Use – The proposed project enhances the vitality of the Barrio by providing additional multi-family residential options. The Barrio currently enjoys a diverse mix of commercial, single-family and multi-family housing uses. The scale and character of the project is consistent with the Barrio community’s character and the development complies with the Village and Barrio Master Plan’s (VBMP) intent and standards, including a common open space area for neighbors to interact. The proposed homes are oriented toward the public sidewalks in order to activate the Barrio’s pedestrian-friendly streets and enhance a sense of community. The project reinforces the pedestrian orientation desired for the Barrio by providing residents an opportunity to walk to shopping, recreation, and mass transit. b. Mobility – The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of sidewalks and landscaping. The proposed project is located approximately one-half mile from the Carlsbad Village train station which provides rail and bus service throughout the day. The project’s proximity to the transit station will provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by being located near existing goods and services in the Village. c. Noise – The proposed project is consistent with the Noise Element of the General Plan in that the project’s building design adequately attenuates the noise levels for the new condominiums as described in the noise analysis report (Eliar and Associates, Inc., dated January 10, 2019). d. Public Safety – The proposed structure will be required to meet all seismic design standards. In addition, the proposed project is consistent with all applicable fire safety standards as PC RESO NO. 7340 -5- required by the State’s building and fire codes. The project is required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1 and meet with the Fire Marshal to determine if public fire hydrants are required. e. Housing – The inclusionary housing requirement may be satisfied through the payment of an in-lieu fee for projects that have less than seven units. Therefore, the project has been conditioned to require the payment of the housing in-lieu fee for five (5) units prior to the issuance of a building permit. 16. 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 sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. 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. 17. 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. 18. This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 19. 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. 20. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 21. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. PC RESO NO. 7340 -6- 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. 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 requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Tentative Tract Map and 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 and Site Development Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision-making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. PC RESO NO. 7340 -7- 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. 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 issuance of 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. 7340 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 13. 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. PC RESO NO. 7340 -8- c. Failure of Association to Maintain Common Area Lots and Easements: In the event that the Association fails to maintain the “Common Area Lots and/or the Association’s Easements” as provided in Article , Section the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association’s Easements within the period specified by the City’s notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. d. Special Assessments Levied by the City: In the event the City has performed the necessary 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 HOA’s and individual unit owner’s landscape maintenance responsibilities shall be as set forth in Exhibit ____________. f. Balconies, trellis, and decks: The individual unit owner allowances and prohibitions regarding balconies, trellis, and decks shall be as set forth in Exhibit __________. 14. This project is being approved as a condominium permit for residential 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. 15. 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. PC RESO NO. 7340 -9- 16. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Planning. 17. If satisfaction of the school facility requirement involves a Mello-Roos Community Facilities District or other financing mechanism which is inconsistent with City Council Policy No. 38, by allowing a pass-through of the taxes or fees to individual home buyers, then in addition to any other disclosure required by law or Council policy, the Developer shall disclose to future owners in the project, to the maximum extent possible, the existence of the tax or fee, and that the school district is the taxing agency responsible for the financing mechanism. The form of notice is subject to the approval of the City Planner and shall at least include a handout and a sign inside the sales facility, or inside each unit, stating the fact of a potential pass-through of fees or taxes exists and where complete information regarding those fees or taxes can be obtained. 18. Developer shall display a current Zoning and Land Use Map, or an alternative, suitable to the City Planner, in the sales office or inside each unit, at all times. All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets. 19. Developer shall post a sign in the sales office, or inside each unit, in a prominent location that discloses which special districts and school district provide service to the project. Said sign shall remain posted until all of the units are sold. 20. 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. 21. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 22. 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. 23. Developer acknowledges 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 through the Planning Division. Once adopted as part of Title 18 and in effect, compliance with the new CAP requirements must be demonstrated on or with the construction plans prior to issuance of the applicable development permits. PC RESO NO. 7340 -10- 24. 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. 25. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 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. Engineering General 27. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the City Engineer for the proposed haul route. 28. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 29. Developer shall submit to the City Engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private utilities, street trees, sidewalks, landscaping, drive aisle, low impact development features, storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 30. Developer shall prepare, submit and process for City Engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. Fees/Agreements 31. 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. 32. Developer shall cause property owner to execute and submit to the City Engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 33. Developer shall cause owner to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of street lights, as needed, along the subdivision frontage, should a future district be formed. PC RESO NO. 7340 -11- Grading 34. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by City Engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 35. 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. All material staging, 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 36. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 37. Developer shall complete and submit to the City Engineer a Determination of Project’s SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the City Engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 38. Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form. Developer is responsible to ensure that all final design plans, grading plans, and building plans incorporate applicable best management practices (BMPs). These BMPs include site design, source control and Low Impact Design (LID) measures including, but not limited to, minimizing the use of impervious area (paving), routing run-off from impervious area to pervious/landscape areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or signage all to the satisfaction of the City Engineer. Dedications/Improvements 39. Developer shall cause owner to dedicate to the city and/or other appropriate entities an easement for public street & public utility purposes as shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not PC RESO NO. 7340 -12- required to be rededicated. Additional easements may be required at final design to the satisfaction of the City Engineer. 40. Developer shall design all proposed public improvements including but not limited to pedestrian ramps, water services/meters, fire service, sidewalk underdrains, alley pavement resurfacing, and alley driveway as shown on the tentative map. These improvements shall be shown on grading plans processed in conjunction with this project subject to City Engineer approval. Developer shall pay plan check and inspection fees using improvement valuations in accordance with the city’s current fee schedule. Developer shall execute a city standard Subdivision Improvement Agreement to install said improvements and shall post security in accordance with C.M.C. Section 20.16.070. Developer shall apply for and obtain a right-of-way permit prior to performing work in the city right-of-way. 41. Developer shall be responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the Tentative Map and to the satisfaction of the City Engineer. These facilities shall be constructed within the property. Non-Mapping Notes 42. 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. Pedestrian ramps ii. Water services/meters iii. Fire service iv. Sidewalk underdrains v. Alley pavement resurfacing vi. Alley driveway 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. Geotechnical Caution: The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. d. 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. e. 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, PC RESO NO. 7340 -13- construction or maintenance of the drainage system or other improvements identified in the city approved development plans. f. There are no public park or recreational facilities to be located in whole or in part within this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad Municipal Code. Utilities 43. 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. 44. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on grading plans. 45. The potable water service for this project shall be master-metered which shall be located within a water easement or public right-of-way subject to approval by the district engineer. Developer shall install private sub-meters as necessary for all proposed units in the building. Final meter design, backflow preventer, size, and manufacturer shall be provided to the satisfaction of the district engineer and shown on grading plans. Code Reminders 46. 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. 47. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the Tentative Map and Site Development Plan are for planning purposes only. 48. Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. 49. 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. 50. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. 51. 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. 52. Developer shall pay a landscape inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. PC RESO NO. 7340 -14- 53. 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. 54. This project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. 55. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 56. Any signs proposed for this development shall at a minimum be designed in conformance with the city’s Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. NOTICE TO APPLICANT An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission’s decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a) and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PC RESO NO. 7340 -15- PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on July 17, 2019, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CAROLYN LUNA, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: DON NEU City Planner CC AA RR LL SS BB AA DD VV IILL LL AA GG EE DD RR GG RR AA NN DD AA VV WALN U T A V WALN U T A V HARD ING S T HARD ING S T S TA TE S TSTA T E S T PINE A V PINE A VMA D ISON S TMADI SON S T OAK A V OAK AV TY L ER S T T Y LE R S T ROO S EV E L T S TROOSE V E L T S T JE F F ER SON S T J E F FE R SON S T CT 2019-0002 / PUD 2019-0002 / SDP 2019-0001 Madison Five SITE MAP JPALOMARAIRPORTRDELCAMREALELCAMINOREA L LA CO STAAVCARLSBADBLMELR O SEDRCOLLEGEBLAV I ARA PY RANCH O S ANTAFERD!"^ SITE ATTACHMENT 2 ATTACHMENT 3 DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information f!Ulll be disclosed at the time of application submittal. Your project cannot be reviewed until this Information is completed. Please print. Note: _ Person is defined as "Any individual, 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 must be provfded below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Michael Kootchick Corp/Part DK Realty Holdings, Inc. Title President Title ____________ _ Address P.O. Box 2671 Address Carlsbad, CA 92018 2. OWNER (Not the owner's agent} P-1{A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Michael Kootchick Corp/Part DK Realty Holdings, Inc. Title President Title Address P.O. Box 2671 Carlsbad, CA 92018 -------------- Address ___ ~-------- Page 1 Df 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust.________ Non Profit/Trust __________ _ Title___________ Title. ____________ _ Address _________ _ Address ------------ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes !✓! No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that au ,,re above information is true and correct to the best ~f my knowledge. /! f,l /~-/~--- Signature o( owner/date Signature of.fcipplicant/date fo \, t u~ ... L. it, 01r. lr'~ c <l !I;\ ldlJ ll.v o i-dl(. t t (. Print or type name of owner Print or type name of applicant Patrick Zabrocki Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07/10 ϭ s/>>'EZZ/KD^dZW>E^/'E'h/>/E^ dϮϬϭϵͲϬϬϬϮͬ^WϮϬϭϵͲϬϬϬϭ;sϮϬϭϴͲϬϭϴϬͿʹD/^KE&/s /EdEd dŚĞĞƐŝŐŶ'ƵŝĚĞůŝŶĞƐ;ŐƵŝĚĞůŝŶĞƐͿŝŶƚĞŶĚƚŽŝŵƉůĞŵĞŶƚĂŶĚĞŶŚĂŶĐĞƚŚĞĞǆŝƐƚŝŶŐĐŚĂƌĂĐƚĞƌǁŝƚŚŝŶƚŚĞsŝůůĂŐĞĂŶĚĂƌƌŝŽĂƐŶĞǁ ĚĞǀĞůŽƉŵĞŶƚĂŶĚƉƌŽƉĞƌƚǇŝŵƉƌŽǀĞŵĞŶƚƐŽĐĐƵƌ͘dŽŐĞƚŚĞƌ͕ƚŚĞsŝůůĂŐĞĂŶĚĂƌƌŝŽĂƌĞĂƵŶŝƋƵĞ͕ŵŝǆĞĚͲƵƐĞĞŶǀŝƌŽŶŵĞŶƚ͘dŚĞǇ ƐĞƌǀĞĂƐďŽƚŚĂƐŚŽƉƉŝŶŐĂŶĚĞŶƚĞƌƚĂŝŶŵĞŶƚĚĞƐƚŝŶĂƚŝŽŶĂƐǁĞůůĂƐĂƉůĂĐĞƚŽůŝǀĞĂŶĚǁŽƌŬ͘dŚĞŐƵŝĚĞůŝŶĞƐĂŝŵƚŽŝŵƉƌŽǀĞƚŚĞ ĐŚĂƌĂĐƚĞƌŽĨƚŚĞsŝůůĂŐĞĂŶĚĂƌƌŝŽǁŚŝůĞŝŵƉƌŽǀŝŶŐůŝǀĂďŝůŝƚǇ͘'ƵŝĚĞůŝŶĞƐĂĚĚƌĞƐƐŵĂŶǇĐŽŵƉŽŶĞŶƚƐŽĨďƵŝůĚŝŶŐƐƚǇůĞĂŶĚ ŽƌŝĞŶƚĂƚŝŽŶ͕ŝŶĐůƵĚŝŶŐƐŝƚĞůĂǇŽƵƚ͕ďƵŝůĚŝŶŐŵĂƐƐŝŶŐ͕ƌŽŽĨĨŽƌŵ͕ďƵŝůĚŝŶŐĨĂĕĂĚĞƐ͕ĂŶĚĂƉƉƵƌƚĞŶĂŶĐĞƐ͘/ŵĂŐĞƐĂƌĞŝŶƚĞŶĚĞĚƚŽ ƉƌŽǀŝĚĞĂǀŝƐƵĂůĞǆĂŵƉůĞŽĨĂƚĂƌŐĞƚĞĚƚŽƉŝĐĚĞƐĐƌŝďĞĚŝŶƚŚĞĐĂƉƚŝŽŶĂŶĚŵĂǇŶŽƚƌĞƉƌĞƐĞŶƚĂůůĂƐƉĞĐƚƐĂŶĚĚŝƌĞĐƚŝŽŶƉƌŽǀŝĚĞĚ ǁŝƚŚŝŶƚŚŝƐĚŽĐƵŵĞŶƚ͘dŚƌŽƵŐŚƚŚĞƐĞĂƌĞĂƐŽĨĨŽĐƵƐ͕ƚŚĞŐƵŝĚĞůŝŶĞƐƐƚƌŝǀĞƚŽĨŽƐƚĞƌĂƵƚŚĞŶƚŝĐĚĞƐŝŐŶƐǁŝƚŚƐƚƌĂŝŐŚƚĨŽƌǁĂƌĚĂŶĚ ĨƵŶĐƚŝŽŶĂůĐŽŶƐƚƌƵĐƚŝŽŶ͘ ůůĚĞǀĞůŽƉŵĞŶƚƐŚŽƵůĚĂůŝŐŶǁŝƚŚƚŚĞƐƉŝƌŝƚĂŶĚŝŶƚĞŶƚŽĨƚŚĞĚĞƐŝŐŶŐƵŝĚĞůŝŶĞƐƉƌĞƐĞŶƚĞĚŝŶƚŚŝƐĐŚĂƉƚĞƌ͘ĞƐŝŐŶĞƌƐĂŶĚ ĚĞǀĞůŽƉĞƌƐƐŚŽƵůĚĐŽŶƐŝĚĞƌĂƚĂŵŝŶŝŵƵŵƚŚĂƚƚŚĞƐĞŐƵŝĚĞůŝŶĞƐĂƌĞĂƐƚĂƌƚŝŶŐƉŽŝŶƚĨŽƌƋƵĂůŝƚǇĚĞǀĞůŽƉŵĞŶƚ͕ĂŶĚĚŽŶŽƚ ĐŽŵƉƌŝƐĞĞǀĞƌǇƉŽƐƐŝďůĞƐƚƌĂƚĞŐǇĨŽƌĂĐŚŝĞǀŝŶŐŚŝŐŚƋƵĂůŝƚǇĚĞƐŝŐŶ͘dŚĞƌĞĨŽƌĞ͕ŝƚŝƐƉƌƵĚĞŶƚƚŚĂƚĚĞƐŝŐŶĞƌƐƵƐĞƚŚĞŝƌŽǁŶ ƚĞĐŚŶŝƋƵĞƐĨŽƌĂĐŚŝĞǀŝŶŐĂƵƚŚĞŶƚŝĐ͕ŚŝŐŚƋƵĂůŝƚǇĚĞƐŝŐŶ͘dŚĞĨŽůůŽǁŝŶŐŐƵŝĚĞůŝŶĞƐĂƉƉůǇƚŽĂůůŶĞǁĂŶĚƌĞŵŽĚĞůĞĚĚĞǀĞůŽƉŵĞŶƚ ǁŝƚŚŝŶƚŚĞĞŶƚŝƌĞDĂƐƚĞƌWůĂŶƌĞĂƵŶůĞƐƐĞǆĞŵƉƚĂƐĚĞƚĞƌŵŝŶĞĚďǇ^ĞĐƚŝŽŶϲ͘ϯ͘Ϯ͘ Ϯ͘ϴ͘Ϯ^/dW>EE/E''h/>/E^KE^/^dEz^ddDEd ͘^ŝƚĞůĂǇŽƵƚ ϭ͘WůĂĐĞďƵŝůĚŝŶŐƐĂĚũĂĐĞŶƚƚŽ͕ĂŶĚŽƌŝĞŶƚĞĚƚŽǁĂƌĚƐ͕ƚŚĞƐƚƌĞĞƚ͘>ŽĐĂƚĞƉƌŽŵŝŶĞŶƚ ĂƌĐŚŝƚĞĐƚƵƌĂůĨĞĂƚƵƌĞƐŶĞĂƌĐŽƌŶĞƌƐĂŶĚŝŶƚĞƌƐĞĐƚŝŽŶƐ͘ Ϯ͘KƌŝĞŶƚƐƚŽƌĞĨƌŽŶƚƐĂŶĚŵĂũŽƌďƵŝůĚŝŶŐĞŶƚƌŝĞƐƚŽǁĂƌĚƐŵĂũŽƌƐƚƌĞĞƚƐ͕ĐŽƵƌƚǇĂƌĚƐ͕ ŽƌƉůĂǌĂƐ͘ ϯ͘DŝŶŝŵŝǌĞŐĂƉƐďĞƚǁĞĞŶďƵŝůĚŝŶŐƐŝŶŽƌĚĞƌƚŽĐƌĞĂƚĞĂĐŽŶƚŝŶƵŽƵƐ͕ƉĞĚĞƐƚƌŝĂŶͲ ŽƌŝĞŶƚĞĚĞŶǀŝƌŽŶŵĞŶƚ͘ ϰ͘WůĂĐĞƉĂƌŬŝŶŐůŽƚƐƐŽĂƐŶŽƚƚŽŝŶƚĞƌƌƵƉƚĐŽŵŵĞƌĐŝĂůƐƚƌĞĞƚĨƌŽŶƚĂŐĞƐ͘ ϱ͘/ŶĐŽƌƉŽƌĂƚĞĨƵŶĐƚŝŽŶĂůĂŶĚĂĞƐƚŚĞƚŝĐǀĞŚŝĐƵůĂƌĂŶĚƉĞĚĞƐƚƌŝĂŶĐŽŶŶĞĐƚŝŽŶƐƚŽ ĂĚũĂĐĞŶƚƐŝƚĞƐ͘ ϲ͘ƌĞĂƚĞƐŵĂůůƉĞĚĞƐƚƌŝĂŶƉůĂǌĂƐĂůŽŶŐƚŚĞƐƚƌĞĞƚǁĂůůƚŚƌŽƵŐŚƚŚĞƵƐĞŽĨ ƌĞĐĞƐƐĞƐŝŶďƵŝůĚŝŶŐĨŽƌŵ͘ ϳ͘WƌŽǀŝĚĞĞĂƐŝůǇŝĚĞŶƚŝĨŝĂďůĞƉĞĚĞƐƚƌŝĂŶĂĐĐĞƐƐĨƌŽŵƚŚĞƐƚƌĞĞƚĂŶĚͬŽƌƐŝĚĞǁĂůŬƚŽ ŬĞǇĂƌĞĂƐǁŝƚŚŝŶƚŚĞƐŝƚĞ͘ ϴ͘/ŶĐŽƌƉŽƌĂƚĞƉůĂǌĂƐ͕ůĂŶĚƐĐĂƉĞĚĂƌĞĂƐ͕ĨŽƵŶƚĂŝŶƐ͕ƉƵďůŝĐĂƌƚ͕ƚĞǆƚƵƌĞĚƉĂǀĞŵĞŶƚ͕ ĂŶĚǀĞƌƚŝĐĂůďƵŝůĚŝŶŐĨĞĂƚƵƌĞƐƚŽĐƌĞĂƚĞĨŽĐĂůƉŽŝŶƚƐƚŚĂƚĞŶŚĂŶĐĞĂƉĞĚĞƐƚƌŝĂŶ͛Ɛ ĞǆƉĞƌŝĞŶĐĞ͘ ϵ͘hƚŝůŝǌĞĂƚƌŝƵŵƐĂŶĚŽƵƚĚŽŽƌĐŽƵƌƚǇĂƌĚƐƚŽŝŶĐƌĞĂƐĞƚŚĞǀĂƌŝĞƚǇĂŶĚŶƵŵďĞƌŽĨ ǀŝĞǁƐĂŶĚƚŽďƌŝŶŐĂĚĚŝƚŝŽŶĂůƐƵŶůŝŐŚƚŝŶƚŽůĂƌŐĞĚĞǀĞůŽƉŵĞŶƚƐ͘ ϭϬ͘'ŝǀĞĐĂƌĞĨƵůĚĞƐŝŐŶĐŽŶƐŝĚĞƌĂƚŝŽŶƚŽĐŽƌŶĞƌůŽƚƐ͕ĂƐƚŚĞǇĂƌĞƚǇƉŝĐĂůůǇĂĨŽĐĂů ƉŽŝŶƚŝŶƚŚĞƵƌďĂŶĨĂďƌŝĐ͘ ϭϭ͘hƚŝůŝǌĞĐŽƵƌƚǇĂƌĚƐŽƌŽƚŚĞƌŵĞƚŚŽĚƐƚŽďƌĞĂŬƵƉƚŚĞďƵŝůĚŝŶŐŵĂƐƐĂŶĚƉƌŽǀŝĚĞ ŶĂƚƵƌĂůǀĞŶƚŝůĂƚŝŽŶ͕ǁŚĞƌĞǀĞƌƉŽƐƐŝďůĞ͘ dŚĞƉƌŽƉŽƐĞĚƐŝƚĞůĂǇŽƵƚĨŽƌƚŚĞĨŝǀĞͲ ƵŶŝƚ ĐŽŶĚŽŵŝŶŝƵŵ ƉƌŽũĞĐƚ ƚĂŬĞƐ ĂĚǀĂŶƚĂŐĞŽĨƚŚĞĐŽŶĨŝŐƵƌĂƚŝŽŶŽĨƚŚĞ ůŽƚďǇƉůĂĐŝŶŐƚŚĞĨƌŽŶƚĚŽŽƌƐŽĨĞǀĞƌǇ ƵŶŝƚĂůŽŶŐDĂĚŝƐŽŶ^ƚƌĞĞƚ ĂŶĚKĂŬ ǀĞŶƵĞ͘ůůƵŶŝƚƐĂƌĞĂĐĐĞƐƐĞĚǀŝĂƚŚĞ ƉƵďůŝĐƐŝĚĞǁĂůŬ͘dŚĞĞŶƚƌĂŶĐĞƐƚŽƚŚĞ ƵŶŝƚƐĨĞĂƚƵƌĞĐŽǀĞƌĞĚƉŽƌĐŚĞƐŽƌ ďĂůĐŽŶǇŽǀĞƌŚĂŶŐƐ͘ dŚĞ ĂƌĐŚŝƚĞĐƚƵƌĞ ŽĨ ƚŚĞ ďƵŝůĚŝŶŐ ƉƌŽǀŝĚĞƐ ĂƌƚŝĐƵůĂƚŝŽŶ ĂůŽŶŐ ďŽƚŚ ƐƚƌĞĞƚ ĨƌŽŶƚĂŐĞƐ ƚŽ ƉƌŽǀŝĚĞ ǀĂƌŝĞĚ͕ ŝŶƚĞƌĞƐƚŝŶŐĨĂĕĂĚĞƐĂŶĚŝŶĐŽƌƉŽƌĂƚĞƐ ĂĐŽŵŵŽŶŽƉĞŶƐƉĂĐĞĂƚƚŚĞ DĂĚŝƐŽŶ ^ƚƌĞĞƚ ĨƌŽŶƚĂŐĞ ĂƐ ǁĞůů ĂƐ ůĂŶĚƐĐĂƉŝŶŐƚŚƌŽƵŐŚŽƵƚ͘ sĞŚŝĐƵůĂƌ ĂĐĐĞƐƐ ƚŽ ĞĂĐŚ ƵŶŝƚ ŝƐ ƉƌŽǀŝĚĞĚ ďǇ Ă ϮϰͲĨŽŽƚͲǁŝĚĞ ƉƌŝǀĂƚĞ ĚƌŝǀĞͲĂŝƐůĞ ŽĨĨ ƚŚĞ DĂĚŝƐŽŶ ^ƚƌĞĞƚ ĂůůĞǇ͘ ͘WĂƌŬŝŶŐĂŶĚĂĐĐĞƐƐ ϭ͘>ŽĐĂƚĞƉĂƌŬŝŶŐďĞŚŝŶĚďƵŝůĚŝŶŐƐĂŶĚĂǁĂǇĨƌŽŵƚŚĞƐƚƌĞĞƚ͕ǁŚĞƌĞǀĞƌƉŽƐƐŝďůĞ͘ Ϯ͘hƐĞƉĞƌǀŝŽƵƐƉĂǀŝŶŐŵĂƚĞƌŝĂůƐ͕ǁŚĞŶĞǀĞƌƉŽƐƐŝďůĞ͘ ϯ͘ƵĨĨĞƌƌĞƐŝĚĞŶƚŝĂůƵƐĞƐĨƌŽŵĐŽŵŵĞƌĐŝĂůƉĂƌŬŝŶŐůŽƚƐďǇůĂŶĚƐĐĂƉŝŶŐ͕ĨĞŶĐŝŶŐ͕ ĂŶĚͬŽƌǁĂůůƐ͘ ϰ͘tŚĞŶǁĂůůƐŽƌĨĞŶĐĞƐĂƌĞƵƚŝůŝǌĞĚƚŽƐĐƌĞĞŶƉĂƌŬŝŶŐ͕ƉƌŽǀŝĚĞďƌĞĂŬƐƚŽĂůůŽǁĨŽƌ KŶĞ ǀĞŚŝĐƵůĂƌ ĂĐĐĞƐƐ ƉŽŝŶƚ ŝƐ ƉƌŽƉŽƐĞĚ ŽĨĨ ƚŚĞ DĂĚŝƐŽŶ ^ƚƌĞĞƚ ĂůůĞǇ͘dŚĞƉƌŽƉŽƐĞĚĚƌŝǀĞĂŝƐůĞŝƐĚĞĞƉ ĞŶŽƵŐŚƚŽĂǀŽŝĚǀĞŚŝĐůĞƐďůŽĐŬŝŶŐƚŚĞ ĂůůĞǇ͘ ATTACHMENT 4 Ϯ ƉĞĚĞƐƚƌŝĂŶĐŝƌĐƵůĂƚŝŽŶĂŶĚůŝŵŝƚŚĞŝŐŚƚĨŽƌƐĂĨĞƚǇĂŶĚƐĞĐƵƌŝƚǇƉƵƌƉŽƐĞƐ͘ ϱ͘ŝǀŝĚĞůĂƌŐĞƉĂƌŬŝŶŐůŽƚƐŝŶƚŽƐŵĂůůĞƌĂƌĞĂƐǁŝƚŚůĂŶĚƐĐĂƉŝŶŐĂŶĚĐůĞĂƌůǇ ŵĂƌŬĞĚƉĞĚĞƐƚƌŝĂŶƉĂƚŚƐ͘ ϲ͘,ŝŐŚůŝŐŚƚƉƌŝŵĂƌǇƉĞĚĞƐƚƌŝĂŶĂĐĐĞƐƐƉĂƚŚƐǁŝƚŚŝŶƉĂƌŬŝŶŐĂƌĞĂƐǁŝƚŚĚĞĐŽƌĂƚŝǀĞ ƉĂǀŝŶŐ͕ƚƌĞůůŝƐĞƐ͕ĐĂŶŽƉŝĞƐ͕ůŝŐŚƚŝŶŐ͕ĂŶĚƐŝŵŝůĂƌŝŵƉƌŽǀĞŵĞŶƚƐ͘ ϳ͘ƌĞĂƚĞƉĞĚĞƐƚƌŝĂŶƉĂƐĞŽƐƚŽƉĂƌŬŝŶŐůŽƚƐŽĨďƵŝůĚŝŶŐƐ͘ ϴ͘>ŽĐĂƚĞƉĂƌŬŝŶŐďĞůŽǁŐƌĂĚĞŽƌŝŶƐƚƌƵĐƚƵƌĞƐ͕ǁŚĞƌĞĨĞĂƐŝďůĞ͘ ϵ͘ĞƐŝŐŶƉĂƌŬŝŶŐƐƚƌƵĐƚƵƌĞƐƐŽƚŚĞŝƌŚĞŝŐŚƚĂŶĚďƵůŬĂƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚ ĂĚũĂĐĞŶƚďƵŝůĚŝŶŐƐ͘ ϭϬ͘WƌŽǀŝĚĞďŝĐǇĐůĞƉĂƌŬŝŶŐĂƚĐŽŶǀĞŶŝĞŶƚůŽĐĂƚŝŽŶƐƐƵĐŚĂƐĞŶƚƌĂŶĐĞƐŽƌŽƚŚĞƌ ǀŝƐŝďůĞĂŶĚĂĐĐĞƐƐŝďůĞĂƌĞĂƐ͘ ϭϭ͘WƌŽǀŝĚĞĞůĞĐƚƌŝĐǀĞŚŝĐůĞĐŚĂƌŐŝŶŐƐƚĂƚŝŽŶƐĂŶĚĞƋƵŝƉŵĞŶƚǁŚĞƌĞĨĞĂƐŝďůĞĂŶĚ ĂƐŽƚŚĞƌǁŝƐĞƌĞƋƵŝƌĞĚ͘ ĂĐŚƵŶŝƚƉƌŽƉŽƐĞƐĂŶĂƚƚĂĐŚĞĚƚǁŽͲ ĐĂƌŐĂƌĂŐĞǁŝƚŚĂĚŝƌĞĐƚĞŶƚƌĂŶĐĞŝŶƚŽ ƚŚĞƵŶŝƚ͘dŚƌĞĞŽĨƚŚĞƵŶŝƚƐĨĞĂƚƵƌĞ ƚǁŽͲĐĂƌƐƚĂĐŬĞĚƉĂƌŬŝŶŐƵƐŝŶŐĂĐĂƌ ůŝĨƚ ĂŶĚ ŝŶĐƌĞĂƐĞĚ ŐĂƌĂŐĞ ĐĞŝůŝŶŐ ŚĞŝŐŚƚ͘KŶĞĂĐĐĞƐƐŝďůĞǀŝƐŝƚŽƌƉĂƌŬŝŶŐ ƐƉĂĐĞ ŝƐ ƉƌŽǀŝĚĞĚ͘ ůĞĐƚƌŝĐ ǀĞŚŝĐůĞ ĐŚĂƌŐŝŶŐ ƐƚĂƚŝŽŶƐ ĂƌĞ ŶŽƚ ƌĞƋƵŝƌĞĚ͘ ,ŽǁĞǀĞƌ͕ƚŚĞĐŝƌĐƵŝƚŝŶŐŶĞĐĞƐƐĂƌǇƚŽ ĂůůŽǁ ǀĞŚŝĐůĞ ĐŚĂƌŐŝŶŐ ǁŝƚŚŝŶ ƚŚĞ ƉƌŝǀĂƚĞ ŐĂƌĂŐĞƐ ǁŝůů ďĞ ƌĞƋƵŝƌĞĚ ƐŽ ƚŚĂƚĂŶŽǁŶĞƌŵĂǇŝŶƐƚĂůůĂĐŚĂƌŐŝŶŐ ƐƚĂƚŝŽŶŝŶƚŚĞĨƵƚƵƌĞ͘ ͘WůĂǌĂƐĂŶĚŽƉĞŶƐƉĂĐĞ ϭ͘WƌŽǀŝĚĞƉƌŝǀĂƚĞŽƌĐŽŵŵŽŶŽƉĞŶƐƉĂĐĞĂŶĚƉĞĚĞƐƚƌŝĂŶĐŽŶŶĞĐƚŝŽŶƐƚŽƐƵĐŚ ƐƉĂĐĞƐƚŽĞŶŚĂŶĐĞƚŚĞůŝǀŝŶŐĞŶǀŝƌŽŶŵĞŶƚĂŶĚĐŽŶƚƌŝďƵƚĞƚŽĂǁĂůŬĂďůĞ ŶĞŝŐŚďŽƌŚŽŽĚĐŚĂƌĂĐƚĞƌ͘ Ϯ͘^ĞŵŝͲƉƵďůŝĐŽƵƚĚŽŽƌƐƉĂĐĞƐ͕ƐƵĐŚĂƐƐŵĂůůƉůĂǌĂƐĂŶĚĐŽƵƌƚǇĂƌĚƐĂƌĞ ĞŶĐŽƵƌĂŐĞĚďĞƚǁĞĞŶƉƌŝǀĂƚĞĂŶĚƉƵďůŝĐƐƉĂĐĞƐƚŽƐƵƉƉŽƌƚƉĞĚĞƐƚƌŝĂŶĂĐƚŝǀŝƚǇĂŶĚ ĐŽŶŶĞĐƚŝǀŝƚǇ͘ ϯ͘ĞƐŝŐŶƉůĂǌĂƐĂŶĚďƵŝůĚŝŶŐĞŶƚƌŝĞƐƚŽŵĂǆŝŵŝǌĞĐŝƌĐƵůĂƚŝŽŶŽƉƉŽƌƚƵŶŝƚŝĞƐ ďĞƚǁĞĞŶĂĚũĂĐĞŶƚƵƐĞƐ͘ ϰ͘WƌŽǀŝĚĞůĂŶĚƐĐĂƉŝŶŐĂŶĚŚŝŐŚͲƋƵĂůŝƚǇƉĂǀŝŶŐŵĂƚĞƌŝĂůƐ͕ƐƵĐŚĂƐƐƚŽŶĞ͕ ĐŽŶĐƌĞƚĞŽƌƚŝůĞ͕ĨŽƌƉůĂǌĂƐĂŶĚŽƉĞŶƐƉĂĐĞƐ͘ ϱ͘WůĂĐĞŽƵƚĚŽŽƌĨƵƌŶŝƚƵƌĞ͕ƐƵĐŚĂƐƐĞĂƚŝŶŐ͕ůŽǁǁĂůůƐ͕ƚƌĂƐŚƌĞĐĞƉƚĂĐůĞƐ͕ďŝŬĞƌĂĐŬƐ ĂŶĚŽƚŚĞƌĞůĞŵĞŶƚƐ͕ŝŶŽƵƚĚŽŽƌƉĞĚĞƐƚƌŝĂŶƐƉĂĐĞƐ͘ ϲ͘^ŝƚĞďƵŝůĚŝŶŐƐƚŽĚĞĨŝŶĞŽƉĞŶƐƉĂĐĞĂƌĞĂƐ͘ŶƐƵƌĞƚŚĂƚŽƵƚĚŽŽƌĂƌĞĂƐĂƌĞǀŝƐŝďůĞ ĨƌŽŵƉƵďůŝĐƐƚƌĞĞƚƐĂŶĚĂĐĐĞƐƐŝďůĞĨƌŽŵďƵŝůĚŝŶŐƐ͕ĂƐǁĞůůĂƐ͕ƐƚƌĞĞƚƐĂŶĚƉĞĚĞƐƚƌŝĂŶ ĂŶĚďŝĐǇĐůĞŶĞƚǁŽƌŬƐ͘ dŚĞƉƌŽƉŽƐĞĚĨŝǀĞͲƵŶŝƚĐŽŶĚŽŵŝŶŝƵŵ ƉƌŽũĞĐƚ ĐŽŵƉůŝĞƐ ǁŝƚŚ ƚŚĞ ƉƌŝǀĂƚĞ ŽƉĞŶ ƐƉĂĐĞ ƌĞƋƵŝƌĞŵĞŶƚƐ ŽĨ ƚŚĞ ĂƌƌŝŽWĞƌŝŵĞƚĞƌ;WͿŝƐƚƌŝĐƚŽĨƚŚĞ sŝůůĂŐĞ ĂŶĚ ĂƌƌŝŽ DĂƐƚĞƌ WůĂŶ ;sDWͿ͕ǁŚŝĐŚƌĞƋƵŝƌĞƐĂŵŝŶŝŵƵŵ ŽĨϮϱƉĞƌĐĞŶƚŽĨƚŚĞůŽƚĂƌĞĂƚŽďĞ ŵĂŝŶƚĂŝŶĞĚ ĂƐ ŽƉĞŶ ƐƉĂĐĞ͘ ĚĚŝƚŝŽŶĂůůǇ͕ĞĂĐŚƵŶŝƚŵƵƐƚĐŽŶƚĂŝŶĂ ŵŝŶŝŵƵŵ ŽĨ ϭϬϬ ƐƋƵĂƌĞ ĨĞĞƚ ŽĨ ƉƌŝǀĂƚĞ ŽƉĞŶ ƐƉĂĐĞ͘ dŚĞ ƉƌŽũĞĐƚ ƌĞƋƵŝƌĞƐ Ă ŵŝŶŝŵƵŵ ŽĨ ϭϮϱ ƐƋƵĂƌĞ ĨĞĞƚŽĨĐŽŵŵŽŶŽƉĞŶƐƉĂĐĞ;Ϯϱ ƐƋƵĂƌĞĨĞĞƚƉĞƌƵŶŝƚͿ͘ dŚĞ ƉƌŽƉŽƐĞĚ ƉƌŽũĞĐƚ ŝŶĐůƵĚĞƐ ůĂŶĚƐĐĂƉĞĚĂƌĞĂƐ͕ďĂůĐŽŶŝĞƐ͕ƉƌŝǀĂƚĞ ĂŶĚĐŽŵŵŽŶƉĂƚŝŽƐƚŚĂƚƚŽƚĂůƐϲϬ͘ϰ ƉĞƌĐĞŶƚŽĨƚŚĞƚŽƚĂůůŽƚĂƌĞĂ͘ĂĐŚƵŶŝƚ ĐŽŶƚĂŝŶƐƌŽŽĨĚĞĐŬƐƌĂŶŐŝŶŐĨƌŽŵϯϮϮ ƚŽϯϲϯƐƋƵĂƌĞĨĞĞƚŽĨƌĞƐŝĚĞŶƚŝĂů ƉƌŝǀĂƚĞ ŽƉĞŶ ƐƉĂĐĞ͘ ZĞƐŝĚĞŶƚŝĂů ĐŽŵŵŽŶ ŽƉĞŶ ƐƉĂĐĞ ŝƐ ƉƌŽǀŝĚĞĚ ĂĚũĂĐĞŶƚ ƚŽ ƚŚĞ ĨƌŽŶƚ ǇĂƌĚ ƐĞƚďĂĐŬ͖ ƚŚĞϭϮϱͲƐƋƵĂƌĞͲĨŽŽƚƐƉĂĐĞĨĞĂƚƵƌĞƐĂ ďĞŶĐŚ͕ƚƌĂƐŚƌĞĐĞƉƚĂĐůĞ͕ƉĂǀĞƌƐĂŶĚ ůĂŶĚƐĐĂƉŝŶŐ͘ &͘DĞĐŚĂŶŝĐĂůƋƵŝƉŵĞŶƚĂŶĚ^ĞƌǀŝĐĞƌĞĂƐ ϭ͘ĂƌĞĨƵůůǇĚĞƐŝŐŶ͕ůŽĐĂƚĞ͕ĂŶĚŝŶƚĞŐƌĂƚĞƐĞƌǀŝĐĞ͕ƵƚŝůŝƚǇ͕ĂŶĚůŽĂĚŝŶŐĂƌĞĂƐŝŶƚŽƚŚĞ ƐŝƚĞƉůĂŶ͘dŚĞƐĞĐƌŝƚŝĐĂůĨƵŶĐƚŝŽŶĂůĞůĞŵĞŶƚƐƐŚŽƵůĚŶŽƚĚĞƚƌĂĐƚĨƌŽŵƚŚĞƉƵďůŝĐǀŝĞǁ ƐŚĞĚĂƌĞĂŽƌĐƌĞĂƚĞĂŶƵŝƐĂŶĐĞĨŽƌĂĚũĂĐĞŶƚƉƌŽƉĞƌƚǇŽǁŶĞƌƐ͕ƉĞĚĞƐƚƌŝĂŶĐŝƌĐƵůĂƚŝŽŶ͕ ŽƌǀĞŚŝĐůĞƚƌĂĨĨŝĐ͘ Ϯ͘>ŽĐĂƚĞůŽĂĚŝŶŐĂƌĞĂƐŝŶƚŚĞƌĞĂƌŽĨĂƐŝƚĞǁŚĞƌĞƉŽƐƐŝďůĞ͘ ϯ͘>ŽĐĂƚĞŵĞĐŚĂŶŝĐĂůĞƋƵŝƉŵĞŶƚĂŶĚƐĞƌǀŝĐĞĂƌĞĂƐĂůŽŶŐĂŶĚĂĐĐĞƐƐĞĚĨƌŽŵĂůůĞǇƐ ŽƌƚŚĞƌĞĂƌŽĨƉƌŽƉĞƌƚŝĞƐ͕ǁŚĞƌĞǀĞƌƉŽƐƐŝďůĞ͘ ϰ͘WůĂĐĞƉƵďůŝĐƵƚŝůŝƚǇĞƋƵŝƉŵĞŶƚ͕ŵĞƚĞƌƉĞĚĞƐƚĂůƐ͕ĂŶĚƚƌĂŶƐĨŽƌŵĞƌƐƵŶĚĞƌŐƌŽƵŶĚ ŝƌĐŽŶĚŝƚŝŽŶŝŶŐƵŶŝƚƐĨŽƌĂůůĨŝǀĞƵŶŝƚƐ ǁŝůůďĞůŽĐĂƚĞĚŽŶƚŚĞƌŽŽĨͲƚŽƉĚĞĐŬƐ ĂŶĚǁŝůůďĞĂĚĞƋƵĂƚĞůǇƐĐƌĞĞŶĞĚĨƌŽŵ ƉƵďůŝĐǀŝĞǁďǇƚŚĞĚĞĐŬŐƵĂƌĚƌĂŝůƐ͘ ĂĐŚƵŶŝƚǁŝůůŚĂǀĞŝƚƐŽǁŶƚƌĂƐŚĂŶĚ ƌĞĐǇĐůŝŶŐ ďŝŶƐ ǁŝƚŚŝŶ ƚŚĞ ƉƌŝǀĂƚĞ ŐĂƌĂŐĞƐ͘ ZŽŽĨ ƉůĂŶƐ ĚĞŵŽŶƐƚƌĂƚĞ ϯ ŽƌĂǁĂǇĨƌŽŵƐŝĚĞǁĂůŬƐĂŶĚƉĞĚĞƐƚƌŝĂŶĂƌĞĂƐ͕ǁŚĞƌĞĨĞĂƐŝďůĞ͘ ϱ͘^ĐƌĞĞŶĂůůŵĞĐŚĂŶŝĐĂůĞƋƵŝƉŵĞŶƚĨƌŽŵƉƵďůŝĐǀŝĞǁ͘ ϲ͘ŶƐƵƌĞƌŽŽĨŵŽƵŶƚĞĚŵĞĐŚĂŶŝĐĂůĞƋƵŝƉŵĞŶƚĂŶĚƐĐƌĞĞŶŝŶŐĚŽŶŽƚŝŶƚĞƌĨĞƌĞ ǁŝƚŚƌĞƋƵŝƌĞĚƐŽůĂƌǌŽŶĞƐŽƌŝŶƐƚĂůůĞĚƐŽůĂƌƉŚŽƚŽǀŽůƚĂŝĐŽƌƐŽůĂƌǁĂƚĞƌŚĞĂƚŝŶŐ ƐǇƐƚĞŵƐ͘ ϳ͘ĞƐŝŐŶƚƌĂƐŚĂŶĚƌĞĐǇĐůŝŶŐĞŶĐůŽƐƵƌĞƐƚŽďĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞƉƌŽũĞĐƚĂŶĚ ďƵŝůĚŝŶŐĂƌĐŚŝƚĞĐƚƵƌĞ͕ĂŶĚƐŝƚĞĂŶĚƐĐƌĞĞŶƚŚĞŵƚŽŵŝŶŝŵŝǌĞǀŝƐƵĂůŝŵƉĂĐƚ͘ ĂĚĞƋƵĂƚĞƐŽůĂƌǌŽŶĞƐĨŽƌĨƵƚƵƌĞ ƉŚŽƚŽǀŽůƚĂŝĐƐǇƐƚĞŵƐ͘ '͘>ĂŶĚƐĐĂƉŝŶŐ >ĂŶĚƐĐĂƉŝŶŐƐŚĂůůŵĞĞƚƚŚĞƉŽůŝĐŝĞƐĂŶĚƌĞƋƵŝƌĞŵĞŶƚƐƐĞƚĨŽƌƚŚŝŶƚŚĞŝƚǇŽĨĂƌůƐďĂĚ >ĂŶĚƐĐĂƉĞDĂŶƵĂů͘ ϭ͘hƚŝůŝǌĞůĂŶĚƐĐĂƉŝŶŐƚŽĚĞĨŝŶĞďƵŝůĚŝŶŐĞŶƚƌĂŶĐĞƐ͕ƉĂƌŬŝŶŐůŽƚƐ͕ĂŶĚƚŚĞĞĚŐĞŽĨ ǀĂƌŝŽƵƐůĂŶĚƵƐĞƐ͘ Ϯ͘hƚŝůŝǌĞůĂŶĚƐĐĂƉŝŶŐƚŽďƵĨĨĞƌĂŶĚƐĐƌĞĞŶƉƌŽƉĞƌƚŝĞƐ͘ ϯ͘ŽŶƐŝĚĞƌƐĂĨĞƚǇ͕ĞŶǀŝƌŽŶŵĞŶƚĂůŝŵƉĂĐƚƐ͕ĂŶĚĂĐĐĞŶƚĞůĞŵĞŶƚƐǁŚĞŶƐĞůĞĐƚŝŶŐ ĂŶĚůŽĐĂƚŝŶŐůĂŶĚƐĐĂƉŝŶŐĞůĞŵĞŶƚƐ͘ ϰ͘>ĂŶĚƐĐĂƉŝŶŐ͕ďĞƚǁĞĞŶƚŚĞĨƌŽŶƚƉƌŽƉĞƌƚǇůŝŶĞĂŶĚƚŚĞďƵŝůĚŝŶŐĐƌĞĂƚĞƐĂǀŝƐƵĂůůǇ ŝŶƚĞƌĞƐƚŝŶŐƚƌĂŶƐŝƚŝŽŶĂůƐƉĂĐĞ͘^ĞůĞĐƚĂŶĚƉůĂĐĞƉůĂŶƚƐƚŽĞŶŚĂŶĐĞĂŶĚƐŽĨƚĞŶ ĂƌĐŚŝƚĞĐƚƵƌĂůĞůĞǀĂƚŝŽŶƐ͕ƐĐƌĞĞŶƵŶĚĞƐŝƌĂďůĞďƵŝůĚŝŶŐĨĞĂƚƵƌĞƐĂŶĚĐŽŶƚƌŝďƵƚĞƚŽƚŚĞ ŽǀĞƌĂůůƋƵĂůŝƚǇŽĨƚŚĞƐƚƌĞĞƚƐĐĂƉĞ͘ ϱ͘^ĞůĞĐƚƐƉĞĐŝĞƐƚŚĂƚĂƌĞĐŽŵƉĂƚŝďůĞǁŝƚŚĂƌůƐďĂĚ͛ƐƐĞŵŝͲĂƌŝĚDĞĚŝƚĞƌƌĂŶĞĂŶ ĐůŝŵĂƚĞ͕ĂŶĚƚŚĂƚǁŝůůŐƌŽǁƚŽĂŶĂƉƉƌŽƉƌŝĂƚĞƐŝǌĞĂƚŵĂƚƵƌŝƚǇ͘ ϲ͘tŚĞŶƚŚĞƌĞĂƌĞŵŝŶŝŵĂůůĂŶĚƐĐĂƉĞĂƌĞĂƐďĞƚǁĞĞŶƚŚĞďƵŝůĚŝŶŐĂŶĚƚŚĞƐƚƌĞĞƚ͕ ŝŶĐŽƌƉŽƌĂƚĞƉůĂŶƚĞƌƐŽŶƚŽƉŽƌĐŚĞƐ͕ƌĞĐĞƐƐĞĚďƵŝůĚŝŶŐĞŶƚƌĂŶĐĞƐ͕ĂŶĚƉůĂŶƚĞƌƐŽŶĚĞĐŬƐ ĂŶĚďĂůĐŽŶŝĞƐ͘ ϳ͘DŝŶŝŵŝǌĞƉĂǀĞĚǀĞŚŝĐůĞĂƌĞĂƐƐƵĐŚĂƐĚƌŝǀĞǁĂǇƐĂŶĚƉĂƌŬŝŶŐĂƌĞĂƐ͘ĞƐŝŐŶ ĚƌŝǀĞǁĂǇƐƚŽďĞŶŽǁŝĚĞƌƚŚĂŶŶĞĐĞƐƐĂƌǇƚŽƉƌŽǀŝĚĞĂĐĐĞƐƐ͘/ŶĐŽƌƉŽƌĂƚĞƉĞƌŵĞĂďůĞ ƐƵƌĨĂĐĞƐ͕ƐƵĐŚĂƐŝŶƚĞƌůŽĐŬŝŶŐƉĂǀĞƌƐ͕ƉŽƌŽƵƐĂƐƉŚĂůƚ͕ƉŽǁĞƌďůŽĐŬƐ͕ĂŶĚůĂƚƚŝĐĞďůŽĐŬƐͬ ŐƌĂƐƐͲĐƌĞƚĞŽƌƌŝďďŽŶĚƌŝǀĞǁĂǇƐǁŚĞƌĞĨĞĂƐŝďůĞ͘ ϴ͘hƚŝůŝǌĞƉůĂŶƚŝŶŐƚŽƐĐƌĞĞŶůĞƐƐĚĞƐŝƌĂďůĞĂƌĞĂƐĨƌŽŵƉƵďůŝĐǀŝĞǁ͕ŝ͘Ğ͕͘ƚƌĂƐŚ͕ ĞŶĐůŽƐƵƌĞƐ͕ƉĂƌŬŝŶŐĂƌĞĂƐ͕ƐƚŽƌĂŐĞĂƌĞĂƐ͕ůŽĂĚŝŶŐĂƌĞĂƐ͕ĂŶĚƉƵďůŝĐƵƚŝůŝƚŝĞƐ͘ ϵ͘WƌŽǀŝĚĞůĂŶĚƐĐĂƉŝŶŐďĞƚǁĞĞŶĂŶǇƉĂƌŬŝŶŐůŽƚĂŶĚĂĚũĂĐĞŶƚƐŝĚĞǁĂůŬƐŽƌŽƚŚĞƌ ƉĂǀĞĚƉĞĚĞƐƚƌŝĂŶĂƌĞĂƐ͕ĂƐǁĞůůĂƐ͕ǁŝƚŚŝŶƐƵƌĨĂĐĞƉĂƌŬŝŶŐůŽƚƐ͘ ϭϬ͘/ŶĐŽƌƉŽƌĂƚĞŶĂƚŝǀĞĂŶĚĚƌŽƵŐŚƚƚŽůĞƌĂŶƚǀĞŐĞƚĂƚŝŽŶǁŚĞŶĞǀĞƌƉŽƐƐŝďůĞ͘ ǀŽŝĚƵƐĞŽĨŝŶǀĂƐŝǀĞŽƌŶŽǆŝŽƵƐƉůĂŶƚƐ͘ ϭϭ͘/ŶĐŽƌƉŽƌĂƚĞůĂƚƚŝĐĞǁŽƌŬĂŶĚůĂŶĚƐĐĂƉŝŶŐŽŶƚŽĞǆŝƐƚŝŶŐďůĂŶŬǁĂůůƐƚŽƐƵƉƉŽƌƚ ĨůŽǁĞƌŝŶŐǀŝŶĞƐŐƌŽǁŝŶŐŽƵƚŽĨƉůĂŶƚĞƌƐƉůĂĐĞĚĂƚƚŚĞŝƌďĂƐĞ͘ ϭϮ͘WůĂŶƚƚƌĞĞƐĂŶĚĨĂƐƚŐƌŽǁŝŶŐĂŶĚĨůŽǁĞƌŝŶŐǀŝŶĞƐĂůŽŶŐĨĞŶĐĞƐĂŶĚǁĂůůƐƚŽ ƐŽĨƚĞŶƚŚĞĂƉƉĞĂƌĂŶĐĞŽĨƚŚĞĨĞŶĐŝŶŐĂŶĚƐĐƌĞĞŶǀŝĞǁƐƚŽĨƵŶĐƚŝŽŶĂůŽŶͲƐŝƚĞǁŽƌŬ ĂŶĚƐƚŽƌĂŐĞĂƌĞĂƐ͘ ϭϯ͘hƚŝůŝǌĞǀŝŶĞƐ͕ĞƐƉĂůŝĞƌƐ͕ĂŶĚƉŽƚƚĞĚƉůĂŶƚƐƚŽƉƌŽǀŝĚĞǁĂůů͕ĐŽůƵŵŶ͕ĂŶĚƉŽƐƚ ƚĞǆƚƵƌĞĂŶĚĐŽůŽƌĂŶĚƚŽĂĐĐĞŶƚƵĂƚĞĞŶƚƌǇǁĂǇƐ͕ĐŽƵƌƚǇĂƌĚƐ͕ĂŶĚƐŝĚĞǁĂůŬƐ͘ ϭϰ͘/ŶĐŽƌƉŽƌĂƚĞůĂƌŐĞƉůĂŶƚĞƌƐŝŶƚŽƐĞĂƚŝŶŐĂƌĞĂƐ͘WůĂŶƚĞƌƐƐŚŽƵůĚďĞŽƉĞŶƚŽƚŚĞƐŽŝů ďĞůŽǁĂŶĚƐŚŽƵůĚŝŶĐŽƌƉŽƌĂƚĞƉĞƌŵĂŶĞŶƚŝƌƌŝŐĂƚŝŽŶƐǇƐƚĞŵƐ͘ ϭϱ͘DĂŝŶƚĂŝŶůĂŶĚƐĐĂƉŝŶŐĂŶĚǇĂƌĚĂƌĞĂƐƌĞŐƵůĂƌůǇƚŽŬĞĞƉĂĚĞƐŝƌĂďůĞ͕ŚĞĂůƚŚǇ ĂƉƉĞĂƌĂŶĐĞ͕ĞůŝŵŝŶĂƚĞƚƌĂƐŚ͕ĂŶĚĐŽŶƚƌŽůǀĞƌŵŝŶ͘ ϭϲ͘/ŶĐŽƌƉŽƌĂƚĞ>Žǁ/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚ;>/ͿƐƚƌĂƚĞŐŝĞƐ͕ƐŝƚĞĚĞƐŝŐŶ͕ĂŶĚƐŽƵƌĐĞ ĐŽŶƚƌŽůŵĞĂƐƵƌĞƐŝŶƚŽƉƌŽũĞĐƚƐ͘ǆĂŵƉůĞƐŝŶĐůƵĚĞƌĂŝŶŐĂƌĚĞŶƐ͕ƌĂŝŶďĂƌƌĞůƐ͕ŐƌĂƐƐǇ dŚĞ ƉƌŽƉŽƐĞĚ ůĂŶĚƐĐĂƉĞ ƉůĂŶ ĐŽŵƉůŝĞƐ ǁŝƚŚ ƚŚĞ ĐŝƚǇ͛Ɛ >ĂŶĚƐĐĂƉĞ DĂŶƵĂů͘ >ĂŶĚƐĐĂƉŝŶŐ ŝƐ ƉƌŽǀŝĚĞĚ ďĞƚǁĞĞŶƚŚĞďĂĐŬŽĨƚŚĞƐŝĚĞǁĂůŬĂŶĚ ƚŚĞ ďƵŝůĚŝŶŐ ĨĂĐŝŶŐ DĂĚŝƐŽŶ ^ƚƌĞĞƚ ĂŶĚ KĂŬ ǀĞŶƵĞ͘ WůĂŶƚĞƌƐ ĂƌĞ ŝŶĐŽƌƉŽƌĂƚĞĚ ŝŶ ƚŚĞ ƉŽƌĐŚ ĂƌĞĂƐ ŽĨ ĞĂĐŚƵŶŝƚĂƐǁĞůůĂƐƚŚĞĐŽŵŵŽŶ ŽƉĞŶƐƉĂĐĞĨĂĐŝŶŐDĂĚŝƐŽŶ^ƚƌĞĞƚ͘ ϰ ƐǁĂůĞƐ͕ƐŽŝůĂŵĞŶĚŵĞŶƚƐ͕ĂŶĚŶĂƚŝǀĞƉůĂŶƚƐ͘ ϭϳ͘hƚŝůŝǌĞƐĞĂƐŽŶĂůƐŚĂĚŝŶŐĨƌŽŵƚƌĞĞƐĂŶĚƐŚƌƵďƐǁŚĞŶĚĞǀĞůŽƉŝŶŐƉůĂŶƚŝŶŐ ƐĐŚĞŵĞƐĨŽƌĐŽƵƌƚǇĂƌĚƐĂŶĚƐƚƌĞĞƚƐĐĂƉĞƐŽŶƐŽƵƚŚĂŶĚǁĞƐƚĨĂĐŝŶŐĨĂĐĂĚĞƐ͘ ,͘&ĞŶĐĞƐĂŶĚǁĂůůƐ ϭ͘ŽŶƐƚƌƵĐƚĨĞŶĐĞƐŽĨƋƵĂůŝƚǇĂŶĚĚƵƌĂďůĞŵĂƚĞƌŝĂůƐ͕ƐƵĐŚĂƐ͕ǁŽŽĚ͕ǀŝŶǇůŽƌ ǁƌŽƵŐŚƚŝƌŽŶ͘ Ϯ͘ƌĐŚŝƚĞĐƚƵƌĂůůǇƚƌĞĂƚĂůůƐŝƚĞǁĂůůƐƚŽĐŽŵƉůĞŵĞŶƚƚŚĞďƵŝůĚŝŶŐĚĞƐŝŐŶ͘ ϯ͘ŚĂŝŶůŝŶŬĨĞŶĐĞƐĂŶĚŽƚŚĞƌ͞ƐĞĞͲƚŚƌŽƵŐŚ͟ĨĞŶĐĞƐĂƌĞŶŽƚĂƉƉƌŽƉƌŝĂƚĞĨŽƌ ƐĐƌĞĞŶŝŶŐ͘ ϰ͘&ĞŶĐĞƐĂŶĚǁĂůůƐĚŝƌĞĐƚůǇĂĚũĂĐĞŶƚƚŽƐŝĚĞǁĂůŬƐĂŶĚƉĞĚĞƐƚƌŝĂŶƉůĂǌĂƐŝŶ ĐŽŵŵĞƌĐŝĂůĂŶĚŵŝǆĞĚͲƵƐĞĂƌĞĂƐƐŚŽƵůĚďĞĂǀŽŝĚĞĚƵŶůĞƐƐĚĞƐŝŐŶĞĚĂƐĂ ƉĞĚĞƐƚƌŝĂŶĂŵĞŶŝƚǇŽƌĂůŽǁǁĂůůůĂŶĚƐĐĂƉĞĨĞĂƚƵƌĞ͘ EŽĨĞŶĐĞƐŽƌǁĂůůƐĂƌĞƉƌŽƉŽƐĞĚ ĂůŽŶŐƚŚĞĨƌŽŶƚ͕ƌĞĂƌ͕ŽƌƐƚƌĞĞƚƐŝĚĞ ƐĞƚďĂĐŬƐ͘ϲͲĨŽŽƚŚŝŐŚǁŽŽĚĞŶĨĞŶĐĞ ŝƐ ƉƌŽƉŽƐĞĚ ĂůŽŶŐ ƚŚĞ ŝŶƚĞƌŝŽƌ ƐŝĚĞ ƐĞƚďĂĐŬ͘ Ϯ͘ϴ͘ϯh/>/E'&KZDED^^/E''h/>/E^KE^/^dEz^ddDEd ͘ƵŝůĚŝŶŐ&ŽƌŵĂŶĚƌƚŝĐƵůĂƚŝŽŶ ϭ͘ZĞĚƵĐĞƚŚĞŝŵƉŽƐŝŶŐĂƉƉĞĂƌĂŶĐĞŽĨƚĂůůďƵŝůĚŝŶŐƐďǇƐƚĞƉƉŝŶŐďĂĐŬĨƌŽŵƐƚƌĞĞƚ ůĞǀĞůŽŶĞůĞǀĂƚŝŽŶƐĂďŽǀĞƚŚĞŐƌŽƵŶĚĨůŽŽƌ͘ Ϯ͘hƚŝůŝǌĞŚŽƌŝǌŽŶƚĂůĂŶĚǀĞƌƚŝĐĂůĂƌƚŝĐƵůĂƚŝŽŶƚŽďƌĞĂŬƵƉŵŽŶŽůŝƚŚŝĐƐƚƌĞĞƚǁĂůůƐ ĂŶĚĨĂĐĂĚĞƐ͘ ϯ͘hƚŝůŝǌĞƚĞĐŚŶŝƋƵĞƐƚŽƌĞĚƵĐĞŵĂƐƐŝŶŐ͕ƐƵĐŚĂƐǀĂƌŝĂƚŝŽŶŝŶǁĂůůƉůĂŶĞĂŶĚŚĞŝŐŚƚ ĂŶĚǀĂƌŝĂƚŝŽŶŝŶƌŽŽĨĨŽƌŵĂŶĚůĞǀĞůƐ͘ ϰ͘^ƵƌĨĂĐĞĚĞƚĂŝůŝŶŐŵĂǇďĞƵƐĞĚ͕ďƵƚĚŽĞƐŶŽƚƐĞƌǀĞĂƐĂƐƵďƐƚŝƚƵƚĞĨŽƌĚŝƐƚŝŶĐƚŝǀĞ ŵĂƐƐŝŶŐ͘ ϱ͘ŽŶƐŝĚĞƌĂĚũĂĐĞŶƚůŽǁĚĞŶƐŝƚǇƵƐĞƐǁŚĞŶĚĞƐŝŐŶŝŶŐĂŶĚŽƌŝĞŶƚŝŶŐĂďƵŝůĚŝŶŐ͘ &ŽƌĞǆĂŵƉůĞ͕ĂǀŽŝĚďĂůĐŽŶŝĞƐŽǀĞƌůŽŽŬŝŶŐƌĞĂƌǇĂƌĚƐ͘ ϲ͘DŝŶŝŵŝǌĞƚŚĞǀĞƌƚŝĐĂůĞŵƉŚĂƐŝƐŽĨĂƌĐŚŝƚĞĐƚƵƌĂůĚĞƐŝŐŶĞůĞŵĞŶƚƐďǇ ŝŶĐŽƌƉŽƌĂƚŝŶŐĨĞĂƚƵƌĞƐƐƵĐŚĂƐŚŽƌŝǌŽŶƚĂůďĂŶĚƐ͕ƌĞǀĞĂůƐ͕ƚƌŝŵƐ͕ĂǁŶŝŶŐƐ͕ĞĂǀĞƐ͕ĂŶĚ ŽǀĞƌŚĂŶŐƐŽƌŽƚŚĞƌŽƌŶĂŵĞŶƚĂƚŝŽŶ͕ĂůŽŶŐĚŝĨĨĞƌĞŶƚůĞǀĞůƐŽĨƚŚĞǁĂůůƐƵƌĨĂĐĞ͘ ϳ͘DŝŶŝŵŝǌĞďůĂŶŬǁĂůůƐďǇ͗ Ă͘ĚĚŝŶŐǁŝŶĚŽǁŽƉĞŶŝŶŐƐĂŶĚͬŽƌĞŶƚƌĂŶĐĞƐĂŶĚŽƚŚĞƌƌĞůŝĞĨ͘ ď͘WƌŽǀŝĚŝŶŐƌĞĐĞƐƐĞĚŐůĂǌŝŶŐĂŶĚƐƚŽƌĞĨƌŽŶƚƐ͘ Đ͘ĚĚŝŶŐǀĞƌƚŝĐĂůƉŝůĂƐƚĞƌƐǁŚŝĐŚŵĂǇƌĞĨůĞĐƚŝŶƚĞƌŶĂůďƵŝůĚŝŶŐƐƚƌƵĐƚƵƌĞ͘ Ě͘ŚĂŶŐŝŶŐĐŽůŽƌĂŶĚƚĞǆƚƵƌĞĂůŽŶŐƚŚĞǁĂůůƐƵƌĨĂĐĞ͘ Ğ͘sĂƌǇŝŶŐƚŚĞƉůĂŶĞƐŽĨƚŚĞĞǆƚĞƌŝŽƌǁĂůůƐŝŶĚĞƉƚŚĂŶĚͬŽƌĚŝƌĞĐƚŝŽŶ͘ Ĩ͘ĚĚŝŶŐƚƌŝŵƐ͕ƉƌŽũĞĐƚŝŽŶƐ͕ĂŶĚƌĞǀĞĂůƐĂůŽŶŐĚŝĨĨĞƌĞŶƚǁĂůůƐƵƌĨĂĐĞƐ͘ ϴ͘ƌƚŝĐƵůĂƚĞƚŚĞďƵŝůĚŝŶŐĨĂĕĂĚĞďǇǀĂƌǇŝŶŐďƵŝůĚŝŶŐĞůĞŵĞŶƚƐƚŽĐƌĞĂƚĞ ĐŽŶƚƌĂƐƚ͘/ŶƚĞŐƌĂƚĞĂůůĂƌĐŚŝƚĞĐƚƵƌĂůĞůĞŵĞŶƚƐŝŶƚŽƚŚĞďƵŝůĚŝŶŐĚĞƐŝŐŶƚŽ ĂǀŽŝĚƚŚĞůŽŽŬŽĨ͞ƚĂĐŬĞĚŽŶ͟ĂƌĐŚŝƚĞĐƚƵƌĂůĨĞĂƚƵƌĞƐ͘ ϵ͘hƚŝůŝǌĞĨĂĐĂĚĞƉƌŽũĞĐƚŝŽŶƐĂŶĚƌĞĐĞƐƐĞƐƐƵĐŚĂƐďĂǇǁŝŶĚŽǁƐ͕ƉůĂŶƚĞƌďŽǆĞƐ͕ƌŽŽĨ ŽǀĞƌŚĂŶŐƐ͕ĂŶĚĞŶƚƌǇǁĂǇƌĞĐĞƐƐĞƐ͘ ϭϬ͘ƌƌĂŶŐĞĐŽůƵŵŶƐƐƵĐŚƚŚĂƚƚŚĞǇĂƉƉĞĂƌƚŽƐƵƉƉŽƌƚƚŚĞǁĞŝŐŚƚŽĨƚŚĞ ďƵŝůĚŝŶŐŽƌĨĞĂƚƵƌĞĂďŽǀĞĂŶĚĂƌĞďĂůĂŶĐĞĚŝŶŚĞŝŐŚƚ͕ǁĞŝŐŚƚ͕ĂŶĚĚĞƉƚŚ͘^ƉŝŶĚůǇ ĐŽůƵŵŶƐĐĂŶĂƉƉĞĂƌŽƵƚŽĨƉƌŽƉŽƌƚŝŽŶǁŝƚŚƚŚĞĞůĞŵĞŶƚŝƚŝƐƐƵƉƉŽƌƚŝŶŐ͘ ϭϭ͘^ŝǌĞƐŚƵƚƚĞƌƐĂƉƉƌŽƉƌŝĂƚĞůǇ͕ǁŚĞŶƵƐĞĚƚŽĐŽǀĞƌƚŚĞǁŝŶĚŽǁŽƉĞŶŝŶŐ͘ ϭϮ͘ǀŽŝĚĞǆƚĞƌŝŽƌƐůŝĚŝŶŐŽƌĨŝǆĞĚƐĞĐƵƌŝƚǇŐƌŝůůĞƐŽǀĞƌǁŝŶĚŽǁƐĂůŽŶŐƐƚƌĞĞƚ ĨƌŽŶƚĂŐĞƐ͘ dŚĞďƵŝůĚŝŶŐŝƐĚĞƐŝŐŶĞĚǁŝƚŚƐĞǀĞƌĂů ǀĞƌƚŝĐĂů ĂŶĚ ŚŽƌŝǌŽŶƚĂů ĂůƚĞƌŶĂƚŝŶŐ ƉůĂŶĞƐ͘ dŚĞ ƌŽŽĨůŝŶĞƐ ĂƌĞ ĂůƐŽ ĂƉƉƌŽƉƌŝĂƚĞůǇ ǀĂƌŝĞĚ ŝŶ ƉŝƚĐŚ ĂŶĚ ŚĞŝŐŚƚ͘ ŽŽƌƐ͕ ǁŝŶĚŽǁƐ͕ ĂŶĚ ďĂůĐŽŶŝĞƐ ĂƐ ǁĞůů ĂƐ ĂĚĞƋƵĂƚĞůǇ ǁĞŝŐŚƚĞĚ ĂƌĐŚŝƚĞĐƚƵƌĂů ƉƌŽũĞĐƚŝŽŶƐ ŵŝŶŝŵŝǌĞ ƉŽƚĞŶƚŝĂůůǇ ďůĂŶŬ ǁĂůůƐ͘ ƚŽǁĞƌ ĨĞĂƚƵƌĞ Ăƚ ƚŚĞ ĨƌŽŶƚ ŽĨ ƚŚĞ ďƵŝůĚŝŶŐƉƌŽǀŝĚĞƐĂĨŽĐĂůƉŽŝŶƚĂŶĚ ĐƌĞĂƚĞƐǀŝƐƵĂůŝŶƚĞƌĞƐƚ͘dŚĞďƵŝůĚŝŶŐ ĞǆƚĞƌŝŽƌƵƐĞƐƚŚƌĞĞƚǇƉĞƐŽĨŵĂƚĞƌŝĂůƐ ƚŚĂƚ ƵƚŝůŝǌĞ ŵƵƚĞĚ ĐŽůŽƌƐ͘ dŚĞƐĞ ŝŶĐůƵĚĞ ƐƚƵĐĐŽ͕ ďŽĂƌĚͲĂŶĚͲďĂƚƚĞŶ ƐŝĚŝŶŐ͕ ĂŶĚ ůĂƉ ƐŝĚŝŶŐ͘ DĂƚĞƌŝĂů ĐŚĂŶŐĞƐ ĂƉƉƌŽƉƌŝĂƚĞůǇ ŽĐĐƵƌ Ăƚ ĐŽƌŶĞƌƐ ŽĨ ĐŚĂŶŐŝŶŐ ǁĂůů ƉůĂŶĞƐ͘ DĞƚĂů ďĂůĐŽŶǇ ƌĂŝůŝŶŐƐ ĂŶĚ ǁŽŽĚĞŶ ĞĂǀĞƐ ĂƌĞ ƵƐĞĚ ĂƐ ĂĐĐĞŶƚ ŵĂƚĞƌŝĂůƐ ǁŚŝĐŚ ŚŝŐŚůŝŐŚƚ ďƵŝůĚŝŶŐ ĨĞĂƚƵƌĞƐ͕ ĐŽŵƉůĞŵĞŶƚƚŚĞĚĞƐŝŐŶ͕ĂŶĚƉƌŽǀŝĚĞ ĂƌĐŚŝƚĞĐƚƵƌĂůŝŶƚĞƌĞƐƚ͘ ϱ ϭϯ͘ŝƐĐŽƵƌĂŐĞĂŶĚĂǀŽŝĚ͞ĐŚĂŝŶ͟ĐŽƌƉŽƌĂƚĞĂƌĐŚŝƚĞĐƚƵƌĞĂŶĚŐĞŶĞƌŝĐĚĞƐŝŐŶƐ͘ĂĐŚ ƉƌŽũĞĐƚƐŚŽƵůĚƐƚƌŝǀĞƚŽĂĐŚŝĞǀĞƚŚĞƵŶŝƋƵĞĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞŽƌĐŚĂƌĂĐƚĞƌ͘ ϭϰ͘ĞƐŝŐŶƌŽŽĨƐƚŽĂĐĐŽŵŵŽĚĂƚĞĂƐŽůĂƌƉŚŽƚŽͲǀŽůƚĂŝĐƐǇƐƚĞŵĂŶĚͬŽƌƐŽůĂƌǁĂƚĞƌ ŚĞĂƚŝŶŐƐǇƐƚĞŵ͕ĂƐƌĞƋƵŝƌĞĚďǇĂůŝĨŽƌŶŝĂƵŝůĚŝŶŐŽĚĞ͘ ϭϱ͘hƚŝůŝǌĞĚĞƚĂŝůƐƐƵĐŚĂƐǁĂůůƐƵƌĨĂĐĞƐĐŽŶƐƚƌƵĐƚĞĚǁŝƚŚƉĂƚƚĞƌŶƐ͕ĐŚĂŶŐĞƐŝŶ ŵĂƚĞƌŝĂůƐ͕ďƵŝůĚŝŶŐƉŽƉͲŽƵƚƐ͕ĐŽůƵŵŶƐ͕ĂŶĚƌĞĐĞƐƐĞĚĂƌĞĂƐƚŽĐƌĞĂƚĞƐŚĂĚŽǁ ƉĂƚƚĞƌŶƐĂŶĚĚĞƉƚŚŽŶƚŚĞǁĂůůƐƵƌĨĂĐĞƐ͘ ϭϲ͘ŶƐƵƌĞƚŚĂƚƉƌŽƉŽƌƚŝŽŶƐĂƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƐĞůĞĐƚĞĚĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞƐ͘ ϭϳ͘/ŶĐŽƌƉŽƌĂƚĞƚŚĞĐŚĂƌĂĐƚĞƌŝƐƚŝĐƉƌŽƉŽƌƚŝŽŶƐŽĨƚƌĂĚŝƚŝŽŶĂůĨĂĐĂĚĞƐŝŶŶĞǁŝŶĨŝůů ĚĞǀĞůŽƉŵĞŶƚ͘ ϭϴ͘ĂůĂŶĐĞƚŚĞƌĂƚŝŽŽĨŚĞŝŐŚƚ͕ǁŝĚƚŚ͕ĂŶĚĚĞƉƚŚŽĨĂƌĐŚĞƐĂŶĚĐŽůƵŵŶƐƚŽ ĞŵƉŚĂƐŝǌĞƐƚƌĞŶŐƚŚĂŶĚďĂůĂŶĐĞ͘ ϭϵ͘ŶƐƵƌĞĐŽŶƐŝƐƚĞŶĐǇďĞƚǁĞĞŶƚŚĞŚĞŝŐŚƚŽĨĂĐŽůƵŵŶĂŶĚŝƚƐŵĂƐƐŽƌƚŚŝĐŬŶĞƐƐ ǁŝƚŚƚŚĞǁĞŝŐŚƚŽĨƚŚĞŽǀĞƌŚĞĂĚƐƚƌƵĐƚƵƌĞƚŚĞĐŽůƵŵŶƐƵƉƉŽƌƚƐ͘ ϮϬ͘/ŶĨŝůůďƵŝůĚŝŶŐƐƚŚĂƚĂƌĞŵƵĐŚǁŝĚĞƌƚŚĂŶƚŚĞĞǆŝƐƚŝŶŐĨĂĐĂĚĞƐƐŚŽƵůĚďĞďƌŽŬĞŶ ĚŽǁŶŝŶƚŽĂƐĞƌŝĞƐŽĨĂƉƉƌŽƉƌŝĂƚĞůǇƉƌŽƉŽƌƚŝŽŶĞĚƐƚƌƵĐƚƵƌĂůďĂǇƐŽƌĐŽŵƉŽŶĞŶƚƐ͘ Ϯϭ͘ŽŶƐŝĚĞƌƚƌĂŶƐŝƚŝŽŶƐďĞƚǁĞĞŶƚŚĞŚĞŝŐŚƚŽĨŶĞǁĚĞǀĞůŽƉŵĞŶƚĂŶĚƚŚĞŚĞŝŐŚƚ ŽĨĂĚũĂĐĞŶƚĞǆŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚ͘ ϮϮ͘hƚŝůŝǌĞǀĞƌƚŝĐĂůďƵŝůĚŝŶŐĨŽĐĂůĞůĞŵĞŶƚƐ͘dŽǁĞƌƐ͕ƐƉŝƌĞƐ͕ŽƌĚŽŵĞƐŵĂǇĨŽƐƚĞƌ ĐŽŵŵƵŶŝƚǇŝĚĞŶƚŝƚǇĂŶĚƐĞƌǀĞĂƐůĂŶĚŵĂƌŬƐ͘ Ϯϯ͘hƚŝůŝǌĞǁŝŶĚŽǁƐĂŶĚŽƉĞŶǁƌŽƵŐŚƚŝƌŽŶďĂůĐŽŶŝĞƐƚŽƉƌŽǀŝĚĞŽƉƉŽƌƚƵŶŝƚŝĞƐĨŽƌ ƌĞƐŝĚĞŶƚƐƚŽƉĂƐƐŝǀĞůǇŽďƐĞƌǀĞĂŶĚƌĞƉŽƌƚƐƵƐƉŝĐŝŽƵƐĂĐƚŝǀŝƚǇ͘ Ϯϰ͘hƚŝůŝǌĞĂĐĐĞŶƚŵĂƚĞƌŝĂůƐƚŽŚŝŐŚůŝŐŚƚďƵŝůĚŝŶŐĨĞĂƚƵƌĞƐĂŶĚƉƌŽǀŝĚĞǀŝƐƵĂů ŝŶƚĞƌĞƐƚ͘ĐĐĞŶƚŵĂƚĞƌŝĂůƐŵĂǇŝŶĐůƵĚĞĂŶǇŽĨƚŚĞĨŽůůŽǁŝŶŐ͗ Ă͘tŽŽĚ ď͘'ůĂƐƐ Đ͘'ůĂƐƐďůŽĐŬ;ƚƌĂŶƐŽŵͿ Ě͘dŝůĞ Ğ͘ƌŝĐŬ Ĩ͘ŽŶĐƌĞƚĞ Ő͘^ƚŽŶĞ Ś͘ǁŶŝŶŐƐ ŝ͘WůĂƐƚĞƌ;ƐŵŽŽƚŚŽƌƚĞǆƚƵƌĞĚͿ Ϯϱ͘hƐĞďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐĂŶĚĨŝŶŝƐŚĞƐƚŚĂƚĂƌĞƚƌƵĞƚŽƚŚĞƐƚƌƵĐƚƵƌĞ͛ƐĂƌĐŚŝƚĞĐƚƵƌĂů ƐƚǇůĞ͘ Ϯϲ͘tŝŶĚŽǁƐ͕ĚŽŽƌƐ͕ĂŶĚĞŶƚƌŝĞƐƐŚŽƵůĚďĞĚĞƐŝŐŶĞĚƚŽĐĂƉƚƵƌĞƚŚĞĚĞƐŝƌĞĚ ĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞŽĨƚŚĞďƵŝůĚŝŶŐ͘ Ϯϳ͘'ĞŶĞƌĂůůǇ͕ƵƐĞŶŽŵŽƌĞƚŚĂŶƚŚƌĞĞĚŝĨĨĞƌĞŶƚŵĂƚĞƌŝĂůƐŽŶĞǆƚĞƌŝŽƌǁĂůůƐƵƌĨĂĐĞƐ͘ tŚŝůĞĐĞƌƚĂŝŶƐƚǇůĞƐŵĂǇƐƵĐĐĞƐƐĨƵůůǇŝŶĐŽƌƉŽƌĂƚĞŵƵůƚŝƉůĞƐƵƌĨĂĐĞŵĂƚĞƌŝĂůƐ͕ĐĂƵƚŝŽŶ ŵƵƐƚďĞƵƐĞĚĂƐƚŽŽŵĂŶǇŵĂƚĞƌŝĂůƐĐĂŶƌĞƐƵůƚŝŶĂůĞƐƐƚŚĂŶĂĞƐƚŚĞƚŝĐĂůůǇƉůĞĂƐŝŶŐ ďƵŝůĚŝŶŐ͘ Ϯϴ͘ŶƐƵƌĞŵĂƚĞƌŝĂůĐŚĂŶŐĞƐŽĐĐƵƌĂƚŝŶƚĞƌƐĞĐƚŝŶŐƉůĂŶĞƐ͕ƉƌĞĨĞƌĂďůǇĂƚŝŶƐŝĚĞ ĐŽƌŶĞƌƐŽĨĐŚĂŶŐŝŶŐǁĂůůƉůĂŶĞƐŽƌǁŚĞƌĞĂƌĐŚŝƚĞĐƚƵƌĂůĞůĞŵĞŶƚƐŝŶƚĞƌƐĞĐƚ͕ƐƵĐŚĂƐĂ ĐŚŝŵŶĞǇ͕ƉŝůĂƐƚĞƌ͕ŽƌƉƌŽũĞĐƚŝŽŶ͘ Ϯϵ͘hƚŝůŝǌĞůŝŐŚƚĂŶĚŶĞƵƚƌĂůďĂƐĞĐŽůŽƌƐ͘'ĞŶĞƌĂůůǇŵƵƚĞĚĐŽůŽƌƐĐŚĞŵĞƐǁŝůů ƉƌŽŵŽƚĞǀŝƐƵĂůƵŶŝƚǇĂŶĚĂůůŽǁĂǁŶŝŶŐƐ͕ǁŝŶĚŽǁĚŝƐƉůĂǇƐ͕ƐŝŐŶƐĂŶĚůĂŶĚƐĐĂƉŝŶŐ ϲ ƚŽďĞŐŝǀĞŶƉƌŽƉĞƌĞŵƉŚĂƐŝƐ͘ ϯϬ͘ŶƐƵƌĞůŝŐŚƚŝŶŐŝƐĂƌĐŚŝƚĞĐƚƵƌĂůůǇĐŽŵƉĂƚŝďůĞǁŝƚŚƚŚĞďƵŝůĚŝŶŐ͘ ϯϭ͘ƌƚŝĐƵůĂƚĞƐƚŽƌĞĨƌŽŶƚƐǁŝƚŚĐĂƌĞĨƵůůǇĂƌƌĂŶŐĞĚĚŽŽƌƐ͕ǁŝŶĚŽǁƐ͕ĂƌĐŚĞƐ͕ƚƌĞůůŝƐĞƐ͕ ŽƌĂǁŶŝŶŐƐ͕ƌĂƚŚĞƌƚŚĂŶďůĂŶŬǁĂůůƐ͘ ϯϮ͘ŶƐƵƌĞƚŚĂƚƚŚĞŵĂŝŶĞŶƚƌĂŶĐĞƚŽĂďƵŝůĚŝŶŐŝƐĐůĞĂƌůǇŝĚĞŶƚŝĨŝĂďůĞĂŶĚƵŶŝƋƵĞ͕ĂƐ ŝƚŝƐƚŚĞƉƌŝŵĂƌǇƉŽŝŶƚŽĨĂƌƌŝǀĂůĂŶĚƐŚŽƵůĚďĞƚƌĞĂƚĞĚǁŝƚŚƐŝŐŶŝĨŝĐĂŶĐĞ͘ ϯϯ͘tŝŶĚŽǁƚǇƉĞ͕ŵĂƚĞƌŝĂů͕ƐŚĂƉĞ͕ĂŶĚƉƌŽƉŽƌƚŝŽŶƐŚŽƵůĚĐŽŵƉůĞŵĞŶƚƚŚĞ ĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞŽĨƚŚĞďƵŝůĚŝŶŐ͘ ϯϰ͘hƚŝůŝǌĞƌĞĐĞƐƐĞĚǁŝŶĚŽǁƐǁŚĞƌĞĂƉƉƌŽƉƌŝĂƚĞƚŽƚŚĞĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞ͕ƚŽ ƉƌŽǀŝĚĞĚĞƉƚŚ͘ ͘ĂůĐŽŶŝĞƐ ϭ͘WůĂĐĞďĂůĐŽŶŝĞƐĂĚũĂĐĞŶƚƚŽŽƉĞƌĂďůĞĚŽŽƌǁĂǇƐ͘&ĂƵǆďĂůĐŽŶŝĞƐŽƌƚŚŽƐĞƚŚĂƚĚŽ ŶŽƚĂƉƉĞĂƌƵƐĂďůĞĂƌĞĚŝƐĐŽƵƌĂŐĞĚ͘ Ϯ͘sŝƐƵĂůůǇƐƵƉƉŽƌƚĂůůďĂůĐŽŶŝĞƐ͕ĞŝƚŚĞƌĨƌŽŵďĞůŽǁďǇĚĞĐŽƌĂƚŝǀĞďĞĂŵƐĂŶĚͬŽƌ ďƌĂĐŬĞƚƐ͕ĨƌŽŵĂďŽǀĞďǇĐĂďůĞƐ͕ŽƌďǇŽƚŚĞƌƉĂƌƚƐŽĨƚŚĞďƵŝůĚŝŶŐ͘ ϯ͘KŶĐŽƌŶĞƌƐ͕ďĂůĐŽŶŝĞƐŵĂǇǁƌĂƉĂƌŽƵŶĚƚŚĞƐŝĚĞŽĨƚŚĞďƵŝůĚŝŶŐ͘ hƐĂďůĞ ƐĞĐŽŶĚ ĨůŽŽƌ ďĂůĐŽŶŝĞƐ ĂƌĞ ƉƌŽǀŝĚĞĚĨŽƌĞĂĐŚƵŶŝƚ͘dŚĞďĂůĐŽŶŝĞƐ ĂƌĞ ƐƵƉƉŽƌƚĞĚ ďǇ ĂĚĞƋƵĂƚĞůǇ ǁĞŝŐŚƚĞĚĐŽůƵŵŶƐĂŶĚĂƌĞĂĐĐĞŶƚĞĚ ǁŝƚŚ ĂƌĐŚŝƚĞĐƚƵƌĂůůǇ ŝŶƚĞƌĞƐƚŝŶŐ ŐƵĂƌĚƌĂŝůƐĂŶĚƚƌĞůůŝƐĞƐ͘ ͘ZŽŽĨ&ŽƌŵƐ ϭ͘ŶƐƵƌĞƚŚĂƚƌŽŽĨŵĂƚĞƌŝĂůƐĂŶĚĐŽůŽƌƐĂƌĞĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚĞĚĞƐŝƌĞĚ ĂƌĐŚŝƚĞĐƚƵƌĞŽƌƐƚǇůĞŽĨƚŚĞďƵŝůĚŝŶŐ͘ Ϯ͘hƚŝůŝǌĞŵƵůƚŝͲƌŽŽĨĨŽƌŵƐ͕ŚŝƉƐ͕ŐĂďůĞƐ͕ƐŚĞĚƌŽŽĨĐŽŵďŝŶĂƚŝŽŶƐ͕ĂŶĚƐƵĨĨŝĐŝĞŶƚůǇ ĂƌƚŝĐƵůĂƚĞĚĨůĂƚƌŽŽĨƐƚŽĐƌĞĂƚĞŝŶƚĞƌĞƐƚŝŶŐĂŶĚǀĂƌǇŝŶŐƌŽŽĨĨŽƌŵƐƚŚĂƚǁŝůůƌĞĚƵĐĞ ďƵŝůĚŝŶŐŵĂƐƐ͕ĂĚĚǀŝƐƵĂůĂƉƉĞĂů͕ĂŶĚĞŶŚĂŶĐĞĞǆŝƐƚŝŶŐsŝůůĂŐĞĂŶĚĂƌƌŝŽĐŚĂƌĂĐƚĞƌ ĂŶĚŵĂƐƐŝŶŐ͘ ϯ͘ǀŽŝĚůŽŶŐ͕ƵŶďƌŽŬĞŶ͕ŚŽƌŝǌŽŶƚĂůƌŽŽĨůŝŶĞƐ͘ ϰ͘ǀŽŝĚĨůĂƚƌŽŽĨƐƵŶůĞƐƐƐƵĨĨŝĐŝĞŶƚĂƌƚŝĐƵůĂƚŝŽŶŽĨĚĞƚĂŝůŝƐƉƌŽǀŝĚĞĚ͕ƐƵĐŚĂƐ ƉƌĞĐĂƐƚƚƌĞĂƚŵĞŶƚƐ͕ĐŽŶƚŝŶƵŽƵƐďĂŶĚŝŶŐŽƌƉƌŽũĞĐƚŝŶŐĐŽƌŶŝĐĞƐ͕ůĞŶƚŝůƐ͕ĐĂƉƐ͕ĐŽƌŶĞƌ ĚĞƚĂŝůƐ͕ŽƌǀĂƌŝĞƚǇŝŶƉŝƚĐŚ;ƐĐƵůƉƚĞĚͿ͕ŚĞŝŐŚƚ͕ĂŶĚƌŽŽĨůŝŶĞ͘ ϱ͘ǀŽŝĚƚŚĞ͞ƚĂĐŬĞĚŽŶ͟ĂƉƉĞĂƌĂŶĐĞŽĨƉĂƌĂƉĞƚƐ͕ĂŶĚĞŶƐƵƌĞƚŚĞŝƌĂƉƉĞĂƌĂŶĐĞ ĐŽŶǀĞǇƐĂƐĞŶƐĞŽĨƉĞƌŵĂŶĞŶĐĞ͘/ĨƚŚĞŝŶƚĞƌŝŽƌƐŝĚĞŽĨĂƉĂƌĂƉĞƚŝƐǀŝƐŝďůĞĨƌŽŵƚŚĞ ƉĞĚĞƐƚƌŝĂŶĂŶĚͬŽƌŵŽƚŽƌŝƐƚĂƌĞĂŽĨƚŚĞƉƌŽũĞĐƚ͕ƵƚŝůŝǌĞĂƉƉƌŽƉƌŝĂƚĞĚĞƚĂŝůĂŶĚƉƌŽƉĞƌůǇ ĂƉƉůǇŵĂƚĞƌŝĂůƐ͘ dŚĞ ƉƌŽƉŽƐĞĚ ƌŽŽĨůŝŶĞƐ ĂƌĞ ĂƉƉƌŽƉƌŝĂƚĞůǇ ǀĂƌŝĞĚ ŝŶ ƉŝƚĐŚ ĂŶĚ ŚĞŝŐŚƚ͘ dŚĞ ƚŽǁĞƌ ĨĞĂƚƵƌĞ ĨƵƌƚŚĞƌ ďƌĞĂŬƐƵƉƚŚĞƌŽŽĨůŝŶĞƐ͘ ͘>ŝŐŚƚŝŶŐ ϭ͘WƌŽǀŝĚĞĞǆƚĞƌŝŽƌďƵŝůĚŝŶŐůŝŐŚƚŝŶŐ͕ƉĂƌƚŝĐƵůĂƌůǇŝŶĐŽŵŵĞƌĐŝĂůĂŶĚŚŝŐŚͲ ƉĞĚĞƐƚƌŝĂŶĂƌĞĂƐ͘ Ϯ͘ĞƐŝŐŶŽƌƐĞůĞĐƚůŝŐŚƚĨŝǆƚƵƌĞƐƚŚĂƚĂƌĞĂƌĐŚŝƚĞĐƚƵƌĂůůǇĐŽŵƉĂƚŝďůĞǁŝƚŚƚŚĞ ďƵŝůĚŝŶŐ͘ ϯ͘/ŶƚĞŐƌĂƚĞůŝŐŚƚĨŝǆƚƵƌĞƐƚŚĂƚĂƌĞĚŽǁŶĐĂƐƚŽƌůŽǁĐƵƚͲŽĨĨĨŝǆƚƵƌĞƐƚŽƉƌĞǀĞŶƚ ŐůĂƌĞĂŶĚůŝŐŚƚƉŽůůƵƚŝŽŶ͘ ϰ͘ĞƐŝŐŶůŝŐŚƚŝŶŐŝŶƐƵĐŚĂǁĂǇĂƐƚŽƉƌĞǀĞŶƚƚŚĞĚŝƌĞĐƚǀŝĞǁŽĨƚŚĞůŝŐŚƚƐŽƵƌĐĞ ĨƌŽŵĂĚũĂĐĞŶƚƉƌŽƉĞƌƚŝĞƐŽƌƵƐĞƐ͕ƉĂƌƚŝĐƵůĂƌůǇƌĞƐŝĚĞŶƚŝĂůƉƌŽƉĞƌƚŝĞƐŽƌƵƐĞƐ͘ ϱ͘hƚŝůŝǌĞůŝŐŚƚŝŶŐŽŶĂƌĐŚŝƚĞĐƚƵƌĂůĚĞƚĂŝůƐ͕ĨŽĐĂůƉŽŝŶƚƐ͕ĂŶĚƉĂƌŬŝŶŐĂƌĞĂƐƚŽ ŝŶĐƌĞĂƐĞƐĂĨĞƚǇ͕ŚĞůƉǁŝƚŚŽƌŝĞŶƚĂƚŝŽŶ͕ĂŶĚŚŝŐŚůŝŐŚƚĂŶĚƐŝƚĞĂƚƚƌŝďƵƚĞƐĂŶĚƚŚĞ ŝĚĞŶƚŝƚǇŽĨĂŶĂƌĞĂ͘ ϲ͘hƐĞĞŶĞƌŐǇͲĞĨĨŝĐŝĞŶƚůĂŵƉƐƐƵĐŚĂƐ>ůŝŐŚƚƐĨŽƌĂůůĞǆƚĞƌŝŽƌůŝŐŚƚŝŶŐĂůŽŶŐ ǁŝƚŚĂĚĂƉƚŝǀĞůŝŐŚƚŝŶŐĐŽŶƚƌŽůƐƚŽĐŽŶƚƌŝďƵƚĞƚŽĞŶĞƌŐǇĐŽŶƐĞƌǀĂƚŝŽŶĂŶĚƉŽƚĞŶƚŝĂůůǇ ƌĞĚƵĐĞůŽŶŐͲƚĞƌŵĐŽƐƚƐ͘ ǆƚĞƌŝŽƌ ůŝŐŚƚŝŶŐ ĨŝǆƚƵƌĞƐ ǁŝůů ďĞ ůŽĐĂƚĞĚƚŚƌŽƵŐŚŽƵƚƚŚĞďƵŝůĚŝŶŐĂŶĚ ĐŽŶƐŝƐƚĞŶƚ ǁŝƚŚ ŽƚŚĞƌ ƚǇƉŝĐĂů ƌĞƐŝĚĞŶƚŝĂůůŝŐŚƚŝŶŐ͘ ϳ &͘ZĞƐŝĚĞŶƚŝĂůĞƐŝŐŶ ϭ͘ĞƐŝŐŶǁŝƚŚĂƌĐŚŝƚĞĐƚƵƌĂůĨĞĂƚƵƌĞƐƐƵĐŚĂƐƉŽƌĐŚĞƐ͕ďĂůĐŽŶŝĞƐ͕ĐŚŝŵŶĞǇƐ͕ĚŽŽƌ ƉůĂĐĞŵĞŶƚ͕ǁŝŶĚŽǁƉƌŽƉŽƌƚŝŽŶƐ͕ĚŽƌŵĞƌƐ͕ǁŽŽĚĚĞƚĂŝůŝŶŐ͕ĨĞŶĐŝŶŐ͕ƐŝĚŝŶŐ͕ĂŶĚ ĐŽůŽƌƐĐŚĞŵĞƚŽĐŽŵƉůĞŵĞŶƚƚŚĞŽǀĞƌĂůůďƵŝůĚŝŶŐĚĞƐŝŐŶ͕ƐŝƚĞĂŶĚŶĞŝŐŚďŽƌŚŽŽĚ ĐŽŶƚĞǆƚ͘ Ϯ͘/ŶĐŽƌƉŽƌĂƚĞƉŽƌĐŚĞƐ͕ƚƌĞůůŝƐĞƐ͕ůĂŶĚƐĐĂƉŝŶŐ͕ĂŶĚŽƚŚĞƌĨĞĂƚƵƌĞƐƚŽĞǆƚĞŶĚƚŚĞ ůŝǀŝŶŐĂƌĞĂƚŽǁĂƌĚƚŚĞƐƚƌĞĞƚ͕ƐŽĨƚĞŶƚŚĞƚƌĂŶƐŝƚŝŽŶďĞƚǁĞĞŶƚŚĞƐƚƌĞĞƚĂŶĚƚŚĞ ĚǁĞůůŝŶŐ͕ĂŶĚĞŶĐŽƵƌĂŐĞĐŽŵŵƵŶŝƚǇ͘ ϯ͘ĞƐŝŐŶĂŶĚƐŝƚĞƵŶŝƚƐĂƐŵƵĐŚĂƐƉŽƐƐŝďůĞƚŽĨƌŽŶƚƉƌŝŵĂƌǇƐƚƌĞĞƚƐƚŽƉƌŽǀŝĚĞ ͞ĞǇĞƐŽŶƚŚĞƐƚƌĞĞƚ͕͟ĐƌĞĂƚĞƉĞĚĞƐƚƌŝĂŶĞŶǀŝƌŽŶŵĞŶƚƐ͕ĂŶĚƐƵƉƉŽƌƚƚŚĞǁĂůŬĂďůĞ͕ ĐŽŶŶĞĐƚĞĚĐŚĂƌĂĐƚĞƌŽĨƚŚĞsŝůůĂŐĞĂŶĚĂƌƌŝŽ͘ ϰ͘ƌƚŝĐƵůĂƚĞǁŝŶĚŽǁƐǁŝƚŚĂĐĐĞŶƚƚƌŝŵ͕ƐŝůůƐ͕ŬŝĐŬĞƌƐ͕ƐŚƵƚƚĞƌƐ͕ǁŝŶĚŽǁĨůŽǁĞƌ ďŽǆĞƐ͕ďĂůĐŽŶŝĞƐ͕ĂǁŶŝŶŐƐ͕ŽƌƚƌĞůůŝƐĞƐĂƵƚŚĞŶƚŝĐƚŽƚŚĞĂƌĐŚŝƚĞĐƚƵƌĂůƐƚǇůĞŽĨƚŚĞ ďƵŝůĚŝŶŐ͘ ϱ͘/ŶĐŽƌƉŽƌĂƚĞƐĂĨĞ͕ĞĨĨŝĐŝĞŶƚ͕ĂŶĚĐŽŶǀĞŶŝĞŶƚĂĐĐĞƐƐƚŽƵƐĂďůĞŽƉĞŶƐƉĂĐĞǁŝƚŚŝŶ ŵƵůƚŝĨĂŵŝůǇĚĞǀĞůŽƉŵĞŶƚƐ͘ ϲ͘>ŽĐĂƚĞŐĂƌĂŐĞƐĂŶĚƉĂƌŬŝŶŐĂƌĞĂƐƚŽŚĂǀĞƚŚĞůĞĂƐƚĂŵŽƵŶƚŽĨǀŝƐƵĂůŝŵƉĂĐƚŽŶ ƚŚĞƐƚƌĞĞƚ͘ ϳ͘ĞƐŝŐŶŐĂƌĂŐĞƐƐŽƚŚĂƚƚŚĞǇĂƌĞƐƵďŽƌĚŝŶĂƚĞƚŽƚŚĞŵĂŝŶůŝǀŝŶŐĂƌĞĂ͕ǁŚĞŶ ǀŝĞǁĞĚĨƌŽŵƚŚĞƐƚƌĞĞƚ͘tŚĞƌĞƉŽƐƐŝďůĞ͕ƌĞĐĞƐƐƚŚĞŐĂƌĂŐĞďĞŚŝŶĚƚŚĞĚǁĞůůŝŶŐƵŶŝƚ ĂŶĚĚŽŶŽƚůŽĐĂƚĞŝƚďĞƚǁĞĞŶƚŚĞŵĂŝŶůŝǀŝŶŐĂƌĞĂĂŶĚƚŚĞƐƚƌĞĞƚ͘ ϴ͘ZĞĐĞƐƐŐĂƌĂŐĞĚŽŽƌƐŝŶƚŽƚŚĞĞǆƚĞƌŝŽƌǁĂůů͕ƌĂƚŚĞƌƚŚĂŶŬĞĞƉŝŶŐƚŚĞŵĨůƵƐŚ͘ ϵ͘ĞƐŝŐŶĚĞƚĂĐŚĞĚŐĂƌĂŐĞƐĂŶĚĂĐĐĞƐƐŽƌǇƐƚƌƵĐƚƵƌĞƐƚŽďĞĂŶŝŶƚĞŐƌĂůƉĂƌƚŽĨƚŚĞ ĂƌĐŚŝƚĞĐƚƵƌĞŽĨƚŚĞƉƌŽũĞĐƚ͘dŚĞǇƐŚŽƵůĚďĞƐŝŵŝůĂƌŝŶŵĂƚĞƌŝĂůƐ͕ĐŽůŽƌ͕ĂŶĚĚĞƚĂŝůƚŽƚŚĞ ƉƌŝŶĐŝƉĂůƐƚƌƵĐƚƵƌĞƐŽĨĂĚĞǀĞůŽƉŵĞŶƚ͘ dŚĞ ĨŝǀĞͲƵŶŝƚ ƌĞƐŝĚĞŶƚŝĂů ĐŽŶĚŽŵŝŶŝƵŵ ƉƌŽũĞĐƚ ŚĂƐ ďĞĞŶ ĚĞƐŝŐŶĞĚǁŝƚŚƉŽƌĐŚĞƐĂŶĚďĂůĐŽŶŝĞƐ͘ dŚĞĞǆƚĞƌŝŽƌƐŝĚŝŶŐĂŶĚƚƌŝŵŵĂƚĞƌŝĂůƐ ĂŶĚ ĐŽůŽƌƐ ĐŽŵƉůĞŵĞŶƚ ƚŚĞ ŽǀĞƌĂůů ďƵŝůĚŝŶŐ ĚĞƐŝŐŶ͘ ůů ƵŶŝƚƐ ĨƌŽŶƚ ŽŶ ƉƵďůŝĐ ƐŝĚĞǁĂůŬƐ͘ >ĂŶĚƐĐĂƉŝŶŐ ŝƐ ƉƌŽǀŝĚĞĚ ĐŽŶƐŝƐƚĞŶƚ ǁŝƚŚ ƚŚĞ ŝƚǇ͛Ɛ >ĂŶĚƐĐĂƉĞ DĂŶƵĂů ĂŶĚ ĚĞƐŝŐŶĞĚ ĂƉƉƌŽƉƌŝĂƚĞůǇĨŽƌƚŚĞƌĞƐŝĚĞŶƚŝĂůƐŝƚĞ͘ WƌŝǀĂƚĞĂŶĚĐŽŵŵŽŶŽƉĞŶƐƉĂĐĞŝƐ ƉƌŽǀŝĚĞĚĨŽƌĞǀĞƌǇƵŶŝƚ͘'ĂƌĂŐĞƐĂƌĞ ůŽĐĂƚĞĚŽĨĨĂĚƌŝǀĞͲĂŝƐůĞĂŶĚĂůůĞǇĂŶĚ ĚŽŶŽƚĨĂĐĞĚŝƌĞĐƚůǇŽŶƚŽƚŚĞƐƚƌĞĞƚ͘ MADISON STREET& OAK AVENUED K REALTY HOLDINGSCARLSBAD, CASHEET INDEXAREA ANALYSISPROJECT TEAMPROJECT DATAVICINITY MAPPROJECT DESCRIPTION:TYPE OF CONSTRUCTION:CODE:OCCUPANCY GROUP:NUMBER OF STORIES:FIRE SPRINKLERS:LOT 15 & 16 OF MAP NO. 775MULTI-FAMILY RESIDENTIAL PROJECTCONSISTING OF 5 UNITS.TYPE V B (NON RATED CONSTRUCTION)2016 CRCR-3 / MULTI FAMILY DWELLING UNIT 3YES, NFPA 13DOWNER:DK REALTY HOLDINGS11855 Sorrento Valley Road, Suite 534San Diego, CA 92121Contact: Mike Kootchick(619) 804-3417 cellEmail: mk@lanshirehousing.comgARCHITECT (RESIDENTIAL):STARCK ARCHITECTURE + PLANNING2045 Kettner Blvd. Suite 100San Diego, CA 92101Contact: Jamie Starck, Dan Mullen(619)299-7070 x113 (Jamie); x104 (Dan)(619)295-8768 FAXEmail: jamie@starckap.comjp; dan@starckap.compCIVIL ENGINEER:HOWLES WEILER2288 Loker Avenue East Suite #217Carlsbad, CA 92010Contact: Alex Parra(760)929-2288 (Office)Email: alex@hwplanning.compgLANDSCAPE ARCHITECT:HUTTER DESIGNS INCORPORATED3645 Ruffin Road Suite 235San Diego, CA 92123Contact: Steve Hutter(619)337-4044 (Office)(619)342-8528 (Fax)Email: steve@hutterdesigns.comgSTRUCTURAL:HOROWITZ TAYLOR KUSHKAKI STRUCTURALENGINEERING14288 Danielson StreetPoway, CA 92064Contact: Rich Horowitz, Ben Seibel(858)679-8989 x11 (Rich); x33 (Ben)Email: rh@htkse.com (Rich); bs@htkse.com (Ben)MEP / TITLE 24:PRECISION ENGINEERING32230 Calle BalarezaTemecula, CA 92592Contact: Alan Darling(951)288-4808Email: adarlingpe@msn.comgpNUMBER OF UNITS:5NUMBER OF BEDROOMS:PLAN 1 =2 BEDROOMSPLAN 2 =2 BEDROOMSPLAN 3 =3 BEDROOMSPLAN 4 =3 BEDROOMSPLAN 5 = 3 BEDROOMSNUMBER OF BATHROOMS:ACOUSTICAL REQUIREMENTS:ADTS:PLAN 1 =2.5 BATHROOMSPLAN 2 =2.5 BATHROOMSPLAN 3 =3 BATHROOMSPLAN 4 =3 BATHROOMSPLAN 5 = 3.5 BATHROOMSALL DWELLING UNITS WILL INCLUDE AIRCONDITIONING AND THEREFORE WILL COMPLYWITH ACOUSTICAL REQUIREMENTS FORMECHANICAL VENTILATION.40 ADTS (8 ADTS / D.U.)REFER TO SHEET 2: PROJECT DATA, FOR AREA ANALYSIS.MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P01.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-00011TITLESHEET3/16"=1'-0"ATTACHMENT 5Architecture + PI an n in g VICINITY MAP NOT TO SCALE THOMAS BRO;;::s;;:T/Oi107, GRID A-2 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com TITLE SHEET PROJECT DATA LOT COVERAGE FIRST FLOOR PLAN SECOND FLOOR PLAN THIRO FLOOR PLAN ROOF DECK PLAN EXTERIOR ELEVATIONS 9 EXTERIOR ELEVATIONS 10 BUILDING SECTIONS 11 BUILDING SECTIONS TENTATIVE PARCEL MAP PRELIMINARY GRADING PLAN L-1 LANDSCAPE CONCEPT PLAN L..2 WATER CONSERVATION PLAN MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P02.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-00012PROJECTDATA3/16"=1'-0"PLAN DISTRICT : BARRIO PERIMETER (BP) APN: 204-031-01-00, 204-031-02-00 LOT AREA: 0.18 ACRES (7,929 S.F.) GROWTH MANAGEMENT CONTROL DENTSITY = 25 (PROPOSED 0.184 ACRE SITE= 4.6 UNITS= 5 UNITS) PROPOSED: 5 UNITS ONE VEHICLE ACCESS POINT AT ALLEY. LOT COVERAGE 80% MAX ; LOT COVERAGE PROVIDE 52% PROPERTY OPEN SPACE REQUIRED 25% ; PROJECT COMPLES. PRIVATE OPEN SPACE :100 SF PER UNIT ; PROVIDED AT DECKS/ROOF DECKS. PROJECT COMPLIES. COMMON OPEN SPACE REQUIRED 25 SF/ UNIT= 125 SF ;(MIN. 10' IN ANY DIRECTION) PROVIDED ON SITE, PROJECT COMPLIES. REQUIRED PARKING: 2 BR OR MORE: 2 SPACEs PER UNIT PROVIDED PARKING: 2 CAR GARAGE PER UNIT (THREE GARAGES INCLUDE CAR LIFTS): PROJECT COMPLIES. REQUIRED VISITOR PARKING: 0.30 SPACE PER UNIT (1.5 REQUIRED, ROUNDED DOWN TO 1) PROVIDED VISITOR PARKING: ONE SURFACE SPACE ON SITE. PROJECT COMPLIES. Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com AREA ANALYSIS PlAN1 TOTAL FIRST FLOOR MS SEOONDFLOOR ,~s TiiRDFLOOR 691S TOTAL LIVING AREA 1524S GARAGE .. , TOTALBUILDNG.A.REA mos 2NDFLOORIECK 42S ROOFDECK 338S TOTAL DECK AREA 380SF PlAN2 TOTAL FIRST FLOOR MS SECOND FLOOR ,~s THRO FLOOR 691S TOTAL LIVING AREA 1525SF GARAGE ~1S TOTALBlllLDNGAREA •8s 2NDFLOORIECK1 21S 2NDFLOORr£CK2 42S ROOFDECK ,ns TOTAL DECK AREA 385SF PlAN3 TOTAL FRSTFLOOR ,~s SEOONDFLOOR ,~s THRDFLOOR 6'4S TOTAL LIVING AREA '"'' GARAGE 321SF TOTALBUILDNGAREA 1864$ 2NDFLOORr£CK ~s ROOFDECK ,ros TOTAL DECK AREA 4&4SF '"'' TOTAL FIRST FLOOR IMS SEOONDFLOOR .. s THRDFlOOR IMS TOTAL LIVING AREA 1742SF GARAGE 2MS TOTALBUUNGAREA 2C11SF 2NDFlro\1£CK 119S ROOFDECK 363S TOTAL DECK AREA "3SF PlANS TOTAL FIRST FLOOR IMS SECOND FLOOR 817S THRO FLOOR ,~s TOTAL LIVING AREA HilSF GARAGE 293SF TOTALBlllLDNGAREA 2CS4SF 2NDFLOORr£CK ~s ROOFDECK 3-03S TOTAL DECK AREA 3"SF COMBIIEDTOTALBLDGAREA -~· BlDGAREAS FIRSTFLOOff. &5'S.F. SECONDFlOOR 3869S.F. 5'-0"REARSETBACKK5'-0"STREET SIDESETBACKFROMDEDICATIONM A D I S O N S T.ALLEYYYEYLALLAAO A K A V E.TTAMA5'-0"DEDICATION10'-0"FRONTSETBACKFROMDEDICATION5'-0"DEDICATION20'-0" DRIVEWAYADA VAN PARKING3 BR3 BR2 BR2 BR3 BR5555COMMON OPEN SPACE125 S.F.19'-0"9'-0" MIN.STALL WIDTH 8'-0"MIN.05'-0"SIDESETBACK24'-0"GARAGE20'-3" X 22'-0"0GARAGEE20'-0" X 20'-3"35'-0"BACK UPSPACEGARAGE12'-0" X 20'-3"GARAGE12'-0" X 20'1220'-3"2003320312'-0" X 21200X20X12GARAGE13'-10" X 20'-3"2'-0"2PROJECTIONJJ2'-0" BALCONYY0'002ROJECTIONNNOORPR5'-0"BALCONYPROJECTIONOR2'-0"20'-0"SIDE WALKPROPERTY LINEPROPERTY LINELANDSCAPINGLANDSCAPINGCCLLCCCCLANDSCAPINGLANDSCAPINGSIDE WALKKK144'-10"55'-1"PROPERTY LINEVISITOR PARKING2%2%2%UP 2R*TOPOGRAPHY BASED ON THE NGVD29 DATUM. ELEVATIONS LOWERED BY 2.18 FT. FROM NAVD-88 DATUM1243ENTRYNTRYYENTREYYYYENTRENTRYYNTYNTNENTRYYNTYNTNTRTRTTTRRRTTTRRRTTTRRRR12'-0" X 21220' 3"22222222122GGGARGXEEEE13'XG1GGS71'-6"32'-9 1/2"4'-3 1/2"244TCMT444444444444411'-3"45'-1"NNNONNOPAPPPAPARKIRKING36x4844x60RYRY34x4830x484x440xx0030x483300000x444448800RM0"G 8NOINNOKIARPAP2'PRR2PTT2%2%2%2%PROPERTY LINELANDSCAPING1'-6"11LANDSCAPINGR1/2"/2"5'-15RR2'-4""---24-42----2'4""8'-3"834'-10"003'-5 1/2"25333-5533R12'-6"7"333RRRR2'-0"255' 1"22'-11 1/2"10'-5 1/2"10 5 1/212'-6"12 61117'-0 1/2"71'-6"'"21'-1"24'-11 1/2"2"25'-1 1/2"8'-3 3/4"16'-9 3/4"10'-3 1/2"-14'-8"3'-8"/2"1'-11 1/111PL/1'-11 1/2"PD13'-6"2"28'-9 1/2"4'-0"3'-10 1/4""3'-8 1/4"2"22'-3 1/2""22222222222222222222'-7"2'-7"G13'-9 1/2"4'-3 1/2"TCMT42'-0"N3 1/2"32'-333333333333333333320'-0"S124'-3 1/2"42'-0"1'-0"6'-7 1/2"14'-8"7'-0 1/2"12'-8"27'-6"-2"1'9'-0"9'-6'-4 1/2"6'-3 1/2"222"4'-4"NN0NNRN2'-0"-28'-9"7'-6"EQEQAI5'-0 1/2"2'-0"19'-3"5'-6"BR2'-0"'CEN3'-6"42'-0"22'-9 1/2"19'-0 1/2"2"7'-6"2'-6"2' 6"10'-4"0412'-1 1/2"2' 1 1/2"-23222222222224'-4"4' 4"-M10'-1"10' 1"2'-0"2'-0"/2"/2"5'-1 1/5' 1 1/1'-6""111146'-10 1/2"6' 10 1/2"22NG6'-10 1/2"6' 10 1/2"MESL3'-11"3' 11"2'-0"6'-3"-2'-0"22'-11 1/2"1'-6"1111111114'-7"4'-5 1/2""5'-11 1/2"2%26'-5 1/2"U2'-6"63'-7 1/2"223'-11"21'-1"2"24'-11 1/2"2"25'-1 1/2"4'-3 1/2"7'-6"5'-7"2'-0"5'-9"2'-0"2'-0"2'-00000"005'-6"2'-7 1/27 122225'-8 1/2"-10 1/2"""22222229'-9"5'-9"4'-3 1/2"2'-0""""""5'-6"2'-7 1/222225'-8 1/2"5-8-10 1/2"""22222227'-8"2'-1"EQE7'-6"1'-8 1/2"28888EQQ--12'-0 1/2"20'-10"2'-0"205'-6"20'-8"2'-0"2"21'-6 1/22//622222222666666666666611'-4 1/2"2'-0""2'-0"5'-10 1/2"1'-6 1/2"/22226/22222222666666666666666666666222222222222222222222210'-4"3BR3BR55'--'x32%2%63x32%32%2%36322222222222222222222A-A3R"R0"3 3R"R0"A-AA-A3RR03R"R0"A-A3R"R0"A-AA-A33R"0"NEASSDDBCW0LANDSCAPINGC3'-1 1/2"3335'-3 1/2"00RROOORANSFORMERRTRERBRR28-95-621-1224-11 1/2225-1 1/2134'-10 51/256"SIDE WALKD21' 1"21' 1"14'-1 87/128"//42 045'-0 123/128"42'-0"42'-01"""3/4" FURRING3333RLOT COVERAGE = 4725.538 square ft. = 59.6%SITE AREA = 7927.926 square ft.VVV'''6664444444MOKMMOKMOKMOK0000"0022"0/2ENTN'-RAGE20"""20'-3-82"02'-0"R"/ENTTN3'-GARA3"32-2YYYRTRRYR7-8'AP 2Rxxxxxx'-6"E%OKKOOR"100AA0%118UC0"2"DT-0CPARAG1"-0"MWB12-2 RKING0AL2555RRINGRVAN PSARKINYAD-TOR E/2V2%'-06'-220-3/2ARAG""--2RRRRRR121211/2R--8"2%1/R86'R3RRGARX 20'-3GRRRRR222""44RYYNTRRRR55MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P03.