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HomeMy WebLinkAbout2017-02-28; City Council; ; A Major Review Permit and Minor Subdivision to demolish an existing restaurant and a 57-foot-tall freeway pole sign, and construct a four-story, 45-foot-tall mixed-use prCA Review f /f(_ Q S~~fiR~port Meeti ng Date : To: From: Staff Contact: Subject : Project Name: Project No.: February 28, 2017 Mayor and City Council Kevin Crawford, City Manage ~ Shannon Werneke, Associate Planner shannon.werneke@carlsbadca.gov or 760-602-4621 A Major Review Permit and Minor Subdivision to demolish an existing r estaurant and a 57-foot-tall freeway pole sign, and construct a four-story, 45-foot-tall mixed-use project consisting of 106 apartments and ground floor retail and office uses at 1044 Carlsbad Village Drive. Carlsbad Village Lofts RP 16-05/MS 16-06 Recommended Action That the City Council hold a public hearing and adopt a resolution approving Major Review Permit No. RP 16-05 and Minor Subdivision No. MS 16-06 to demolish an existing restaurant, remove a 57-foot-tall freeway pole sign, and construct a four-story, 45-foot-tall, mixed-use building, including ground floor retail and office uses, and 106 residential apartments, 16 of which will be designated as affordable housing units, at 1044 Carlsbad Village Drive. Ex ecutive Sum m ary The applicant, Evan Gerber, is seeking approval of a Major Review Permit and a Minor Subdivision to demolish an existing Denny's restaurant and a 57-foot-tall freeway pole sign for the construction of four-story mixed-use building. The proposed mixed use building includes 9,659 square feet of ground floor retail, 1,099 square feet of general office use, and 106 residential apartments, 16 of which will be designated as affordable (i.e ., income and rent-restricted) housing units. The project site is located in Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan . The mixed-use building ranges in height from 43' to 45', with architectural projections for the butterfly roof at the south elevation at 47' -6" and for the elevator and stairwells up to 59'. The applicant's vision for the architectural design i s to create a dialogue between the urban commercial and residential elements of the Village through the incorporation of two different interpretations of the California Craftsman style. The southern half of the mixed-use building is _contemporary in its expression since it faces the more urban side of the project along Carlsbad Village Drive. It presents the commercial entries through use of stone, expansive glass storefronts, 21 -foot-tall plate lines and fabric awnings over the windows. To provide architectural relief, the residential units above the commercial space and facing Carlsbad Village Drive are stepped back a minimum of 15 feet from the commercial fac;ade . The multi-family units are enhanced with wood and a large overhang to provide architectural interest. The northern Item #7 February 28, 2017 Page 1 of 115 half ofthe building is more traditional in its expression as it is oriented toward Grand Avenue and acts as the residential entry for the project. Materials utilized in the northern half of the project include a combination of brick and stucco, as well as wood trellises and decks. The two themes are joined by timber-trussed bridges at the center and the prominent corners of the project incorporate distinctive vertical architectural accents. Pursuant to Chapter 21.86 of the Carlsbad Municipal Code (CMC), the applicant is requesting a 35 percent density bonus which requires the designation of a minimum of 20 percent of the base units as affordable (i.e., income and rent-restricted) units. The base maximum number of units allowed for the 2.23-acre mixed use site at the density of 35 dwelling units per acre is 78 units. Including the density bonus (35% of base or 28 units), the 106-unit project has a proposed density of 47.5 dwelling units per acre. The project is required to designate 16 units as affordable units. As part of the density bonus request, up to two incentives or concessions may be requested (CMC Section 21.86.050). The applicant is requesting mixed-use at the site, which is an allowable incentive pursuant to the Density Bonus Ordinance. As discussed in the Planning Commission staff report, given the surrounding land uses, the existing standards in the Village Master Plan, the requirements of the Density Bonus Ordinance, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards, which allow for a 45-foot-tall building, limited setbacks and 100 percent building coverage. Further, mixed-use is encouraged in the Housing Element of the General Plan and the Zoning Ordinance, specifically when affordable housing is included as component of the project. Discussion On January 4, 2017, the Planning Commission conducted a public hearing and recommended approval (6-1, Commissioner Anderson voting no) with the addition of three conditions related to greenhouse gas reduction measures, minimizing the height of the elevator shaft, and the management and location of the loading and unloading areas. Several speakers (total of 8) spoke in favor of the project while three speakers expressed concern with respect to excess parking, greenhouse gas emissions and the height of the building. Planning Commission discussion focused on the density bonus request, design, height, loading and unloading areas, as well as greenhouse gas reduction measures. Commissioner Anderson did not support the project due to concerns related to compatibility and the architectural design given the location of the gateway project on Carlsbad Village Drive. Pursuant to the Village Master Plan, City Council approval is required for new construction exceeding a permit valuation of $150,000. Pursuant to Chapter 21.86 of the Carlsbad Municipal Code, City Council approval is required for a density bonus request which involves regulatory incentives or concessions such as the proposed concession to allow mixed use. Item #7 February 28, 2017 Page 2 of 115 Project Application(s) Administrative Planning City Approval Commission Council RP 16-05/MS 16-06 RA X RA = Recommended Approval X = Final City decision-making authority Fiscal Analysis All required improvements needed to serve this project would be funded and/or constructed by the developer. Next Steps City Council's action on this item is final. Environmental Evaluation (CEQA) The project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In-fill Development Projects). Climate Action Plan (CAP) Consistency Pursuant to the Greenhouse Gas (GHG) Analysis prepared for the project (Ldn Consulting, June, 2016), the project is consistent with the Climate Action Plan in that with the removal of the existing Denny's restaurant, the net gain in metric tons of C02e is 762.82, which is below the threshold of 900 MT C02e. Notwithstanding the above and upon agreement from the applicant, the Planning Commission added a condition to the project to implement additional GHG measures, which include installing solar thermal heating for domestic hot water, adding five (5) vehicle charging stations (4 residential and 1 commercial), and installing photovoltaic cells on the roof to generate electricity for the mixed use building. Planning Commission Resolution No. 7220 has been updated to reflect the additional condition. Public Notification Information regarding public notification of this item such as mailings, public hearing notices posted in the newspaper and on the City website are available in the Office of the City Clerk. Exhibits 1. City Council Resolution 2. Location Map 3. Planning Commission Resolution No. 7220 4. Planning Commission Staff Report dated January 4, 2017 5. Planning Commission minutes dated January 4, 2017 Item #7 February 28, 2017 Page 3 of 115 EXHIBIT 1 RESOLUTION NO. 2017-038 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A MAJOR REVIEW PERMIT AND MINOR SUBDIVISION TO DEMOLISH AN EXISTING RESTAURANT, REMOVE A 57- FOOT-TALL FREEWAY POLE SIGN, AND CONSTRUCT A FOUR-STORY, 45- FOOT-TALL, MIXED-USE BUILDING, INCLUDING GROUND FLOOR RETAIL AND OFFICE USES, AND 106 RESIDENTIAL APARTMENTS, 16 OF WHICH WILL BE DESIGNATED AS AFFORDABLE HOUSING UNITS, AT 1044 CARLSBAD VILLAGE DRIVE. CASE NAME: CARLSBAD VILLAGE LOFTS CASE NO.: RP 16-05/MS 16-06 WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to the provisions of the Municipal Code, the Planning Commission did, on January 4, 2017, hold a duly noticed public hearing as prescribed by law to consider Major Review Permit No. RP 16-05 and Minor Subdivision No. MS 16-06 and adopted Planning Commission Resolution No. 7220, recommending approval of Major Review Permit No. RP 16-05 and Minor Subdivision No. MS 16-06; and WHEREAS the City Council of the City of Carlsbad, held a duly noticed public hearing to consider said Major Review Permit and Minor Subdivision; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the Major Review Permit and Minor Subdivision. