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Home My WebLink About2018-05-16; Planning Commission; ; CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WESTThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: December 21, 2017 P.C. AGENDA OF:May 16, 2018 Project Planner: Chris Garcia Project Engineer: Tecla Levy SUBJECT: CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST – Request for approval of a Tentative Tract Map and Planned Development Permit to allow the development of a six-unit, residential air-space condominium project on a 0.43 acre site located at 972- 988 Grand Avenue, within Local Facilities Management Zone 1. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7292 APPROVING Tentative Tract Map CT 2017-0005 and Planned Development Permit PUD 2017-0005, based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to construct a six-unit residential air-space condominium project on a 0.43 acre site located at 972-988 Grand Avenue. Topographically, the site is generally flat and presently developed with two single-family homes. The project site’s two parcels will be merged to create one lot. The development proposes two buildings containing three units each. The condominium project requires the processing and approval of a Tentative Tract Map and a Planned Development Permit. The proposed project contains a paved drive aisle down the east side of the site which curves to the west toward the rear of the site. Each home includes an attached two-car garage with a direct entrance into the unit. All six units contain three bedrooms and three and a half bathrooms, and range in size from 1,898 square feet to 2,299 square feet. Each three-unit building is three stories with an overall building height of 33’-3” as measured from the new finished grade. The finished grade for measuring building height is being established slightly higher than the existing grade for a uniform design and for drainage purposes. All units include a private deck area off the second floor as well as an exclusive use rear yard at the ground level. The underlying lot will be held in common interest divided between the six air-space condominiums. The common area includes, but is not limited to, the private drive aisle, guest parking spaces, and landscaping. According to the applicant, “architectural inspiration for Grand West draws from North County San Diego’s portion of Pacific Coast Highway, Solana Beach to Oceanside. The client is passionate about contemporary residential styles in close proximity to commercial city centers and beaches. Our team is bringing forth a design based on what we discovered and supports the lifestyle of coastal downtown Carlsbad.” Exterior building materials include two colors of stucco, horizontal siding, metal facias, and stone veneer. Metal railings and decorative privacy screens are located at the balconies, and contemporary garage doors are provided for each unit. 2 CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 2 Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site R-15 Residential 8-15 du/ac with a Growth Management Control Point (GMCP) of 11.5 du/ac. Residential Density - Multiple (RD-M) Zone Two single-family homes North R-15 Residential RD-M Multiple-Family Residential South V – Village V-R – Village Review Motel East R-15 Residential RD-M Single-Family Residential West R-15 Residential V-R – Village Review Single-Family Residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s number of dwelling units and density. TABLE B – PROPOSED DENSITY Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 0.43 acres 0.43 acres 5 units @11.5 du/ac. 6 units at 14 du/ac. In order to meet the city’s Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval for four units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the two existing single-family homes on-site. Grading quantities include 50 cubic yards of cut and 1,700 cubic yards of fill. The project meets the city’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC). III. ANALYSIS The project is subject to the following regulations: A. R-15 Residential General Plan Land Use designation; B. Residential Density - Multiple (RD-M) Zone and Planned Development Regulations (CMC Chapters 21.24 and 21.45); C. Subdivision Ordinance (CMC Title 20); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management Ordinance (CMC Chapter 21.90) and Zone 1 Local Facilities Management Plan. 