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-00013LOT COVERAGE3/16"=1'-0"Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www.starckap com M. Lot Coverage. That percentage of a lot which, when viewed directly from above, would be covered by a .structure or .structure.s, or any part thereof, including any area under roof, cantilevered deck.s, balconie.s, roof overhang.s, and eave.s. Paved area.s, .sw!.r=ing pool deck.s, and other .similar .structure.s con.structed at or below grade level, or in no event higher than thirty inche.s above adjoining grade of .said .stzucture.s, .shall not be con.side-red at "lot coverage." 5'-0"REARSETBACKK5'-0"STREET SIDESETBACKFROMDEDICATIONM A D I S O N S T.ALLEYYYEYLALLAAO A K A V E.TTAMA"5'-0"DEDICATION10'-0"FRONTSETBACKFROMDEDICATION5'-0"DEDICATION20'-0" DRIVEWAYADA VAN PARKING3 BR3 BR2 BR2 BR3 BR5555COMMON OPEN SPACE125 S.F.19'-0"9'-0" MIN.STALL WIDTH 8'-0"MIN.05'-0"SIDESETBACK24'-0"GARAGE20'-3" X 22'-0"0GARAGEE20'-0" X 20'-3"35'-0"BACK UPSPACEGARAGE12'-0" X 20'-3"GARAGE12'-0" X 20'-3"1200X20033120X203GARAGE13'-10" X 20'-3"2'-0"2PROJECTIONJJ2'-0" BALCONYY0'PROJECTIONNNR5'-0"BALCONYPROJECTIONOR2'-0"20'-0"SIDE WALKPROPERTY LINEPROPERTY LINELANDSCAPINGLANDSCAPINGCCLLCCLANDSCAPINGLANDSCAPINGSIDE WALKKK144'-10"55'-1"PROPERTY LINEVISITOR PARKING2%2%2%UP 2R*TOPOGRAPHY BASED ON THE NGVD29 DATUM. ELEVATIONS LOWERED BY 2.18 FT. FROM NAVD-88 DATUMV1243ENTRYNTENTRYEYYYYYENTRENTRYYNTYNTNENTRYYNTYNTNTRTRTTTRRRTTTRRRTTTRRRX212'-0"1220' 3"22222222122GGGARGXEEE13XG1GGS71'-6"32'-9 1/2"4'-3 1/2"44TCMT444444444444411'-3"45'-1"NONNNARKINGRPAPPAPP36x4844x60RYRY34x4830x484x440xx0030x483300000x44444880RM0"MG 8NOINNOKIARPAP2'PRR2PTT2%2%2%2%PROPERTY LINELANDSCAPINGLANDSCAPING3BR3BRx32%632%x332%32%632%222222A-A3R""R0"0R3 "R"3"A-AA-A3RR00R"R"3"A-A0R"R"3"A-AA-A3R""30"NEASDBCWLANDSCAPING3'-1 1/2"3335'-3 1/2"0ROOORANSFORMERRTRRERBRR134'-10 51/256"SIDE WALKD14'-1 87/128"45'-0 123/128"1"""3/4" FURRING3331ARCHITECTURAL FEATURE:RVERT PLASTER COLUMNS SUPPORTING BALCONYCSARCHITECTURAL FEATURE:URECAR11COLUMNSMNCSUPPORTING BALCONYOOPOBACKFLOW PREVENTERS(VERIFY LOCATION W/ UTILITIES)*INTERIOR NOISE LEVELS FOR RESIDENTIAL UNITS SHALL BE MITIGATED TO 45 dB(A) CNEL WHEN OPENING STO THE EXTERIOR OF THE RESIDENCE ARE CLOSED.*ALL FENCES SHALL BE SHOWN IN LANDSCAPE PLANS.MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P11.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000145 PLEXFIRST FLOOR PLAN3/16"=1'-0"c) i L.. □ ST-\~ ::K Architecture + PI an n in g I r-----~L------------, : : 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com 0 I I I I +-----r-------------1 ______________ _ -·-·-·-·-·-·-·-·-·-·-·-r-·-·~ i i I II I ,, I ______ JJL-----------------------1 ________ _ ·-··-··-··-··-··-··-··-··--------~---··-··-··-··-··-··-··-··-··-··-··-··-·· 0 UP 16RLIVINGLIVIN13'-9" X 21'-2"3'-9" X 2UP 16R1111111UP 16R111DN 20R22DN 20RUP16RDN 19RDININGLIVINGLIVIN14'-0" X 21'-2"4'-0" X 2KITCHENKITCHENNKKITCHENLIVING13'-2" X 15'-0"5'-0"LIVINGVIN12'-3" X 17'8"-3" X 17LIVING12'-7" X 18'-4" X 1DININGDGDDGG10'-0" X 10'-0"1"''DINING10'-0" X 12'-7"DINING9'-0" X 12'-10""BALCONYABALCONYAABALCONYNNBALCONYNNBALCONYBR 310'-0" X 10'-0"BR 310'-0" X 10'-10"BR 39'-0" X 10'-6"BATH 3BABATH 3333HYBALCONYBCCCDN 17RDININGPWDR.PWPKITCHENKITCHENPWDR.PWPBATH 3B51243WWFAUW/DWDN 17RUP 16RCCLCALNYBABNYYBARRRRONBAONBACCNNNNCCCCBAAALCCOONNYYYNYONOCLAAB129'-9"2'-0"BALCONYPROJECTION2'-0"BALCONY PROJECTION2'-0"BALCONY PROJECTION5'-0"BALCONY PROJECTION5'-0"REAR SETBACK5'-0"STREET SIDE SETBACK FROM DEDICATION5'-0"DEDICATION10'-0"FRONT SETBACK FROM DEDICATION5'-0"DEDICATION5'-0"SIDE SETBACK2'-0" BALCONYYPROJECTIONNNOO144'-10"55'-1"BBBBBBBBNEASDBCWPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE*INTERIOR NOISE LEVELS FOR RESIDENTIAL UNITS SHALL BE MITIGATED TO 45 dB(A) CNEL WHEN OPENING STO THE EXTERIOR OF THE RESIDENCE ARE CLOSED.*ALL FENCES SHALL BE SHOWN IN LANDSCAPE PLANS.MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P12.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000155 PLEXSECOND FLOOR PLAN3/16"=1'-0"/ / 0 -·---- ------------------- -__ , ___ - -------- ------7 -f'-------------------------------------------------------------~ c) ( / / L .. _ ST-\~ ::K Architecture + PI an n in g 0 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com 0 0 UP 17R111111111111UP 17R11111DN 16RDN 16RDN 16RDRRMASTER BR15'-1" X 15'-9"1MASTER BRR11'-9" X 12'-0"2BR 210'-5" X 12'-10"BR 210'-10" X 11'-10"BATH 2BBATH 2H 2M BATHM BATHM BATHLOFTTECHUP 17RUP 17RDN 16RDN 16R7RU7RUMASTER BRT12'-3" X 12'-5"3MASTER BRT11'-8" X 13'-7""BR 210'-0" X 11'-11"BR 210'-10" X 11'-11"BATH 2BAM BATHTECHFAUTECHW/DBATH 2BAM BATH//LINENLINENMBR 210'-0" X 11'-4"MASTER BR11'-6" X 12'-9"BATH 2RB"TECHFAUF51243UP 17R111111111111111LINENLINENLINEN124'-9"40'-0"TECHMMMMMMMRURRRRW/D//FAUW/DW/DFAUFsdasdasd 2'-0"BALCONY PROJECTION5'-0"REAR SETBACKA5'-0"STREET SIDE SETBACK FROM DEDICATIONTTTTRTT5'-0"DEDICATION10'-0"FRONT SETBACK FROM DEDICATIONED5'-0"DEDICATIONO5'-0"DE SETBACKCSIDAA144'-10"DDIOO55'-1"AAAAAAEX EXEEXEXEXNEASDBCWPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE*INTERIOR NOISE LEVELS FOR RESIDENTIAL UNITS SHALL BE MITIGATED TO 45 dB(A) CNEL WHEN OPENING STO THE EXTERIOR OF THE RESIDENCE ARE CLOSED.*ALL FENCES SHALL BE SHOWN IN LANDSCAPE PLANS.MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P13.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000165 PLEXTHIRD FLOOR PLAN3/16"=1'-0"0 ·-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··7 n ~ ----------------------------------------------------------------------------~ ( ◊ / / L .. -.. --' .. -··-··-··-·· ST-\~ ::K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com i __ j __ -~ 0 DN 17RDN 17RDN 17R11DN 17RROOF DECKROOF DECKROOF DECKROOF DECKROOF DECK1:121:12TYPICAL ROOF SLOPE1/4:12 (U.N.O.)5'-0" ROOF DECKRAIL AWAY FROMBUILDING FACE5'-0" ROOF DECKRAIL AWAY FROMBUILDING FACEARCHITECTURAL FEATURE:TOWER2'-0" EAVEPROJECTION2'-0" EAVEPROJECTION2'-0" EAVEPROJECTIONBBQ GAS STUBKBBQ GAS STUBRBBQ GAS STUBBBQ GAS STUBBBQ GAS STUB2'-0" EAVEPROJECTIONTYPICAL ROOF SLOPE1/4:12 (U.N.O.)DN 17RRRRRRRRRRRRO5'-0" ROOF DECKRAIL AWAY FROMBUILDING FACE5'-6" ROOF DECKRAIL AWAY FROMBUILDING FACEPPPPPNEASDBCW*INTERIOR NOISE LEVELS FOR RESIDENTIAL UNITS SHALL BE MITIGATED TO 45 dB(A) CNEL WHEN OPENING STO THE EXTERIOR OF THE RESIDENCE ARE CLOSED.MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P14.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000175 PLEXROOF PLAN3/16"=1'-0"c) ST-\~ ::K Architecture + PI an n in g 0 __ J_1 __ -<-T □ l <-□ . . . i T ===1 1 i __ j __ ---7 L __ 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com ' ' ' ,------1 ______ _J L_ 0 □ <-' ' ' ' ' -----..,__ __________ ....!)----------------0 T.O. PLATEST.O. FLR. SHEATHINGT.O. PLATEST.O. SLABT.O. FLR. SHEATHINGT.O. PLATES+24"+0"+24"+0"+24"+ARHITECTURALFEATURES: TOWER+0"-12"1235' HEIGHT LIMITINTEGRAL COLOR PLASTERPAINTED 1X6 HORIZONTALHARDBOARD LAP SIDINGPAINTED BOARD & BATTENHARDBOARD SIDINGOPEN TO DRIVEWAY"+0"-28"+0"-28"+0"""288-222-6"+24"+24"66.00'53.35'74.35'84.60'88.19'91.10'51.48'50.82'3100#3#4#5228'-0"OOROR@ DODO@ DOORSIMSIMMMM.MMMMMMSIM.SIM.9"99RR@ DOOROORR+5.5""+0"51.48'50.82'66.00'74.35'84.60'91.10'3100#2#1#1#16"SIMMMMMMMMMMMMM.MMMMMMMMMMSI35' HEIGHT LIMITNORTH ELEVATION - VIEW FROM OAK AVE.WEST ELEVATION - VIEW FROM MADISON ST.ELEVATION KEYNOTES* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. FLAT TPO ROOF.2X10 RESAWN WOOD RAKE.2X10 RESAWN WOOD EAVE.RESAWN WOOD BEAM / BRACKET.PLASTER CONTROL JOINT.VINYL WINDOW / SLIDING GLASS DOOR.PLASTER WINDOW / DOOR TRIM.2X RESAWN WOOD TRIM.ENTRY DOOR.GARAGE DOOR.METAL AWNING.METAL GUARDRAIL / RAILING.LOW WALL / GUARDRAIL / RAILING.ROOF PARAPET.UTILITY METER: GAS.UTILITY CLOSET: ELECTRICAL / CABLE / TELEPHONE.FIRE CONTROL PANEL.EXTERIOR STAIRS (TO ROOF DECK).BIORETENTION PLANTER.WALL MOUNTED LIGHT FIXTURE, TYP.123456789101112131415161718192013713461213599184171881113119'-1"2 3/4"/1'-2/229'-1"11'-2"1'-4 3/4"//4T.O. PLATEST.O. FLR. SHEATHINGT.O. PLATEST.O. SLABT.O. FLR. SHEATHINGT.O. PLATES9'-1"2 3/4"/1'-2/229'-1"11'-2"1'-4 3/4"//49994211819SIM.19SIMIM1335'-0"5'-3 1/2"40'-3 1/2"35 HEIGHT LIMIT40'-3 1/2"2020141313144 3/4"431'-1 1/2"/1'-7 1/4"-/2'-1 1/4"2435'-0" HEIGHT LIMIT @F.O. STAIR LOW WALLMADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000185 PLEXEXT ELEV3/16"=1'-0"ST-\~ ::K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ 53.42'66.00'74.35'84.60'88.19'SIM.SI35' HEIGHT LIMIT+13'-0 1/2"+11'-0 1/2"ARHITECTURALFEATURES: TOWER+23"+35' HEIGHT LIMITINTEGRAL COLOR PLASTERPAINTED 1X6 HORIZONTALHARDBOARD LAP SIDINGPAINTED BOARD & BATTENHARDBOARD SIDINGOPEN TO DRIVEWAY+35"+24"+0"+26.5"+23"+5"+26.555"+0"+0+23"+35"+23"51.48'50.82'66.00'74.35'84.60'91.10'2"SIM.SIM.SIM.SIMMSIM.SMSIM.