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: I. That the above recitations are true and correct. 2. That the recommendation of the Planning Commission for the approval of Major Review Permit No. 16-05 and Minor Subdivision No. MS 16-06, is approved, and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No. 7220, on file with the City Clerk and incorporated herein by reference, are the findings and conditions of the City Council, with the addition of the following conditions: a. The residential and commercial parking garages shall be designed to include security • fencing and gates, to the satisfaction of the City Planner. b. The sidewalk along the Carlsbad Village Drive frontage shall have a minimum width of 10 feet, to the satisfaction of the City Planner and City Engineer. EXHIBIT 1 3. This action is final the date this resolution is adopted by the City Council. The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply: PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 28th day of February 2017, by the following vote, to wit: AYES: M. Hall, K. Blackburn, M. Schumacher, C. Schumacher, M. Packard. NOES: None. ABSENT: None. MATT HALL, Mayor BARBARA ENGLESON, City Clerk (SEAL) SITE MAP • N NOT TO SCALE Carlsbad Village Lofts RP 16-05 I MS 16-06 EXHIBIT 2 Item #7 February 28, 2017 Page 6 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXHIBIT 3 PLANNING COMMISSION RESOLUTION NO. 7220 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MAJOR REVIEW PERMIT AND MINOR SUBDIVISION TO DEMOLISH AN EXISTING RESTAURANT AND REMOVE A 57-FOOT-TALL FREEWAY POLE SIGN FOR THE CONSTRUCTION OF A FOUR-STORY, 45-FOOT-TALL, MIXED-USE PROJECT, INCLUDING GROUND FLOOR RETAIL AND OFFICE USES AND 106 RESIDENTIAL APARTMENTS, 16 OF WHICH WILL BE DESIGNATED AS INCLUSIONARY HOUSING UNITS. THE SITE IS LOCATED AT 1044 CARLSBAD VILLAGE DRIVE IN LAND USE DISTRICT 3 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CARLSBAD VILLAGE LOFTS CASE NO.: RP 16-05/MS 16-06 WHEREAS, AGC Development, LLC, "Applicant/Developer/Owner" and has filed a verified application with the City of Carlsbad regarding properties described as: VACANT LAND: APN: 203-320-32-00 {PORTION OF THE LAND) 203-320-47-00 {PORTION OF THE LAND) MOTEL 6: APN: 203-320-03-00 {affects portion of Parcel 1) 203-320-04-00 {affects portion of Parcel 1) 203-320-43-00 {affects portion of Parcel 1) 203-320-44-00 {affects portion of Parcel 1) 203-320-45-00 {affects portion of Parcel 1) 203-320-46-00 {affects Parcel 2) DENNY'S: APN: 203-320-39-00 ALL THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1661,FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATIACHED TO THE SUBJECT APPLICATIONS ON FILE {"the Property"); and WHEREAS, said verified application constitutes a request for a Major Review Permit and Minor Subdivision as shown on Exhibits "A-AAA", dated January 4, 2017, on file in the Planning Division, CARLSBAD VILLAGE LOFTS -RP 16-05/MS 16-06, as provided by Chapter 21.35 and Title 20 of the Carlsbad Municipal Code; and Item #7 February 28, 2017 Page 7 of 115 1. 2 3 4 5 6 7 8 9 10 WHEREAS, the Planning Commission did, on January 4, 2017, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Major Review Permit and Minor Subdivision. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) B) That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of CARLSBAD VILLAGE LOFTS -RP 16-05/MS 16-06 based on 11 the following findings and subject to the following conditions: 12 Findings: 13 Major Review Permit, RP 16-05 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, Village Review Zone, and the Village Master Plan and Design Manual, based on the facts set forth in the staff report dated January 4, 2017, including, but not limited to the following: a. Land Use: The proposed mixed-use project on Parcel A of the Tentative Parcel Map, which includes the construction of 106 multi-family apartments and 10,758 of ground floor commercial office and retail area is surrounded by a wide variety of commercial land uses, including a three-story hotel to the north, a retail shopping center to the south and a fast- food restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 15 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. The mixed-use project will enhance the vitality of the Village by providing new rental units in close proximity to the downtown core area, as well as the train station. The project reinforces the pedestrian-orientation desired for the downtown area by providing an opportunity for the residents to walk to shopping, recreation, and mass transit functions. In addition, the project's proximity to the freeway, existing bus routes and the train station will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Parcel B of the Tentative Parcel Map will remain as an existing Motel 6. b. Mobility: Pursuant to the Traffic Study prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city's Growth Management Plan as the Level of Service for street segments, intersections, and ramps will operate at a Level of Service (LOS) "D" or better. To address requirements for PC RESO NO. 7220 -2- Item #7 February 28, 2017 Page 8 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements, including a sidewalk, along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The proposed project is located approximately }'2 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. Further, the mixed-use project supports walkability and mobility by locating the project near existing goods and services, such as grocery store. The project will include bike racks and storage, as well as transit screens to assist for intelligent transportation management. The project also includes the addition of a sidewalk along the project's Grand Avenue frontage and street trees and landscape planters along the two street frontages. In addition, the southwest corner of the building is setback 30 feet from the drive aisle to allow for a plaza with enhanced paving, and seating areas for uses such as a cafe or outdoor dining areas. c. Housing: The proposed project is consistent with the Housing Element of the General Plan and the City's lnclusionary Housing Ordinance, in that the proposed project includes the designation of 20% of the market rate rental units or 16 units, as inclusionary units, which will be required to be rented at a low income level (80% of the San Diego County Area Median Income). As ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. On July 5, 2016, the City's Housing Policy Team recommended approval of the above-noted proposal. The provision for inclusionary housing will contribute towards achieving the city's Regional Housing Needs. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Agreement prior to recordation of the parcel map. d. Noise: Given the site's proximity to the freeway and Carlsbad Village Drive, a noise study was prepared for the proposed project (Ldn Consulting, August, 2016). The project has been conditioned to comply with the recommendations of the noise report to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The recommendations include the requirement for mechanical ventilation (i.e., air conditioning units) and minimum STC ratings for the windows and glass doors. The project plans incorporate these notes and are considered design features of the project. A Notice will be required to be recorded on title to notify future owners that the property is subject to noise from the freeway. e. Sustainability: Pursuant to the Greenhouse Gas Analysis prepared for the project (Ldn Consulting, June, 2016), the project is consistent with the Climate Action Plan in that with the removal of the existing Denny's restaurant, the net gain in metric tons of C02e is 762.82, which is below the threshold of 900 MT C02e. The proposed mixed-use project will exceed the energy reduction requirements of Title 24, incorporate drought tolerant landscaping, use low water use plumbing fixtures, electric vehicle parking and charging stations, a transportation management plan and solar thermal heating for domestic hot water. A majority of the multi-family units are designed to include decks which face the landscaped interior courtyards (7,488 SF). In addition, the 24-foot-wide emergency access lane adjacent to the eastern elevation of the building will be landscaped and utilized as an amenity area for the tenants. In total, 37,586 SF of open space is provided while 19,605 SF is required pursuant to the Village Master Plan. Given the nature of the attached multi-family product type, not all units have windows on all four elevations. However, the elevations which do have sun exposure, include several windows which maximize the use of daylight. The PC RESO NO. 7220 -3- Item #7 February 28, 2017 Page 9 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. project includes a landscape plan which has been determined to be consistent with the city's Landscape Manual. Perimeter landscaping, which includes trees, reduces the urban heat island effect throughout the site. In addition, a roof top community garden is proposed for use by the residents. f. Land Use District 3 Standards: The proposed project has been designed to comply with the requirements pursuant to Land Use District 3 of the Village Master Plan, including setbacks, open space, building height, and building coverage. The project's density, 47.5 du/a, exceeds the maximum density as established pursuant to the Village Master Plan (28-35 du/ac). To approve a density above the maximum as established in the Village Master Plan, the following findings shall be made: a. That the project will provide sufficient additional public facilities for the density in excess of the maximum permitted to ensure that the adequacy of the City's public facilities plans will not be adversely impacted in that the project is designed with the infrastructure and conditioned to require adequate public facilities to serve the proposed mixed-use project, including water and sewer service, drainage, as well emergency access for the Fire Department. b. That there have been sufficient developments approved in the quadrant at the densities below their Growth Management Control Points so the approval will not exceed the quadrant limit in that 759 units remain for allocation within the boundaries of the Village Master Plan. c. That all necessary public facilities 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 in that project is conditioned to construct the necessary public facilities concurrent with the construction of the mixed-use project. Minor Subdivision, MS 16-06 3. 4. That the proposed Tentative Parcel Map and the proposed design and improvement of the minor 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 lot consolidation from nine (9) lots to two (2) lots satisfies all minimum requirements of Titles 20 and 21 with respect to public facilities, access and parking. The parcel map facilitates development of Parcel A, while Parcel B will remain as an existing Motel 6. That the proposed project is compatible with the surrounding future land uses since the surrounding properties are developed with commercial uses, are currently designated as Village (V) in the General Plan and are located in Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan. Land Use District 3 currently allows buildings up to 45 feet in height. The proposed four-story mixed-use project, which includes the construction of 106 multi-family apartments and 10,758 of ground floor commercial office and retail area, is surrounded by a wide variety of commercial land uses, including a three-story hotel to the north, a retail shopping center to the south and a fast-food restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 6-14 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. PC RESO NO. 7220 -4- Item #7 February 28, 2017 Page 10 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 5. 6. 7. 8. 9. 10. 11. 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 proposed project entails a request to construct a mixed-use building which includes 106 apartments. Pursuant to the Village Maser Plan, the maximum number of units for a 2.23- acre parcel at 35 dwelling units per acre is 78. In order to construct 106 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower to moderate income households. Specifically, the applicant is requesting a 35% density bonus pursuant to Table A of CMC Chapter 21.86.040. In exchange for the 35% density bonus, the applicant is required to designate 20% of the base number of units, or 16 units, as inclusionary units. The inclusionary apartments are required to be rent-restricted and affordable to lower income households. The project is consistent with CMC Chapter 21.86 and, therefore, consistent with this finding. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the developer has delineated and preserved on the parcel map, all existing easements of record. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that the proposed residential units have an east-west orientation thereby allowing for passive or natural solar heating and cooling opportunities. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the City and available fiscal and environmental resources in that the applicant proposes to designate 20% or 16 units as inclusionary units. Further, because ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. The city's Housing Policy Team recommended approval of the request on July 5, 2016. As required by CMC Chapters 21.85 and 21.86, the project has been accordingly- conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to recordation of the parcel map. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that a portion of the project site is developed with a restaurant and the remaining project area was previously developed. Therefore, the project does not impact any fish, wildlife or habitat. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the City's sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. PC RESO NO. 7220 -5- Item #7 February 28, 2017 Page 11 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 12. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that primary access to the site will be provided by private driveways off Carlsbad Village Drive and Grand Avenue. Pursuant to the Traffic Study prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city's Growth Management Plan as the Level of Service for street segments, intersections, and ramps will continue to operate at a Level of Service (LOS) "D" or better. To address requirements for Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The project is conditioned to comply with the recommendations of the traffic study. City Council Policy No. 43, Allocation for Excess Dwelling Units 13. 14. 15. 16. 17. That the City's Housing Policy Team recommended approval of the request for an allocation of 106 units from the EDUB on July 5, 2016. That pursuant to CMC Chapter 21.85, a minimum of 15% of all proposed ownership units in any residential project are required to be restricted to lower income households. The proposal to construct 106 market rate rental units includes the designation of 20% of the base number of units (i.e., 78 units) as inclusionary units. A total of 16 units will be required to be rented at a low income level (80% of the San Diego County Area Median Income). As ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. In addition, an Affordable Housing Agreement will be recorded prior to recordation of the parcel map. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the project includes a request for a 35% density bonus pursuant to CMC Chapter 21.86, Residential Density Bonus and Incentives or Concessions. The project meets the applicable findings associated with the proposed density bonus request. Adjacent land uses include a three-story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a fast food restaurant and two-story motel to the west. The proposed four-story mixed-use project is compatible with the surrounding land uses. That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document, in that mixed-use is encouraged in the urban core in the city's Housing Element and the proposed 35% density bonus is consistent with the provisions in CMC Chapter 21.86. That there are an adequate number of units in the Excess Dwelling Unit Bank in the Village to remove 106 units. Per the city's Quadrant Dwelling Unit Report 759 units remain available for allocation in the Village. Residential Density Bonus, CMC Chapter 21.86 18. The project is consistent with the provisions of this chapter in that the proposed mixed-use project meets all of the standards, including the requisite 20% of low income, deed-restricted inclusionary housing. In addition, mixed-use is an allowable concession and the project is located in close proximity to public transportation, employment, as well as various goods and services. PC RESO NO. 7220 -6- Item #7 February 28, 2017 Page 12 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 19. 20. 