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 is discussed in detail in the sections below. CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 3 A. R-15 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R-15 Residential, which allows residential development at a density range of 8-15 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 11.5 du/ac. The project site has a net developable acreage of 0.43 acres. The project’s proposed density of 14 du/ac is within the R-15 density range of 8-15 du/ac but is above the R- 15 GMCP of 11.5 du/ac. At the GMCP, five dwelling units would be permitted on this 0.43 net developable acre property. Although the project exceeds the GMCP for the R-15 General Plan Land Use designation by one unit, the General Plan Land Use Element allows the city to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project qualifies for and will receive an allocation of “excess” dwelling units, pursuant to City Council Policy No. 43; 2) that there have been sufficient residential projects approved at densities below the GMCP so the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project; and 3) all necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted city standards. The proposed project is consistent with the above required findings. There have been sufficient residential projects in the Northwest Quadrant that have developed at densities below the GMCP such that the allocation of one dwelling unit would not result in exceeding the quadrant limit. The project is conditioned to pay the appropriate fees to comply with the city’s Growth Management Program. Lastly, the city’s public facilities plans will not be adversely impacted as the allocation of one unit has already been analyzed and anticipated within the Northwest Quadrant. Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in approving a request for an allocation of excess dwelling units, the following three findings must also be made: 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. The proposed project is consistent with the above required findings for the allocation of excess dwelling units. The project is located within the R-15 Residential General Plan Land Use Designation and Residential Density – Multiple (RD-M) zone, which consists of single-family homes as well as attached multiple-family residential apartment buildings that are approved at a similar density (8-15 du/ac) as the density of the proposed project (14 du/ac). The project’s location and density described above are in accordance with the applicable provisions of the General Plan for the R-15 Residential Land Use designation. The project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the R-15 Residential Land Use designation as discussed above. CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 4 Lastly, the project complies 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 Policy 2-P.7 Do not permit residential development below the minimum of the density range except in certain circumstances. Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless certain findings are made. The six-unit residential project density of 14 du/ac is within the R-15 Residential density range of 8-15 du/ac. However, the project is one dwelling unit above the GMCP (11.5 du/ac) and therefore one dwelling unit will be withdrawn from the city’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes Mobility 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. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet applicable circulation requirements, which include a single driveway access point from Grand Avenue. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project is located approximately one-half mile from the train/Coaster station which provides service throughout the day. The project’s close proximity to the transit stop will provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the adjacent Village area. 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. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned to develop and Yes CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY 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. implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Noise 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 project consists of two, three- unit buildings containing a total of six residential condominiums. A noise study by Hans D. Giroux, dated October 11, 2017 was provided. The windows of each unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. Yes Housing Program 3.1 For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The six-unit project is conditioned to pay an affordable housing in-lieu fee on a per unit basis prior to final map approval for four units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the two existing single-family homes on- site. Yes B. Residential Density - Multiple (RD-M) Zone and Planned Development