(+24")(+0")SOUTH ELEVATIONEAST ELEVATION - VIEW FROM ALLEYELEVATION KEYNOTES* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. FLAT TPO ROOF.2X10 RESAWN WOOD RAKE.2X10 RESAWN WOOD EAVE.RESAWN WOOD BEAM / BRACKET.PLASTER CONTROL JOINT.VINYL WINDOW / SLIDING GLASS DOOR.PLASTER WINDOW / DOOR TRIM.2X RESAWN WOOD TRIM.ENTRY DOOR.GARAGE DOOR.METAL AWNING.METAL GUARDRAIL / RAILING.LOW WALL / GUARDRAIL / RAILING.ROOF PARAPET.UTILITY METER: GAS.UTILITY CLOSET: ELECTRICAL / CABLE / TELEPHONE.FIRE CONTROL PANEL.EXTERIOR STAIRS (TO ROOF DECK).BIORETENTION PLANTER.WALL MOUNTED LIGHT FIXTURE, TYP.123456789101112131415161718192016155102010T.O. PLATEST.O. FLR. SHEATHINGT.O. PLATEST.O. SLABT.O. FLR. SHEATHINGT.O. PLATES9'-1"2 3/4"/1'-2/229'-1"9'-1"1'-4 3/4"//4T.O. PLATEST.O. FLR. SHEATHINGT.O. PLATEST.O. SLABT.O. FLR. SHEATHINGT.O. PLATES9'-1"2 3/4"/1'-2/229'-1"9'-1"1'-4 3/4"//435'-0"35'-1"1051413131413819261220746131831'-7 1/4"//1'-11 3/4"/4-//'2'-1 1/4"2'/1'-1 1/2"/5 3/4"/33//4 3/4"/31/4"44444MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000195 PLEXEXT ELEV3/16"=1'-0"ST-\~ ::K Architecture + PI an n in g -·-·---·-,----' ' ' ' H ,, ,, ,, ,, ,, " ,, ,, 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ A. SECTION THROUGH UNITS 4, 5, 1, 2 (LEFT TO RIGHT) B. SECTION THROUGH UNIT 5 OVER DRIVE AISLEMASTER BRMASTER BATHLIVINGKITCHEN11'-2"9'-1"9'-1"T.O. PLATEST.O. PLATEST.O. CONC.CONCT.O. PLATEST.O. FLR. SHTG.T.O. FLR. SHTG.GARAGEGARAGEGARAGEKITCHENLIVINGBATH 3LIVINGW/DDININGLIVINGDININGLIVINGM. BR.W/DFAUM BATHBATH 2MASTER BRLOFTW/DW/DM BATHA17'-0 3/4"ROOF DECKROOF DECKROOF DECKROOF DECK9'-1"2"11'-2"10'-5 3/4"11'-2"9'-1"9'-1"T.O. PLATEST.O. PLATEST.O. CONC.T.O. PLATEST.O. FLR. SHTG.T.O. FLR. SHTG.M BATHAW.C.11'-6"6611'-6"10'-2 1/2"70.9"HEADROOM66.9"MAX CAR HT.CXXMX CMAX CCXX CCCCC17'-0 3/4"10'-2 1/2"'"70.9"HEADROOM66.9"6MAX CAR HT.XMM62"UPPER CAR HT.TT62"UPPER CAR HT.RCPER CR CRPERPEEEPPPPPPEECCCCCCCUPPTTDRIVE AISLEGARAGEMADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P31.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-0001105 PLEXBUILDING SECTIONS3/16"=1'-0"I ' I ' \\ 111 I ~-~=~-~=~--~ f----~ ----------------==---=--==--=~-~~-==--==--= -___ J-------l= = ------------11= ! ~ ST-\~ ::K Architecture + PI an n in g -------------➔----_____ _,,I=="--f-------1 --~-------~--~--------~------: : : : : : : :-I'----"--~ _ ________,: : : : : : : J f-r-----~=~-------~---~--~-------1---n 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com I I~----I D. SECTION THROUGH UNIT 5MASTER BRKITCHENLIVINGGARAGEGARAGEDININGMASTER BRHALLHALL11'-2"11'-2"9'-1"9'-1"T.O. PLATEST.O. PLATEST.O. CONC.T.O. PLATEST.O. FLR. SHTG.T.O. FLR. SHTG.FAUFAUADA GUEST PARKINGROOF DECKROOF DECKLIVINGGARAGEMASTER BRDININGBATH 2PWDR.ENTRY11'-2"9'-1"9'-1"T.O. PLATEST.O. PLATEST.O. CONC.TO CT.O. PLATEST.O. FLR. SHTG.T.O. FLR. SHTG.C. SECTION THROUGH UNITS 3, 4 (LEFT TO RIGHT)MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P31.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-0001115 PLEXBUILDING SECTIONS3/16"=1'-0"ST-\~ ::K Architecture + PI an n in g II 11,~ -~--1-----~--_=:c=~~~--==;;::::--~ =Jl-==_= -~--::: J : ~----~·~.......,_~=~nr~=; ---~ ~::: J L - - --~ l I I _l~F:::'~c~~~~~~~~~~~~;;;;;~=~--t2 -----------1 L'c==c - - - - - - --~-,l------'-'="'='1L--------'I=--= "'3 - - - -I -------_,u _ ___n________-------"-rl---_-_-_-_-_]:,. -------L--·-·-·-·-·-·--f-~---_-_-_-"'""_~_~_~_,,-----~---~-~•"1-,t-- - - ---n --------,___==-=== ------------F - - - - -Ll 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000185 PLEXEXT ELEV3/16"=1'-0"3100#3#4#5NORTH ELEVATION - VIEW FROM OAK AVE.#5#4ST-\~ :K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 I www.starckap.com MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000185 PLEXEXT ELEV3/16"=1'-0"3100#2#1WEST ELEVATION - VIEW FROM MADISON ST.#1#2ST-\~ :K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000195 PLEXEXT ELEV3/16"=1'-0"SOUTH ELEVATIONST-\~ :K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com MADISON ST. & OAK AVE.APPLICANT: D K REALTY2018026P21.DWGOF 11ISSUE DATE: 7/1/19PRE 2018-0029/CT 2019-0002/PUD 2019-0002/SDP 2019-000195 PLEXEXT ELEV3/16"=1'-0"EAST ELEVATION - VIEW FROM ALLEYST-\~ :K Architecture + PI an n in g 2045 Kettner Boulevard Suite 100 San Diego California 92101 619 299 7070 www starckap com ALLEYADA VAN PARKING3 BR3 BR2 BR2 BR3 BR 5GARAGE20'-3" X 22'-0"GARAGE20'-0" X 20'-3"GARAGE12'-0" X 20'-3"GARAGE12'-0" X 20'-3"GARAGE13'-10" X 20'-3"VISITOR PARKING1243ENTRYENTRYENTRYENTRY ENTRYNOPARKINGO A K A V E.BENCHTRASH RECEPTACLEM A D I S O N S T.IRRIGATION BACKFLOWPREVENTER36" HT SCREEN WALLSEE DETAIL "B".RAISED (36" HT)FLO-THRU PLANTERS(SEE DETAIL THIS SHT.MOUNT WOOD FENCE ONTOP OF 2' RETAININGWALL SO THAT OVERALLHEIGHT = 6'-0"BMP SWALE - SEE CIVIL'SPLANS FOR MOREINFORMATION.PROPOSED LOCATIONOF IRRIGATIONMETER PER CIVIL'SPLANS2' HEIGHT RETAININGWALL PER CIVIL'S PLANSTYPICAL FLO-THRU PLANTER RAISED (36" HT)FLO-THRU PLANTERS(SEE DETAIL THIS SHT.RAISED (36" HT)FLO-THRU PLANTERS(SEE DETAIL THIS SHT.6' HEIGHT WOOD FENCE ON PROPERTY LINE.6' HEIGHT WOOD FENCE ON PROPERTY LINE.SIGHT VISIBILITY TRIANGLESIGHT VISIBILITY TRIANGLE10'-0"CALTRANS 150' SIGHT DISTANCECALTRANS 150'SIGHT DISTANCEPLANT LEGENDTREES STREET TREES CASSIA LEPTOPHYLLA -GOLD MEDALLION TREE15'x25'KOELRUETERIA BIPINNATACHINESE FLAME TREE SIZESYMBOLBOTANICAL NAMECOMMON NAMESHRUBS SIZESYMBOLHT X SPDLARGE ACCENT SHRUBSBOTANICAL NAMECOMMON NAMECUPRESSUS SEMPERIVIRENSITALIAN CYPRESSLEUCOPHYLLUM FRUTESCENSTEXAS RANGERCALLISTEMON VIMINALIS 'SLIM'SLIM BOTTLEBRUSHCASSIA NEMOPHILAGREEN FEATHERY CASSIARHAPHIOLEPIS INDICA 'PINK LADY'PINK INDIA HAWTHORNHT X SPD SIZESYMBOLHT X SPDMEDIUM ACCENT SHRUBSBOTANICAL NAMECOMMON NAMECARISSA SPECIESNATAL PLUMCEANOTHUS G.H. 'YANKEE POINTCEANOTHUSMIMULUS SPECIESMONKEY FLOWERCALLISTEMON CIT. 'LITTLE JOHN'DWARF BOTTLEBRUSHJUNIPERUS CHIN. 'TAMARISCIFOLIA'TAMARIX JUNIPERMYRTUS COMMUNIS COMPACTACOMPACT MYRTLEPHORMIUM TENAX 'ATROPURPUREUM'PURPLE NEW ZEALAND FLAXROSMARINUS OFFICINALISROSEMARYSYMBOLSMALL ACCENT SHRUBSBOTANICAL NAMECOMMON NAMEAGAVE ATTENUATAFOX TAIL AGAVEFESTUCA OVINABLUE FESCUEECHEVERIA SPECIESECHEVERIASLEYMUS CONDENSATUSCANYON PRINCE WILD RYETULBAGHIA VIOLACEASOCIETY GARLICGROUND COVER SIZESYMBOLHT X SPDBOTANICAL NAMECOMMON NAMEFLATSSYMBOLBOTANICAL NAMECOMMON NAMEVINESBOUGAINVILLEA SPP.BOUGAINVILLEA VINE5 GAL. SIZEHT X SPD24" BOX24" BOX15 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.5 GAL.1 GAL.5 GAL.1 GAL.1 GAL.6' x30"18"x18"18"x18"30"x30"16"x16"18"x18"18"x18"2'x18"18"x18"18"x18"15"x15"4'X4'18"x18"12"x12"12"x12"12"x12"12"x12"12"x12"-JACARANDA MIMOSIFOLIAJACARANDA TREE15'x25'24" BOX30'x30'MASCAGNIA MACROPTERAYELLOW ORCHID VINE5 GAL.-ROSMARINUS OFFICINALISTRAILING ROSEMARYMYOPORUM PARVIFOLIUMPROSTATE MYOPORUM 18" O.C. SPACINGWATER USEWUCOLS IVMEDMEDMEDLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWLOWDYMONDIA MARGARETAEDYMONDIA 8" O.C. SPACINGSCREEN TREE SYAGRUS ROMANZOFFIANAQUEEN PALM30'X15'24" BOXMEDD K REALTY HOLDINGSHutter Designs, Inc.F: (619) 342-8528T: (619) 337-4044San Diego, Ca 921233625 Ruffin Road, Ste. 108Landscape ArchitectsMADISON ST. & OAK AVE.CARLSBAD, CAL-1LANDSCAPE CONCEPT PLAN-() BIOOElENllON ENGINEERED SOIL LAYER SHM..l. BE UINIUUU 18" DEEP "sANDY LOAU" SOL MIX 'MTH NO MR TliAN 5:11; CLAY CONTUtT. THE MIX SH.