21. The requested incentive(s) or concession(s) will result in identifiable, financially sufficient, and actual cost reductions in that the allowance for mixed-use allows for the costs to be shared between the uses, including the land, permitting, construction, as well as the soft costs. The allowance for mixed-use also supports the construction of a parking garage and allows for a more sustainable, efficient (i.e., shared utilities and building circulation/systems), and economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. The requested incentive(s) or concession(s), and/or waiver(s) or reduction(s) of development standards, if any, will not result in an adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the California Government Code, to the public health and safety, the environment, or on any real property that is listed in the California Register of Historical Resources in that the allowance for mixed use will not adversely impact the public's health or safety, the environment or a historic resource. The requested incentive(s) or concession(s), and/or waiver(s) or reduction(s) of development standards is not contrary to state or federal law (Ord. CS-242 §§ 14, 15, 2014; Ord. NS-889, 2008; Ord. NS-794 § 11, 2006) in that mixed-use is clearly laid out as an incentive for density bonus projects in California and pursuant to CMC Chapter 21.86. California Environmental Quality Act: 22. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for preparation of environmental documents pursuant to Section 15332 of the State CEQA Guidelines as an infill development project. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to this project. 16 General 17 18 19 20 21 22 23 24 25 26 27 28 23. 24. 25. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all City public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. c. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. That the project is consistent with the City's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 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. 7220 -7- Item #7 February 28, 2017 Page 13 of 115 1 Conditions: 2 NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a Grading 3 Permit or Building Permit {excluding any demolition permit for the existing Denny's structure on Parcel A), to the satisfaction of the City Planner and City Engineer. 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1. 2. 3. 4. 5. 6. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's approval of this Major Review Permit and Minor Subdivision. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Major Review Permit and Minor Subdivision documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from {a) City's approval and issuance of this Major Review Permit and Minor Subdivision (b) City's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and {c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City's approval is not validated. Prior to submittal 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 Parcel Map and Site Plan), conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the city planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. PC RESO NO. 7220 -8- Item #7 February 28, 2017 Page 14 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7. 8. 9. 10. 11. 12. 13. 14 15. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District (that this project has satisfied its obligation to provide school facilities. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. Building permits will not be issued for the development of Parcel A 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 Parcel Map. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of the Community and Economic Department. The project site is located in an area that may contain soil material that is suitable for beach sand replenishment as defined in the Carlsbad Opportunistic Beach Fill program (COBFP) adopted by the Planning Commission on May 17, 2006 (SUP 04-13). Prior to the issuance of a grading permit, and as a part of the grading plan preparation, the developer shall test the soil material to be exported from the project site to determine the materials suitability for sand replenishment pursuant to the requirements of the COBFP. If the material is deemed suitable for beach replenishment the developer is encouraged to comply with the process outlined in the COBFP to transport and place the beach quality material on the beach site identified in the COBFP. PC RESO NO. 7220 -9- Item #7 February 28, 2017 Page 15 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 16. 17. 18. 19. 20. 21. 22. 23. 24. Prior to the recordation of the parcel 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 Major Review Permit and Minor Subdivision by Resolution No. 7220 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. Prior to recordation of the parcel map, the Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing Transportation Corridor, in a form meeting the approval of the City Planner and the City Attorney (see Noise Form #1 on file in the Planning Division). 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 an Outdoor Storage Plan, and thereafter comply with the approved plan. Compact parking spaces shall be located in large groups, and in locations clearly marked to the satisfaction of the City Planner. Prior to the recordation of the parcel map for any phase of this project, or where a parcel map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement and Density Bonus Housing Agreement with the City to provide and deed restrict 16 inclusionary dwelling units. Specifically, 16 units shall be rented at a price affordable to low income households at 80% of the San Diego County Area Median Income for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement and Density Bonus Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the parcel map. The recorded Agreements shall be binding on all future owners and successors in interest. Developer of Parcel A shall construct the 16 inclusionary units concurrent with the project's remaining 90 market-rate units, unless both the final decision-making authority of the City and the Developer agree within an Affordable Housing and Density Bonus Housing Agreements to an alternate schedule for development. Prior to occupancy of the first dwelling unit on Parcel A and to the satisfaction of the City Planner, the Developer shall provide all recreational areas per the approved plans, including landscaping and recreational facilities identified on Exhibits "A -AAA". A total of 11 surface parking stalls shall be designated with signage for Motel 6 customer parking only, to the satisfaction of the City Planner. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. PC RESO NO. 7220 -10- Item #7 February 28, 2017 Page 16 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 25. 26. 27. 28. 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. Applicant/Property Owner shall install solar thermal heating for domestic hot water, five (5) vehicle charging stations (4 residential and 1 commercial), and photovoltaic cells on the roof to generate electricity for the mixed use building. The greenhouse gas reduction measures, as agreed to by the Applicant/Property Owner, shall be shown on the building plans and installed to the satisfaction of the City Planner. Property owner of Parcel A shall manage both the commercial and apartment loading/unloading for the project. The property owner of Parcel A shall prohibit loading/unloading or obstruction along the 24-foot wide common drive aisle serving Parcel A and Parcel B, nor any emergency fire lanes. Onsite commercial deliveries to Parcel A shall be made during off-peak hours using available parking spaces in the parking garage dedicated to the commercial operation of Parcel A or available parking spaces along the 24-foot wide drive aisle that are dedicated to the commercial operation on Parcel A. Property owner of Parcel A shall ensure parking spaces dedicated to Parcel Bare not impacted by either: 1) onsite deliveries or 2) apartment loading/unloading. Property owner of Parcel A shall also coordinate delivery times to limit impact to residents. Prior to the issuance of building permits, the applicant shall study the feasibility of reducing the height of the elevator shafts to the maximum extent feasible. Supporting documentation justifying the final height shall be submitted to the satisfaction of the City Planner. Engineering: General 29. 30. 31. 32. 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 engineerforthe proposed haul route. This project (development of Parcel A) is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private utilities sidewalks, landscaping, enhanced paving, water quality treatment features, low impact development features and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. Developer shall prepare, submit and process for city engineer approval a parcel map including this project to facilitate adjusting lot lines and to dedicate easements as shown on the tentative parcel map, in advance of other development permits for the project all to the satisfaction of the city engineer and city planner. There shall be one parcel map recorded for this project. Developer shall pay the city standard parcel map review plan check fees. PC RESO NO. 7220 -11- Item #7 February 28, 2017 Page 17 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 33. 