Regulations The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density - Multiple (RD-M) Zone (CMC Chapter 21.24). The six-unit residential air-space condominium project meets or exceeds the requirements of the RD-M Zone as outlined in Table “D” below. The Planned Development regulations provide most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to Attachment Nos. 4 and 5 (Exhibits “A” & “B”) for an analysis of project compliance with Tables C & E of the Planned Development regulations and full compliance with City Council Policy No. 66. CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 6 TABLE D – RD-M COMPLIANCE Standards Required Proposed Comply Building Height 35’ Roof Peak = 33’-3” Yes Setbacks Interior Side: 5’ Rear: 10’ Interior Sides: 10’-1” Rear: 10’-3” Yes Lot Coverage 60% 42% Yes C. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (six condominiums proposed). 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 Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six residential condominium units has been conditioned to pay the applicable housing in-lieu fee for four units prior to building permit issuance or six units if building permits for the six-unit project have not been applied for within two years of demolishing the two existing single-family homes on-site. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “E” below. TABLE E – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 21.2 sq. ft. Yes Library 11.3 sq. ft. Yes Waste Water Treatment 6 EDU Yes Parks 0.04 acre Yes Drainage 1.33 CFS Yes Circulation 48 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=0.54/M=0.24/HS = 0.30) Yes Sewer Collection System 6 EDU Yes Water 1,500 GPD Yes The project proposes six dwelling units whereas the unit yield at the GMCP of the property is five dwelling units. The proposed six-unit project is one unit above the Growth Management Control Point density for this R-15 Residential designated property. Consistent with the General Plan and Policy No. 43, one dwelling unit will be withdrawn from the city’s excess dwelling unit bank. CT 2017-0005/PUD 2017-0005 (DEV2017-0063) – GRAND WEST May 16, 2018 Page 7 IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the city Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The six-unit condominium project is not subject to Climate Action Plan measures because the project is below the 70-unit multi-family housing screening threshold listed in the city’s Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7292 2. Location Map 3. Disclosure Statement 4. Exhibit “A” – Planned Development Tables C & E 5. Exhibit “B” – City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Full Size Exhibits “A” – “U” dated May 16, 2018 GRAND AVHOME AVLAGUNA DR H O P E A V I-5 CVD SB OFF RAMP JE F F E R S O N S T H O P E A V A L L E Y H A R D I N G S T CARLSBAD VILLAGE DRI- 5 C V D N B O N R A M P PIO PIC O DR CT 2017-0005/PUD 2017-0005 (DEV2017-0063)Grand West SITE MAP SITE E L C AMINO R E A LLA COSTA AV A L G A R DCARLSBAD BL ( City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "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 provided 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 (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person The Arie E. de Jong and Corp/Part, ___________ _ Title Silva de Jong Family Trust Title --------------Address 807 E. Mission Rd, San Marcos, CA Address ____________ _ 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 (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Corp/Part ____________ _ Title Title --------------------------- Address _________ _ Address ____________ _ Page 1 of 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 The Arie E. de Jong Non Profit/Trust ·---------- Title and Silva de Jong Family Trust Title -------------~ Address 807 E. Mission Rd San Marcos, CA 92069 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 !v"! No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. II the above information is true and correct to the best of my knowledge. Signature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: • Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and • Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: • Are required by a noise study, and • Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. A tower feature encroaches 10” into the front setback along with a flat roof overhang that encroaches 1’-10” into the front setback. Bay windows encroach 2’ into the rear setback. These projections are allowed to encroach up to 2’ by CMC Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Street trees shown on conceptual landscape plan and will be approved with final landscape plan. Project complies. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See above C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. A 24’ wide drive aisle is provided. Project complies. All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the drive aisle. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each garage space and visitor parking space includes a minimum 24’ vehicle back-up/maneuvering area behind each space. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved of the proposed design. Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single- entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project drive-aisle has been enhanced with decorative pervious pavers. Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit Project proposes six units. At 0.30 spaces per unit, a six-unit project would require 1.8 spaces or 2 spaces based on rounding up to the nearest whole number. Project provides three visitor parking spaces on-site. Project complies. Projects 11 units or more A .25 space per each unit When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: • The private/public street is a minimum 34-feet wide (curb- to-curb) • There are no restrictions that would prohibit on-street parking where the visitor parking is proposed • The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary No on-street visitor parking is proposed. ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive- aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. N/A On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: • All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. • If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to the furthest unit is less than 300’. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. The visitor parking spaces are located along the drive-aisle and are screened from adjacent residences by a 6’ fence and screened from the public right-of- way by landscaping. Project complies. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R-23 general plan designation 200 square feet per unit Project IS within R-23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T- intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the six-unit project will be evaluated with the final landscape plan. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R-15 or R-23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. Each unit provides a two-car garage with minimum dimensions of 20’x20’. Project complies. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines N/A Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. The project provides at least three separate building planes on all building elevations with balconies, decks and building articulations located on all elevations. Project complies. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: • A variety of roof planes; • Windows and doors recessed a minimum of 2 inches; • Decorative window or door frames; • Exposed roof rafter tails; • Dormers; • Columns; • Arched elements; • Varied window shapes; • Exterior wood elements; • Accent materials such as brick, stone, shingles, wood, or siding; • Knee braces; and • Towers. The project provides at least four complimentary design elements on all building elevations including tower elements, siding, stone veneer, contemporary garage doors, metal awnings, decorative metal railings, and standing seam metal roof features. Project complies. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 42% of the net lot area (0.43 acres). Project complies. E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the RD-M zone, and therefore subject to a 35’ height limit. The project is proposed at 33’-3” above finished grade. Project complies. Projects within the R- 23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. The project is located in the R-15 General Plan land use designation. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Grand Avenue is a public street. The residential structure is set back 10’ as measured from the outside edge of the required street right- of-way width. A tower feature encroaches 10” into the front setback along with a flat roof overhang that encroaches 1’-10” into the front setback. Bay windows encroach 2’ into the rear setback. No direct entry garages are proposed from the street. Project complies. Direct entry garage 20 feet PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. Project is less than 25 units and located within the R-15 General Plan designation (see section below for compliance). Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A. Project is less than 25 units and located within the R-15 General Plan designation (see section below for compliance). Garage 3 feet N/A. Project is less than 25 units and located within the R-15 General Plan designation (see section below for compliance). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the R-15 and R-23 general plan designations 0 feet (residential structure and garage) Residential structure and garage is setback ≥ 0’ from the drive-aisle. Project complies. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Each garage is equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet The project proposes balconies that project over the 24’ drive aisle, but not into the required 20’. Project complies. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: • Setbacks from property lines • Building separation • Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is RD-M. The required interior side yard setback is 5’. The project has interior side yard setbacks of 10’- 1”. The required rear yard setback is 10’. The project has a rear setback of 10’-3”. Project complies. E.6 Minimum Building Separation 10 feet The homes are separated by over 10’. Project complies. E.7 Resident Parking (6) All dwelling types If a project is located within the R-23 general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: • 25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). • Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A One-family and two- family dwellings 2 spaces per unit, provided as either: • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple- family dwellings Studio and one- bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: • a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) • a two-car garage (minimum 20 feet x 20 feet), or • 2 separate one-car garages (minimum 12 feet x 20 feet each) • In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) A two-car garage with a minimum 20’x20’ interior dimension is provided for each dwelling. Project complies. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: • Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and • A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. Each unit provides a two-car garage with direct access into the unit. Project complies. E.8 Private Recreational Space One-family, two-family, and multiple- family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Each home provides a private recreation area in the form of ground level area, second level balconies and third level decks which meet or exceed the 60 square foot requirement. The balconies are easily accessible from the interior living area. The required areas do not encroach within the required front yard setback, nor include any driveways, parking areas, storage areas, or common walkways. Project complies. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. One-family and two- family dwellings Minimum total area per unit Projects not within the R- 15 or R-23 general plan designations 400 square feet N/A Projects within the R-15 or R-23 general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the R-15 or R- 23 general plan designations 15 feet N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Within the R- 15 or R-23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: • The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet The project provides at least a 6’ dimension and a minimum 60 square feet in area for required recreational space located above ground level as a balcony or deck in addition to private ground level space. Project complies. Minimum dimension of patio, porch or balcony 6 feet See above. Projects of 11 or more units that are within the R-23 general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive- aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1. Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The south/front elevation architecture of Building “B” provides multiple material finishes, varied window shapes, and articulated building planes with the third story stepping back from the front. In addition, the front unit along Grand Avenue has been designed with a clearly identifiable covered front porch and entry. Project complies. 2. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. Each dwelling will include a two-car garage and there are three additional parking spaces for visitors. All garages are accessed from a private drive-aisle located along the eastern side of the property and oriented away from public view of the street. Project complies. 3. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing on an existing multi-family residentially zoned lot adjacent to an existing public street (Grand Avenue) presently developed as part of an existing interconnected modified street pattern in the Carlsbad Village area. The existing street design in this area has curb and gutter but no sidewalks. A sidewalk will be constructed along the project’s frontage behind a parkway adjacent to the curb. Project complies. ATTACHMENT 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 4. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Street trees will be provided in the parkway as well as on private property within the front yard along Grand Avenue. Project complies. 5. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of a sidewalk along its frontage with Grand Avenue. Project complies. 6. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only six dwellings and is not required to provide community recreation areas. Project complies. BUILDING INFORMATION 1561.90,FT, 20'00.FT. """'"" $6-ISQ.l'T, t080.FT. ,oao.n. t&i»SO.FT. nol$0"· 2/U&Q.Fl, oeacs&ElC'l'OIIOR81W:£S 1o.nao,n. t4SJ'SCl,l'J, SHEET INDEX CS C.over Sheet SP. l Straet Scene SP.2 Sile Plan Al.I Building 'A Arnt Floor Building Plan Al.2 Building 'I'< Second floor Building Pt.an Al.3 Building '/It. Thjf'd Floor Building Plan Al.4 Building 'A Roof Plan Al.6 Building '8' ftrst Aoor Building Pl.an Al. 7 Building 'B' Se<ood Floor Buildil!ll Plan Al.8 Building 'B' Third Floor Building Plan Al.9 Building 'B' Roof Plan A2. l Building 'It El&1ations A2.2 Bu11ding '0' Elevations A2.3 Building 'P( Perspective COVER SHEET Triplex Townhome Condol'l"linium. Two buildings:, Three stories, total of six dwelling units. 1408.001 I 03.01.2018 '-----.//·, .. ~ PROJECT TEAM Owner Architect Civil Landscape CODE INFORMATION Eric Oe Jong 807 East Mission Road San Marcos, CA 92069 760.744.7191 Oahlln Group 50 l West Broadway San Diego, C.lifomia 92101 858.350.0544 Masson & Associates, Inc. 200 E. Washington /We. Suite 200 Escondido, ca. 92025 760.741.3570 xl42 Glen Brouwer Integration Design Studio 5835 Avenida Encinas, Suite 121 C.rlsbad, CA 92008 California Building Code (CBC) 2016 California Residential Code CCRC) 2016 C.lifornia Mechanical Code (CMC) 2016 California Piuml>ina Code (CPC) 2016 California Electrical Code {CEC) 2016 C.lifornla Flr• Cod• {CFC) 2016 C.lifomia Enorgy Cod• (CEC) 2016 This proj•ct shall comply with tho 2016 State of Califomla Green Building Code. USE & OCCUPANCY Residential Group R·2 lVPE Of CONSTRUCTION Type V·B {Fully Sprinklered) NFPA 13R ERIC DEJOl'/G 807 East Mls.sion Rood San Marcos, CA 92069 760.744.7191 DAHLIN GROUP 501 West Broadway San Di•go. CA 92101 858.350.0544 ,, \ ,· \ SHEET cs pAHLIN CT 2017-0005/ PUO 2017-0005 SHEET SP.1 STREET SCENE SCALE • 1/4" • I '-0" ------DAHLIN 0 4 8 12 FEET 1408.001 I 03.01.2018 CT 2017-0005/ PUD 2017-0005 SHEET SP.2 SITE PLAN SCALE -1· -10'•0" ------pAHLIN 0 10 20 30 FEET 1408.0011 03.01.2018 t 1.~ ~ [BJ r· ~ I I I ~ I I ' r"'a.;r--:~~ ...... j Pl.Nit·· i l.......;,.....;;;;.;..\_.;a.l;;.;O~ ....... UNIT 1 STAIR SECTION SCAl.t:\lol"•t'.O-r ""' d~R!DPATIO'r ooJ ~~ ,~~:·~ BUILDING 'N FIRST FLOOR PLAN SCALE • 1/4" • I '-0" 1<08.001 I 03.01.2018 OS CT 2017•0005/ PUD 2017-0005 SHEET Al .1 -------DAHLIN o 4 e 12 FEET .... BUILDING 'A: SECOND FLOO~ PLAN SCALE • 1/4" • I '·O" 1408.001 I 03.01.201e ------0 4 8 CT 2017-000S/ PUD 2017,0005 SHEET Al.2 DAHLIN 12 FEET ' I I I I I I ' I I I OfO< I ""'" I I I I I L. ..... I I BUILDING 'A' THIRD FLOOR PUN SCALE = 1/4' = l '-0" 1408.0011 03.01.2018 CT 2017-0005 / PUO 2017-000$ OfQ< OELOW SHEET Al.3 ------DAHLIN 4 8 12 FEET + i§ ' ~t ~l~l 'A' ROOF PLAN BUILDING l'-0" SCALE -1/4" • 1408.001 I 03.01.2010 PUD 2017-0005 CT 2017-0005 / ROOF LEGEND: D :!~~ELON POTENTIAL -PVZO, .. eCJ$FNNfT A P1ANl!.OR~ SHEET Al .4 DAHLIN BUILDING 'll' FIRST FLOOR PLAN SCALE -1/4' • 1 '-0' 14oe.001 I 03.01.201e I ~COVE.RED RCH-'-' ffi>QOOO. = CT 2017-0005/ PUD 2017-0005 SHEET Al .5 ------DAHLIN o 4 B 12 FEET ~ ~ : ~ ~ ~ t l ~ k : 4 I I I I I I I I I I I I I I I d I ,--"" . .,. I ' I I I I I ' I ' ~ I ~ V ~ W< I ""'' . -----'--II ] §NOOK .... lf'4"l.l'-4'·1 l:: I I --KtTCHEN '"" """ El :~ I I,_ ' I I !DININQJj : OE.If ; : t'Q.O : !" ... 'tt .. 1 .l...-->l--~-'-~~~~-J.--'CI-~~~---LJ ~ ~ -I I I I \~~ -· ~i_ l!!""'~ _to ; ~ : .l~ ,-.. i -~ a:.o-I Nr I • I ••. BUILDING '8' SECOND FLOOR PLAN SCALE • l/4" • l'•O" 1408.001 J 03.01.2018 ==11··;;;~ i i l i z. I ••• J ~; CT 2017-<lOOS I PUO 2017-0005 t t ~ t ; SHEET Al .6 ------DAHLIN 0 4 8 12 FEET .I BUILDING '8' THIRD FLOOR PLAN SCALE = 114• -1 ·q 1408.001 I o3.01.201s I I I I I I I L,:;;;;;;;;;;;;;;;;;£'l!_~-~-~-~-~-~-~-~~~-~~~~~~-<-4--------4 8 CT 2017-0005/ PUO 2017-0005 SHEU Al.7 DAHLIN 12 FEET BUILDING '8' ROO~ P~N SCALE • 1/4" • 1 ·O 1408.001 I w.01.201s 0005/ PUO 2017-0005 CT 2017, ROOF LEGEND: BUILDING AREAS BELOW POTEl"TIAL PVZONE l90$F/UNrT SHEET Al .8 DAHLIN ~OFV'Mll'fO 91Yff..