-.U. CONT,1,,IN 50 TO 60:lSAND, 20 TO 30XCOUF'OSTOR HARDWOOO l1UAJ)t, AND 20 TO 30X TOPSOIL. PWITERBOXSIZEPERPLAN 'MTI-1 THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLrnENTS THOSE REGULATIONS TO PROYIDE EFFICIENT USE OF WATER." ~ 4/18/2019 siGNA~ DATE EXISTING TREES TO REMAIN / TO BE REMOVED: EXISllNG lREES TO REMAIN / TO BE REMOVED: EXISTING TREES TO REMAIN / TO BE REMOVED: CALIPER COMMENT CALIPER COMMENT CALIPER COMMENT I PITTOSPORUf.l UNDUI..ATlJU 6" PITTOSPORUM UNDULAlllt.l 8" EUGENIA MYRTIFOUA 16" SYAGRUS ROMANZOFFlANUM 10' Bll-1 i SYAGRUS ROMANZOFFlANUM 10' 8TH SYAGRUS Rc..tANZOFflANUM 8' 811-1 SYAGRUS ROM,&,NZOFFlANUM 8' B11-1 @ SYAGRUS ROMANZOFFIANUM 8' 811-1 ! SYAGRUS Rct.lANZOFFlANUM 6' Bll-1 SYAGRUS Rc..lANZOFFIANUM 6' Bll-1 EUGENIA MYRTIFOLIA 16" EUGENIA MYRTIFOLIA 16" Q SYAGRUS ROMANZOFflANUM 6' BTI-1 REl,IO\'E REMO'vE REl,IO\'E REMOVE REMOVE REMOVE REl,IOVE REMOVE REMOVE REMO'vE REl,IOVE REMOVE I KOELREUTERIA BIPINNATA 12" WASHINGTON ROBUSTA 10" SYAGRUS ROMANZOFFIANUIJ 5' BTI-1 SYAGRUS ROMANZOFFIANUIJ 5' BTI-1 I SYAGRUS ROMANZOFFIANUIJ 5' BTl-1 SYAGRUS ROMANZOFFIANUIJ 5' BTl-1 SYAGRUS ROMANZOFFIANUIJ 5' BTI-1 SYAGRUS ROOANZOFFIANUM 4' BTI-1 SYAGRUS ROMANZOFFIANUM 4' 8TH SYAGRUS ROOANZOFFIANUM 6' BTI-1 SYAGRUS ROMANZOFFIANUM 6' BTI-1 SYAGRUS ROOANZOFFlANUM 8' BTI-1 SYAGRUS ROMANZOFFIANUIJ 5' BTI-1 2"X4" SUPPORTS (ON ffiGE) NOTE: IN AREAS 'M-IERE A 2' HT. WAll IS S/--10~ 00 SOUTI-1 PROPERTY LINE, REMO'vE REMO'vE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE I !~::~! =~~~~!~~~:~~~~ ! !~ :!~~~ SYAGRUS ROMANZOFFIANUf.l 5 BTI-1 REMOVE SYAGRUS ROMANZOFFIANUf.l 5 BTI-1 REMOVE SYAGRUS ROt.lANZOFFIANUM 5 BTI-1 REMOVE SYAGRUS ROt.lANZOFFIANUl,I 8 BTl-1 REMOVE EU CAL YPlUS GLOBALIS Hi" REMOVE SCHINUS TEREBINTHIFOUA 16" REMOVE 1------#J REBAR 016" O.C. HORIZ. ..J------#J VERTICAL REBAR O 24" O.C. NO. 4 REINFORCEf.lENT BAR STEEL FROM WALL TO nc. TO ALTERNATE FROM SIDE TO SIDE SECTION THE COOTRACTOO TO BUILD THE WOO'J FENCE ON HF OF RETAINING WAll SO TOTAL FENCE HEIGHT • 6'-0" HIGH. 36" HT SCREEN WALL ® SCALE: N.T.S. 0 0 0 * 1. "IF ANY REOOIRED LANDSCAPE IN~CATED ON T11E APPIW\IED CCf,ISTRUCTICt,1 DOCUMENTPLANSISDAMAGEDORREMOVEDOORINGDEMmTtoNORCONSTRUCTION IT SHALL BE REPAIRED AND/OR REPLACED IN KIND AND EQUIVALENT'.:lZEPER T}jE APPROVEDOOCUl,ffNTSTOTHESATlSfACTIONOFTHEDE\IELOPt.ffNTSERVICES DEPAATMENT l'IITHIN 30 DAYS or DAMAGE." 0 8 16 24 ri.......r, SCALE IN FEET SCALE, 1/8' , 1'-0' North LANDSCAPE CONCEPT PLAN revision date L', dote 1-9-2019 drown SHH checked Hlll job 19001 file # sheet of 2 VINM A D I S O N S T.O A K A V E.ALLEYADA VAN PARKING3 BR3 BR2 BR2 BR3 BR 5GARAGE20'-3" X 22'-0"GARAGE20'-0" X 20'-3"GARAGE12'-0" X 20'-3"GARAGE12'-0" X 20'-3"GARAGE13'-10" X 20'-3"VISITOR PARKING1243ENTRYENTRYENTRYENTRY ENTRYNOPARKING44444444IRRIGATION BACKFLOWPREVENTERMAXIMUM APPLIED WATER ALLOWANCE (MAWA)MAWA = Maximum Applied Water Allowance per year (gallons). ETo= Reference Evapotranspiration (inches) 0.7 = ET Adjustment FactorLA = Landscape Area including Special Landscape Area (square feet)SLA= Special Landscape Area (square feet) 0.62= Conversion factor MAWA = (ET0) (0.62) (0.55 x LA) + (0.3 X SLA) MAWA = (40.0) (0.62) (0.55 X 2,669) = 36,405MAWA = 36,405 Gallons per Year 0.3 = Additional ET adjustment Factor for Special Landscape Area Show Values:ETo = 40.0 in./yr.LA = 2,669 Sq. Ft.SLA = 0 Sq. Ft.25,098 Gal. / Yr. ETWU is Less than 35,587 MAWA Gal. / Yr. L-2WATER CONSERVATION PLAND K REALTY HOLDINGSHutter Designs, Inc.F: (619) 342-8528T: (619) 337-4044San Diego, Ca 921233625 Ruffin Road, Ste. 108Landscape ArchitectsMADISON ST. & OAK AVE.CARLSBAD, CAWATER CONSERVATION FEATURES 1. CONTRACTOR W1LL HAVE SOIL SAMPLES ANALYlED BY WALLACE LABS TO TO TEST FOR AGRICULTURAL SUITABIUTY, SUCH TEST WILL IDENTIFY BOTH DESIRABLE AND DETRIMENTAL SOIL PROPERTIES. SOILS LAB W1LL RECOMMEND APPROPRIATE SOIL AMENDMENTS WHICH CONTRACTOR VilLL USE WHEN INSTALLING PLANT MATERIAL. 2. PLANTS SELECTED FOR THIS PROJECT ARE LOW WATER AND WILL WORK VilTH THE SUN EXPOSURE OF mlS PROPERTY, TREES WILL PROVIDE SHADE AND ACCENTUATE ARCHITECTURE 3. ALL IRRIGATION SYSTEMS ON THIS PROJECT WILL BE DRIP IRRIGATION -THIS WILL BOTH SAVE WATER AND WILL WATER DEEPLY WITH MINIMAL RUN-OFF, WHICH W1LL RESULT IN OPTIMAL PLANT GROWD,. 4. ORGANIC MULCH WILL USED ON THIS PROJECT TO KEEP ROOTS COOL, HELP RETAIN SOIL MOISTURE, MINIMIZE EROSION,AND REDUCE 'NEED GROWTH. S. CONTRACTOR TO PROVIDE BOTH LANDSCAPE AND IRRIGATION MAINTENANCE, TO ENSURE THAT PLANT MATERIAL IS PROPERLY PRUNED, REPLACE DEAD/ DYING PLANTS AND TO INSPECT AND ADJUST IRRIGATION SYSTEMS SO THAT PLANTS ARE IN A HEALTHY, GROWING CONDITION HYDROZONE WATER USE IRR.TYPE SQUARE FT -EASTERN ZONE LOW USE DRIP IRR 95 SQ FT. I I I I I I I 111111111111111 SOUTHERN ZONE LOW USE DRIP IRR. 225 SQ FT. WEST ZONE LOW USE DRIP IRR. 138 SQ FT. NORTH ZONE LOW USE DRIP IRR. 902 SQ FT. R.O.W. ZONE LOW USE DRIP IRR 1,137 SQ FT TREE STREET TREES MED USE BUBBLER 112 SQ FT. IRRIGATION TREE PALM TREES MED USE BUBBLER 60 SQ FT. IRRIGATION TOTAL IRRIGATED AREA ~ 2,669 SQ. FT. ~---~ (100% OF LANDSCAPE IRRIGATED W/ DRIP IRRIGATION EXCEPT STREET + PALM TREES USING BUBBLERS.) 0 SCALE IN FEET SCALE• 1/8' , 1'-0" North Water Efficient Landscape Worksheet ·1~.:;;::::::::~:::;~"-'' br ,h< pruj«t •ppb<>nt ,nJ ",., "'l"'.,._i dml<fttohh< r_.n,.1.,,1'< HV""O~OOl., ... Otl .... TIOOITAau ~ «;,:r:;.:f,~'!;~:i~tf:.~i!,~;!:;:, Uoc" m>ny uble<., n«<>»'f "-' .,,,..,..,...,,,. VLll'-V;,y,._....ll',,,.,/4,,,,_,., • ,..M,,,,,,.,.. ..... ,u.,,,...,. """·"w> ...... u., ..... ,. ••!~,,;,,,,M«llod MS••,,,,...,.,.,.,, .. ,,.. ~,,.,,, M"IJCVLSW-,;.,-w.,,, ,..,,,,,..,.,.,.,,,,,.. .. "•-?-... C.0.-... nwll ..,_,....,....,"""""""..w,.oo.u ... ...,,-._,. ,e. .• ..,_./bTI;ITALWATU."'°'.........," ~"=.~...-2.. .. --~ .. --.-~ , .. w;o..· ••• "4.!> • 7 +I,~ .; ., 1.~ 1.,'" :Z.: lob I 2~t '?t S-,1, '!>O ,'ho ,PO ,(/(J ,"DY .r:,v ,1 ,15' ._.,,_, __ .,9,,_..., .... ---·-,m," -·----··-,,_o,. __ ., ...... ....,. .... _ •.. -., _____ , .. _ ... ,,.._ ... l.w __ 2(p,f/,,+ WATER CONSERVATION PLAN revision date 6 6 6 6 6 date 1-9-2019 d~awn SHH I checked HDI job 19001 file # sheet of 2 PRELIMINARY GRADING PLANLEGAL DESCRIPTIONBENCHMARKEXISTING TOPOGRAPHY SOURCEGRADINGADDITIONAL NOTES:OWNER/DEVELOPERCITY OF CARLSBADOAK AVENUE & MADISON STREETVICINITY MAPREFERENCE DRAWINGSTel. 760.929.2288 Fax. 760.929.22872888 LOKER AVENUE EAST SUITE 217CARLSBAD, CA 92010www.HWL-PE.comSHEET 1 OF 1PREPARED BY:LEGENDSITEGENERAL INFORMATIONTYPICAL SECTION A-ATYPICAL SECTION B-BTYPICAL DETAIL 'A'SC-1SC-3SC-4SC-5SC-6SC-6SC-6SD-1SD-3SD-4SD-5SD-6SD-7CONSTRUCTION BMP LEGEND:ABBREVIATIONSCT 2019-0002 / PUD 2019-0002 / SDP 2019-0001TYPICAL DRIVE AISLE SECTIONTYPICAL ALLEY SECTIONR/W 20'ALLEY R/W ~EXIST. GUTTER TO BE PR.'.'.osrn . ROTECTED IN PLACE DR!\IE";/~£ •·.· PROPOSED 6" CONCR AC / PA\IEMl:NT PER SOILS REPORT 6" AB PER GS-17 0 -;-7 5 I " 9 ;l cs z: 0, "' -------,--OAK AVENUE p,z=ww======llTJ ~~~~fJg WALL 2.0' MAX HEIGH TiftiE rowN CF CAM.SIAD 1¥..AP 111'0. 775 LOT14 :,-5l0CU7 1 i-----f----h~-~~~''~•o_· -+-~"--+------l+------l-+--' ___ _ SCALE: 1" = 10' R/W ' I ' ' L R/W 80.0' OAK AVENUE < ,rr, 5.0'DEDIC N.AJ.1£: QKR[A/TYHC,:Q/NGS ADDRESS:1185SSORl?fNTOVALLEYRD. SU!TE5J4,SAND/[GOCA92121 ffiOO[ N0.:(619) 804-3418 CELL COOTACT· MIKE KOOTO/ICK S.F. (NU) TOTAL ffPLACED!MPfl?VHJIJSAf?EA ..... 158S.F. TOTAL PRCf'OSED IMPER'>lOOS AREA: 5,930 S.F. 3. EXISTING GENERAL PLAN DES/GNATICW: l&LAGE BARR10 S. USAGEOFLOTS 6. NU/,1Brn CED'M:LLING"""'•······················' 7. TOTAL NUMBER CF LOTS: 9 CffN SPACE l?tOO/RfMrnTS: .. . 10. UNDE'vfLOPEDAREA• ......................................... 0.00 11. STORAGE SPACE: [)[SCR/PT100: 2.25 INCH DISK IN SWTH£AST CORNER OF DRNNAGE BOXIAARKEDL56215 Na?THEAST CORNER OF GRANO AVE". Af/0 WASH!NGTCN ST.,52FT\lifSTOFRA/LROADTRACKS. COONTYOFSAND/EGO PRCPOSED COOTOOR LINE EXISTING CCWTOOR LIN[ EXISTING WATER MAIN EXISTING WATER VAL\.£ EXISTING WATER M[TER EXISTING SEWER MANHOI...£ EXISTING SlDEWALK EXISTING HANDHCl.L. EXISTING ~NCE (TO BEREMOVCD) EXISTING PUBLIC nRE H'rDRANT EXISTING STT?ffT LIGHT EXISTING UT1L!T1ES VAULT EXISTING Ti?ffS (TO BE R[MO\.£D) EXISTING SPOT ELEVA Tiet,/ PROPOSED SPOT ElLVA TlON PRCPOSED RETAINING WALL PRCPOSED AREA DRAIN. PRa>oSEO12·x12·aox PRCPOSED DOf\N SPOOT PR!YOSEDCURBANDGUTTER PR!YOSED 6" PCC PA\.£MENT PR!YOSED 4" AC/ 6" AB PR!YOSEDPRIVATESEli-ERLAT PRCPOSED PRIVATE WATER LAT PR!YOSEDPRIVATEF/R[SERYICE PR!YOSED TRMSFORMER HWl HOWES I WEILER I LANDY PLANNING & ENGINEERING ~ELL0R R. LANDY R.C.E. 81085 EXP. 9-30-19 ---flfl/-----i--------------- -41 - ---(W)----s----w----cc--~