34. 35. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. Developer shall submit to the city engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements for this project have been satisfied. All reports and studies submitted are acceptable for discretionary review. Additional revisions or updates may be required during review of the engineering construction documents. Fees/ Agreements 36. 37. 38. 39. Developer shall cause property owner of Parcel A to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. Developer shall cause property owner of Parcel A to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. Prior to approval of the final map or at the discretion of the City Engineer, the Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. Developer shall cause owner of Parcel A and Parcel B 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. Grading 40. 41. Based upon a review of the proposed grading and the grading quantities shown on the tentative parcel map, a grading permit is required for development of Parcel A. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. Prior to issuance of the grading permit on Parcel A, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. 23 Storm Water Quality 24 25 26 27 28 42. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. PC RESO NO. 7220 -12- Item #7 February 28, 2017 Page 18 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 43. 44. 45. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The SWQMP shall be prepared and stormwater BMPs designed to treat runoff from the entire project site (includes Parcel A and Parcel B of the tentative parcel map). The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's latest fee schedule. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design and pollutant control BMP measures. Dedications/Improvements 46. 47. 48. 49. 50. Developer shall cause owner to create a covenant of easement on the parcel map for private sewer, potable water, drainage, parking, reciprocal access purposes as shown on the tentative parcel map. Developer shall cause owner of Parcel A to make an Irrevocable Offer of Dedication to the city and/or other appropriate entities for the public street and public utility purposes for the thirty foot (30'}, half-street extension of Grand Avenue easterly to the Caltrans right of way to the satisfaction of the city engineer. The offer shall be made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city, to the satisfaction of the city engineer. To facilitate development of the project, additional easements may be required at final design to the satisfaction of the city engineer. Developer shall cause owner of Parcel A to make an Irrevocable Offer of Dedication to the city and/or other appropriate entities for the public street and public utility purposes for a 10 foot, half-widening of Carlsbad Village Drive across the project frontage easterly to the Caltrans right of way to the satisfaction of the city engineer. The offer shall be made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Additional easements may be required at final design to the satisfaction of the city engineer. Developer shall coordinate with Caltrans regarding Caltrans acquisition of easements along the easterly project boundary adjacent to the Caltrans right-of-way. Developer shall design the private drainage systems, as shown on the tentative parcel map to the satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 51. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Minor Subdivision Improvement Agreement PC RESO NO. 7220 -13- Item #7 February 28, 2017 Page 19 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 52. to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative parcel map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. Curb, gutter, sidewalk and driveway approaches along Carlsbad Village Drive and Grand Avenue. B. Potable water line and fire line extensions with backflow prevention valves to the project boundary. C. Sidewalk along the south curb of Grand Avenue west to Hope Avenue. D. Striping of a pedestrian crossing at the intersection of Grand Avenue and Hope Avenue. E. Pedestrian access ramps at the northeast and southeast corner of Grand Avenue and Hope Avenue. F. Painted sharrows on Grand Avenue between the project entry and Hope Avenue. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Non-Mapping Notes 53. Add the following notes to the parcel map as non-mapping data: A. Prior to development permits being issued for Parcel A, Developer shall execute a city standard Subdivision Improvement Agreement and post security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative parcel map. These improvements include, but are not limited to: 1. Curb, gutter, sidewalk and driveway approaches along Carlsbad Village Drive and Grand Avenue. 2. Potable water line and fire line extensions with backflow prevention valves to the project boundary. 3. Sidewalk along the south curb of Grand Avenue west to Hope Avenue. 4. Striping of a pedestrian crossing at the intersection of Grand Avenue and Hope Avenue. 5. Pedestrian access ramps at the northeast and southeast corner of Grand Avenue and Hope Avenue. 6. Painted sharrows on Grand Avenue between the project entry and Hope Avenue. B. Building permits will not be issued for development of the Parcel A unless the appropriate agency determines that sewer and water facilities are available. C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed PC RESO NO. 7220 -14- Item #7 February 28, 2017 Page 20 of 115 1 to hold harmless and indemnify the City of Carlsbad from any action that may arise through 2 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 3 improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the 4 city approved development plans. 5 Utilities 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 54. 55. 56. 57. 58. 59. Developer shall meet with the fire marshal to determine fire protection measures (fire flows, fire hydrant locations, building sprinklers) required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. The developer shall design and agree to construct private on-site water, sewer, and recycled water facilities to the satisfaction of the district engineer and city engineer. Prior to using one potable water meter to serve a multi-ownership building, developer shall apply for and receive approval from the utilities director. Upon application for and good cause shown, the utilities director may allow a single potable water service connection and meter to a multi- ownership building within this Subdivision provided: A. Developer of Parcel A shall record a deed restriction or other such document as approved by the public works director and general counsel placing future owners on notice that each and every residential or commercial/office unit is served by a single service connection and meter, and in the event that the water bill is not paid by the party or entity responsible for paying the monthly water service charges to CMWD for the respective building occupied by the multi-ownership, CMWD may at its direction shut off the water service to such multi- ownership building in accordance with CMWD adopted rules and regulations. B. Developer of Parcel A shall install a private sub-meter for each separately established residence or business within a multi-ownership building having a single potable water service connection and meter. If denied, developer shall revise all design drawings to provide separate potable water. 60. The developer of Parcel A shall submit a detailed sewer study, prepared by a registered engineer, that identifies the peak flows of the project, required pipe sizes, depth offlow in pipe, velocity in the main lines, and the capacity of the existing infrastructure. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. PC RESO NO. 7220 -15- Item #7 February 28, 2017 Page 21 of 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 61. The developer of Parcel A shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. Code Reminders: 62. 63. 64. 65. 66. 67. 68. 69. 70. 71. Developer shall pay park-in-lieu fees to the City for the development of Parcel A, prior to the approval of the parcel map as required by Chapter 20.44 of the Carlsbad Municipal Code. Developer shall pay planned local area drainage fees City for the development of Parcel A in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee for the development of Parcel A as required by Council Policy No. 17. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 1 for the development of Parcel A as required by Carlsbad Municipal Code Section 21.90.050. Developer shall pay a landscape plancheck and inspection fee for the development of Parcel A as required by Section 20.08.050 of the Carlsbad Municipal Code. This tentative parcel map shall expire two years from the date on which the City Council votes to approve this application. 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. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. Any signs proposed for this development shall at a minimum be designed in conformance with the Village Master Plan and Design Manual or subsequent plan, and shall require review and approval of the City Planner prior to installation of such signs. Developer shall pay traffic and sewer impact fees for the development of Parcel A 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 site plan are for planning purposes only. PC RESO NO. 7220 -16- Item #7 February 28, 2017 Page 22 of 115 1 2 3 4 5 6 7 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 final 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 8 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 9 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. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PC RESO NO. 7220 -17- Item #7 February 28, 2017 Page 23 of 115 1 2 3 4 5 6 7 8 9 10 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on January 4, 2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairperson Segall, Commissioners Black, Goyarts, L'Heureux, Montgomery and Siekmann Commissioner Anderson ~-.... 11 JEFF SEGALL, Chairperson CARLSBAD PLANNING COMMISSION 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ATTEST: ~2i DON NEU City Planner PC RESO NO. 7220 -18- Item #7 February 28, 2017 Page 24 of 115 EXHIBIT 4 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo.Q P.C. AGENDA OF: January 4, 2017 Application complete date: September 28, 2016 Project Planner: Shannon Werneke Project Engineer: Steve Bobbett SUBJECT: RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS -Request for a recommendation of approval of a Major Review Permit and Minor Subdivision to demolish an existing restaurant and remove a 57-foot-tall freeway pole sign for the construction of a four- story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The site is located at 1044 Carlsbad Village Drive in Land Use District 3 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 {In-Fill Development Projects} Class 32 Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7220 RECOMMENDING APPROVAL of Major Review Permit RP 16-05 and Minor Subdivision MS 16-06 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project entails a request for approval of a Major Review Permit (RP} and Minor Subdivision (MS} to demolish an existing restaurant (Denny's} and remove the freeway-oriented pole sign for the construction of a four-story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The Major Review permit, identified as Parcel A in the project plans and Planning Commission Resolution No. 7220, involves a 2.23-acre site (APNs 203-320-32, -39, -47) which is addressed as 1044 Carlsbad Village Drive. The northern half of site is currently developed with the Denny's restaurant and a 57-foot-tall freeway-oriented pole sign. The southern half of the site is vacant and was previously developed with a gas station, which was demolished in 2009. The Minor Subdivision is being processed with the Major Review Permit to consolidate nine (9) legal lots into two (2) lots. The total area of the lots included in the MS is 3.52 acres and includes the following APNs: MOTEL 6: 203-320-03, 203-320-04, 203-320-43, 203-320-44, 203-320-45, 203-320-46 VACANT LAND: 203-320-32, 203-320-47 DENNY'S: APN: 203-320-39 The Motel 6 development is identified as Parcel Bin the project plans and Planning Commission Resolution No. 7220 and comprises 6 properties which will be consolidated into one of the two proposed lots {1.29 1, .... ., Item #7 February 28, 2017 Page 25 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 2 acres). The remaining 3 properties will be consolidated into one lot for the mixed project (i.e., Parcel A, 2.23 acres). The new property line separating the proposed mixed-use project and the Motel 6 property is defined by the midpoint of an existing 24-foot-wide shared private driveway (i.e., between Motel 6 and the proposed mixed-use project) which will be reconfigured/relocated for the development ofthe mixed- use project. The 24-foot-wide shared private driveway provides through-access from Grand Avenue to Carlsbad Village Drive and will continue to provide access to the Motel 6 and proposed mixed use project. The 2.23-acre mixed use site has street frontage on Grand Avenue to the north and Carlsbad Village Drive to the south. The off-ramp for Interstate 5 South borders the site to east. Topographically, the site gradually slopes from a high point of 78 feet above mean sea level (MSL) along the eastern property line to 70 feet above MSL along the western property line. The slow lane of Interstate 5 South is located approximately 84 feet above MSL or 6 -14 feet above the site. The project site is located within Land Use District 3, the Freeway Commercial Support Area, of the Village Master Plan. The site is not located within the boundaries of the coastal zone. Grading for the proposed project includes 600 cubic yards offill and 11,384 cubic yards of cut. As a result, a total of 10,784 cubic yards of material is proposed to be exported from the site. As the existing grade of the eastern property line is the highest point of the property, retaining walls up to three (3) feet in height are proposed along the eastern property line and will face the interior of the site (i.e., cut situation). Pursuant to Chapter 21.86 of the Carlsbad Municipal Code (CMC), the applicant is requesting a 35 percent density bonus which requires a minimum of 20 percent of the base units as inclusionary (i.e., rent- restricted) units. The base units allowed for the 2.23-acre site is 78 units and 16 units are required to be inclusionary units. Including the density bonus and the inclusionary units, the 106-unit project has a proposed density of 47.5 dwelling units per acre. As part of the density bonus request, up to two incentives or concessions may be requested (CMC Section 21.86.050). Accordingly, the applicant is requesting the allowance for mixed-use at the site. Section A provides a detailed discussion on the density bonus request. The ground floor of the proposed mixed-use project will be developed with a parking garage, a live/work unit, 9,659 square feet of commercial retail area and 1,099 square feet of general office space. As currently proposed on the floor plans, three retail suites are envisioned; each suite varies in width and depth. Two of the retail storefronts will front onto Carlsbad Village Drive to the south and wrap around the southwest corner of the building. At the southwest corner of the project, will be a 2,890 square foot retail plaza which includes landscape planters and seating areas. The office area and live/work unit are located at the northwest corner of the building, closer to the Grand Avenue frontage. With exception to the live/work unit, the residential apartments are proposed to be located on the second through fourth floors of the building. In addition, to the retail and office uses, the first floor is proposed to be developed with an at-grade parking garage. A total of 106 units are proposed, including 90 market rate units and 16 inclusionary units, which are required to be income-restricted to lower income households. Table 1 below provides a breakdown of the unit types. Item #7 February 28, 2017 Page 26 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 3 TABLE 1-DETAILS FOR UNIT TYPE Unit Type Quantity Live/Work Unit 1 Loft 2 1 Bedroom 37 1 Bedroom+ Den 4 2 Bedroom 38 3 Bedroom 8 TOTAL MARKET RATE UNITS 90 Loft (Affordable) 9 1 Bedroom (Affordable) 5 3 Bedroom (Affordable) 2 TOTAL INCLUSIONARY UNITS 16 TOTAL NUMBER OF UNITS 106 UNITS Range in Size 965 SF 860 -1,148 SF 714 -995 SF 888 -1,023 SF 999 -1,326 SF 1,076 -1,373 SF 609-686 SF 620-771 SF 1,133 SF Two interior courtyards on the second level are proposed on top of the parking garage. Included within this amenity area are walkways, landscaping, seating areas and two fire pits. In addition, a gym and general amenity room for use by the tenants is proposed on the second floor. A private community garden is proposed as an additional amenity on the roof deck. Elevator and stairway access for the residential tenants and visitors are proposed in three different areas of the building: at the southeast corner of the building off Carlsbad Village Drive; in the parking garage; and in the residential lobby which is located at the northwest corner of the building. Parking