•»<-----------LEFT/SOUTH'v'IEST ELEVATION RIGHTJNORTHEAST ELEVATION REARINORTHVl,£ST ELEVATION FRONT/SOUTHEAST ELEVATION BUILDING 'A' ELEVATIONS SCALE • IJ8• • 1 '·0" 14os.001 I Ol.01.201s ····-----0 8 16 CT 2017-0005/PUD 2017-0005 KEYNOTES IT! COLOR COATED METAL DECK RAlUNG [II Cot.OR COATED METAL AWNING III W,00 CLAD WNOOW III PAINTED FRONT DOOR III CONTEMPORARY GARAGE OOOR III CONTROL JOINT [TI STANDING SEAM METAL ROOF (!I INTEGRATED STUCCO BOOY COlOR 1 [!) INTEGRATEO STUCCO SOOY COt.OR2 §.I ACCENT MATERIAL 1 • STONE VENEER liII ACCENT MATERIAL 2 • StOING !ill PANEl FACADE fill METAL PRIVACY SCREEN IE) EXTERIOR LIGHT FIXTURE ·OAAt< Sl<Y" COMPllNff SHEET A2. l DAHLIN 24 FEET UiiEOIEXllll!t) ~~----·-····--·----LEFT/SOUTHVI/E:ST ELEVATION RIGHT/NORTHEAST ELEVATION lM'"6'!Jj"s'liNG---·----"""' A.EAR/NORTHWEST Et.EVATION FROtfr/SOIJTHEAST ELEVATION BUILDING '8' ELEVATIONS SCALE a 1/8" -1'·0" 1400.001 I oa.01.2010 0 8 16 CT 2017-0005 / PUD 2017-0005 KEYNOTES El COlOR COATED METAL DECK RAlUNG [II COlOR OOATEO METAL AWNING 0 \M:>00 CLAD IA1ND0W m PAINTED FRONT DOOR [!l CONTEMPORARY GARAGE OOOA [B CONTROL JOINT III STANDING $W1 METAL ROOF [B INTEGRATEO STUCCO 900Y COLOR 1 I!] INlEGRATEO STUCCO BODY COLOR2 §I ACCENT MATERIAL 1 • S'l'ONE VENEER [ill A.CCENT MATERIAL 2 • SIDING [@ PANEL FACADE @I METAL PR NACY SCREEN IEI EXTERIOR LIGHT FIXTURE ·DARK SKY" COMPLIANT SHEET A2.2 DAHLIN 24 FEET CT 2017-()005/PUD 2017-0005 SHEET A2.3 BUILDING W Pt:RSl'£CT1V£ pAHLIN 1408.001 I 01.01.201a I l l TENTATIVE MAP GRAND WEST CARLSBAD,CA CT 2017-0005/PUD 2017-0005 (DEV2017-0063) VICINITY MAP: PRC>.ECT SllMMARYi n ~ '71 t tot CIWO A'IOU. CNU&IO CA ~ ll),),,1l,,-O&N020),,U,,,Oa IXfflCCDl'.l.l,l~~ !HS AP'l,'rOCl>iQIJ4f"-#ICO~~ ._,. ~~ ... .............. ,,.. CUM:1.1'.it lrtSlllOCM. fUi'llQll.,. ~ -n IMlSS uu,.a: IUlf. !§ (O.,;l M:O tlO. C, IIMWIG ._.15 • *1 C,l.uft ' A'iiJIJILDM.YWS tNJt/\M)Jt• CIN:ll -"'" Nnllt!ll!:f'A'Gillf ~IQOS-l.l.tl!IIIONJt,t,«. r.mt1 ~"~"""'"' Iii> ---..,.. .... ......... -""'" ---...... rJCUrY~mw. NPOD~001"'4 ---... .,,. ...... BUILDING SUMMARY: NJ W\.D ----CDilllNIUIS , .... ..,,. '""""' U~n«JOW IO»(t/»rt SrTBACKS: u "'811.WMD" ,...,,,_ W~ OlAJW:l MSW Kl:11» ~ arr or""""' ~MI.NCP.ltW.~Cll!'fffCT """""""" -, .. , Afl'.t, IPtClllAI a (l;i( Qlllllll,IIO,Wl5 Of'Of,C1,11.5814J Pl!OIOQ'.IXIQl:.CtlU'. -NXIC. mtf NJ D'IYflNIOMil!S W1SiM IHlll ~ DlSl!ICf -· 1~ ~ (Uo ""1\ilU-rM11..Y "11 uitf) 1,,zio allt tm UIJ/14111,."J,,fN&.Y f"i1t UIII) ~Oi'JtCNftlitf~'ll,lr.,:~~ OWNER/APPLICANT: =~=-t:../«.c)IQIL¥A WIWICOS.~~ ...... 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WN" ... ,...... 380 114 . 8 142 ... 11% ,,,.. .. ·" "' ,. 1,098 27.Z,O INTEGRATION r-..-, rzJ ~o~~ 5 lO 20 Sul-._.. t'•Hf O•t-OlA"(ll7 ·-----Ol>-i•ril LANDSCAPE AACMrTECTS $$-'$,tl,~,.wr.w.,$..;t.lJ<I c.,1..ii..,, C4 '1oot.J..4~ JofJ -INTCQ.IU,TIO~•O(U(.M•--,~••:~c tt\l,wJ ..... .,,--...,n•N-~•in~~ ..... -• ... ~--•wri""YI•,- GRAND AVENUE CONDOS Carlsbad, CA Maintenance Responsibility Plan LA"4D~P, MAIHf(NJ.t-C-$ WOOHSIIIILITV '-'G;Ht ,,_ D "'°~lotUIT!~P, m fliP;'fAll.d"441>11#!'CU INT~GRATION ~~li~::t~~ 0 5 1() 20 Sc-i•---,~-.10' n-..juL-H,CM,l b.t•---0]4"Cl1 n.-.o.1..i.~1.• LA~OSCAPC: ARCMOCC:'tS &8..15A,w.,,Jd.[ .. ~\U:1.1J4 c ... tai>.d,C491001•1.l4' Grand West CT 2017-0005/PUD 2017-0005 Location Map CARL S B A D VI LL A GE D RHOP E A VDAVISAV J E F F E R S O N S T PI OP I C O D R GRAN D A V LAGUNA DR HOME AV H A RD I N G S T CT 2017-0005/PUD 2017-0005 (DEV2017-0063) HO P E A V GRAN D A V H A R D I NG S T HOME A V 0 200100 Feet CT 2017-0005PUD 2017-0005 (DEV2017-0063) Grand West Project Information •Zoning –Residential Density –Multiple (RD-M). •GPLU –R-15 Residential 8-15 du/ac. •Proposed Density –14 du/ac. •One unit above GMCP. •Lot Size –18,558 square feet or 0.43 acres. •Lot Coverage –42%(60%permitted). •Building Height –33’-3”(35’permitted). Project Information •Two,three-story,three-unit buildings. •Three bedrooms and three and a half bathrooms. •1,898 –2,299 square feet in size. •Second and third floor decks (no roof decks). •Private exterior yards. •Two-car garage for each unit and three guest parking spaces on-site. Site Plan Rendering Rendering Project Consistency •General Plan –R-15 Residential •Zoning –Residential Density –Multiple (RD-M) •Subdivision Ordinance •Inclusionary Housing Ordinance •Growth Management;and •California Environmental Quality Act (CEQA) Recommendation That the Planning Commission ADOPT Planning Commission Resolution No.7292 APPROVING Tentative Tract Map CT 2017-0005 and Planned Development Permit PUD 2017-0005 based upon the findings and subject to the conditions contained therein.