for the mixed use project is proposed to be provided by a combination of at-grade, uncovered surface parking stalls (12 spaces) and a 173-space parking garage, a portion of which will be below grade. The parking garage is designed to independently park the commercial and residential uses. As a result, there are two points of vehicular access on the west side of the building. Included within the residential parking garage are a number of tenant storage areas, as well as an area to store bicycles. The surface parking stalls in front of the retail area will be available for customer parking only. In addition to the 12 surface stalls for the mixed use project, 11 surface parking stalls for Motel 6 patrons will be located on the mixed use site. The stalls will include signage specifying designating the parking for Motel 6 customers only. As the mixed-use project complies with the minimum parking requirements for the commercial uses, no in-lieu parking fees are requested to be purchased. Section B of the staff report below provides additional details with respect to the parking requirements. A 24-foot-wide emergency access drive aisle is proposed off Grand Avenue and wraps around the eastern boundary of the site to Carlsbad Village Drive. Access to this area will be restricted by the use of bollards. While no structures will be located within this area, it is proposed to be utilized as an amenity area for the residential tenants and will include permeable pavers, a decomposed granite path, and low height landscaping. In the event that Grand Avenue is extended east (i.e., under the freeway), a 30-foot-wide dedication is proposed along the northern property line. Caltrans has indicated that the future improvements adjacent to the eastern property line do not include a sound wall and no additional right-of-way will be required along the eastern property line. With respect to westbound Carlsbad Village Drive, at the request of Caltrans, a ten-foot-wide irrevocable offer of dedication will be provided to accommodate possible future improvements to Carlsbad Village Drive (APNs 203-320-46, -47). Item #7 February 28, 2017 Page 27 of 115 RP 16-05/MS 16-06-CARLSBAD VILLAGE LOFTS January 4, 2017 Page 4 The proposed mixed-use building ranges in height from 43' to 45', with architectural projections for the butterfly roof at the south elevation at 47' -6" and for the elevator and stairwells up to 59'. The applicant's vision for the architectural design is to create a dialogue between the urban commercial and residential elements of the Village through the incorporation of two different interpretations of the California Craftsman style. The Craftsman architectural style typically includes the use of rich detail, natural materials, trellises and low-pitched, sloping roofs. The southern half of the mixed-use building is contemporary in its expression since it faces the more urban side of the project along Carlsbad Village Drive. It presents the commercial entries through use of stone, expansive glass storefronts, 21-foot-tall plate lines and fabric awnings over the windows. To provide architectural relief, the residential units above the commercial space and facing Carlsbad Village Drive are stepped back a minimum of 15 feet from the commercial fa<;:ade. The multi-family units are enhanced with wood and a large overhang to provide architectural interest. The northern half of the building is more traditional in its expression as it is oriented toward Grand Avenue and acts as the residential entry for the project. Materials utilized in the northern half of the project include a combination of brick and stucco, as well as wood trellises and decks. The two themes are joined by timber trussed bridges at the center and the prominent corners of the project incorporate distinctive vertical architectural accents. Table 2 below identifies the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE 2 -SURROUNDING LAND USES Location General Plan Land Zoning Village Master Plan Current Land Use Use Designation Land Use District V V-R Land Use District 3, Restaurant and vacant Site (Village) (Village Freeway Commercial lot Review) Support Area Land Use District 3, Three-story extended-North V V-R Freeway Commercial Support Area stay hotel Land Use District 3, Retail shopping center, South V V-R Freeway Commercial including a gas station, Support Area grocery store and a restaurant East TC T-C Transportation Interstate 5 Corridor Land Use District 3, Two-story motel and West V V-R Freeway Commercial Support Area fast-food restaurant Ill. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation and Density Bonus Ordinance (CMC Chapter 21.86) B. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 3 (Freeway Commercial Support Area, Village Master Plan and Design Manual); C. lnclusionary Housing Ordinance (CMC Chapters 21.85 and 21.86); D. Subdivision Ordinance (CMC Title 20); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. Item #7 February 28, 2017 Page 28 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 5 The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86) The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table 3 below identifies the permissible density range for properties located outside of the coastal zone and within Land Use District 3. TABLE 3-BASE DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Range: 28-35 du/ac 2.23 SAME Minimum: 28 x 2.23 = 62 dwelling units Maximum: 35 x 2.23 = 78 dwelling units The proposed project entails a request to construct a mixed-use building which includes 106 apartments. As summarized above, pursuant to the Village Maser Plan, the maximum number of units for a 2.23-acre parcel at 35 dwelling units per acre is 78. In order to construct 106 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower and moderate income households. Specifically, the applicant is requesting a 35% density bonus pursuant to Table A of CMC Chapter 21.86.040. In exchange for the 35% density bonus, the applicant is required to designate 20% of the base number of units, or 16 units, as inclusionary units. The inclusionary apartments are required to be rent- restricted and affordable to lower income households. Pursuant to CMC Chapter 21.86.020, a low income household is defined as households whose gross income is more than fifty percent but less than 80 percent of the median income for San Diego County, as determined annually by the U.S. Department of Housing and Urban Development. Summary of density bonus request: Base maximum density: Base maximum units: 35% density bonus: Proposed number of units: Proposed density: 35 dwelling units per acre 2.23 acres x 35 = 78 dwelling units (20% or 16 units required to be inclusionary units) 78 x 0.35 = 27.3 = 28 units (round up per CMC 21.86.040(G)) 78 + 28 = 106 units 106/2.23 = 47.5 dwelling units per acre Table 4 below summarizes the standards required for a density bonus. Item #7 February 28, 2017 Page 29 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 6 TABLE 4-CMC SECTION 21.86.090 -DENSITY BONUS HOUSING STANDARDS Standard Analysis A. Required target dwelling units shall be constructed The 16 affordable units will be built concurrent with market-rate dwelling units unless concurrent with the market rate units. both the final decision-making authority of the city and the developer/applicant agree within the density bonus housing agreement to an alternative schedule for development. B. Whenever feasible, target dwelling units and The inclusionary units will be built on- density bonus dwelling units should be built on-site and located within the same site (within the boundary of the proposed building as the market rate units. In development) and, whenever reasonably possible, addition, the units will be distributed be distributed throughout the project site. throughout the building. C. Whenever feasible, target dwelling units should be The proposed project is located within located on sites that are in proximity to, or will the boundaries of the Village Master provide access to, employment opportunities, Plan; as such, the site is located in urban services, or major roads or other close proximity to public transportation and commuter rail facilities (i.e., transportation (i.e. train station and freeways, bus lines) and that are compatible with bus stops), employment, as well as adjacent land uses. various goods and services. In addition, the project is located adjacent to Interstate 5, which will also provide access to the above- noted services. Adjacent land uses include a hotel to the north, retail shopping center to the south and a fast food restaurant and motel to the west. The proposed mixed-use project is compatible with the surrounding land uses. D. Whenever feasible, target dwelling units should The inclusionary housing includes nine vary in size and number of bedrooms, in response lofts, five, one-bedroom units and to affordable housing demand priorities of the two, three-bedroom units. The units city. range in size from 609 to 1,133 square feet. E. Density bonus projects shall comply with all With exception to the allowance for applicable development standards, except those mixed-use, which is a permissible which may be modified as an incentive or concession, the project is consistent concession, or as otherwise provided for in this with all applicable development chapter. In addition, all units must conform to the standards. Further, the design of the requirements of the applicable building and target inclusionary units will be the housing codes. The design of the target dwelling same as the market rate units as they units shall be reasonably consistent or compatible will be distributed throughout the with the design of the total project development building. in terms of appearance, materials and finished quality. F. No building permit shall be issued, nor any A density bonus agreement is required development approval granted, for a development to be recorded prior to recordation of Complies? Yes Yes Yes Yes Yes Yes Item #7 February 28, 2017 Page 30 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Pa e 7 Standard which does not meet the requirements ofthis chapter. No target dwelling unit shall be rented or sold except in accordance with this chapter. G. Upon the request of the applicant, the parking ratio (inclusive of handicap and guest parking) for a housing development that conforms to the requirements of Section 21.86.040(A) shall not exceed the ratios specified in Table E or as noted, below. If the applicant does not request the parking ratios specified in this section or the project does not conform to the requirements of Chapter 21.86.040(A), the parking standards specified in Chapter 21.44 ofthis code shall apply. 1. If a development includes the maximum percentage of low-or very low income units provided for in Chapter 21.86.040(A) and is located within one-half mile of a major transit stop, as defined in the state Public Resources Code (subdivision (b) of Section 21155), and there is unobstructed access to the major transit stop from the development, then, upon the request ofthe developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. 2. If a development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in state Health and Safety Code (section 50052.5), then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive Analysis Complies? the final map. The agreement will include details as specified pursuant to CMC Chapter 21.86.130. Yes The mixed-use project includes the maximum percentage, 20% or 16 units, as inclusionary housing. A total of 9, one-bedroom lofts, 5, one- bedroom units and 2, three-bedroom units are proposed. Pursuant to the Density Bonus Ordinance no more than 0.5 spaces per bedroom shall be required for the inclusionary units. Pursuant to G.1, a total 10 spaces are required for the inclusionary units and 10 spaces are proposed. The project is located approximately Y, mile from a major transit station, which includes rail and bus service. 14, one bedroomLlofts 14 bedrooms x 0.5 spaces = 7 spaces 2, three-bedroom 6 bedrooms x 0.5 spaces = 3 spaces 7+3 = 10 spaces required 2. N/A Item #7 February 28, 2017 Page 31 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 8 Standard of handicapped and guest parking, that exceeds the following ratios: a. lfthe development is located within one- half mile of a major transit stop, as defined in state Public Resources Code (subdivision (b) of section 21155), and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. b. If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with state Civil Code (sections 51.2 and 51.3), the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. c. If the development is a special needs housing development, as defined in state Health and Safety Code (section 51312), the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. 3. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded down to the next whole number. 4. For purposes of this section, a housing development may provide "on-site" parking through tandem parking or uncovered parking, but not through on-street parking. Analysis Complies? 3. N/A 4. A total of 20 tandem parking stalls are proposed in the residential parking garage to assist with meeting the parking requirements. No on-street parking is proposed to count toward the project's parking requirements. The project is consistent with CMC Section 21.86.050(A) (2). Item #7 February 28, 2017 Page 32 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 9 Standard 5. The applicant may request parking incentives or concessions beyond those provided in this section, subject to the findings specified in Chapter 21.86.050{A) (2). 6. Notwithstanding subsections G.1 and G.2 of this section, if the city or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed the ratio described in Table E, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low income individuals, including seniors and special needs individuals. The city shall pay the costs of any new study. The city shall make findings, based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. Analysis Complies? 5. Please see discussion below. 6. N/A Pursuant to CMC Chapter 21.86.050 (A)(3)(b) of the Density Bonus Ordinance, a project which designates at least 20% of the total units for lower income households, a total of two incentives or concessions shall be granted. An incentive or concession may include any of the following: a. A reduction in site development standards or a modification of zoning code or architectural design requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required. b. Approval of mixed-use zoning in conjunction with the housing development if: (i) commercial, office, industrial or other land uses will reduce the cost of the housing development; and (ii) the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned future development in the area where the proposed project will be located. c. Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. d. The city council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. Item #7 February 28, 2017 Page 33 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 10 The applicant is requesting the following concession: 1. Allowance for mixed-use: Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan currently allows for a wide variety of food, commercial and office uses by right and multi-family units as provisional uses. A mixed-use product type is not a permitted use. The applicant is requesting the allowance for mixed-use as a concession pursuant to the above-noted options. As discussed in the findings in Planning Commission Resolution No. 7220, mixed-use is an appropriate concession for the requested density bonus in that it results in cost reductions to enable the provision of housing affordable to the designated income group. A mixed-use product type in the Village provides a sustainable and more economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. A mixed-use product type is appropriate in that it is located in the urban core, Yz mile from the train station, and reduces vehicle miles traveled (VMTs). The four- story mixed-use building is compatible with the surrounding area, which includes a three-story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a two-story motel and fast food restaurant to the west. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Chapter 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Chapter 21.85.140. As discussed in Section C below, the proposal to construct 106 units, including 16 inclusionary units on Parcel A, is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project to be consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7220, the proposed project meets these findings. Since the proposed project requires approval from the City Council, the City Council is the final decision-making·authority for the allocation from the EDUB. The following Table 5 describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE 5 -GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & COMPLY? OBJECTIVE, OR PROGRAM IMPROVEMENTS Land Use Goal 2-G.17 The proposed mixed-use project, Yes Ensure that the scale and character which includes the construction of of new development is appropriate 106 multi-family apartments and to the setting and intended use. 10,758 of ground floor commercial Promote development that is scaled office and retail area, is surrounded and sited to respect the natural by a wide variety of commercial terrain, where hills, public realm, land uses, including a three-story parks, open space, trees, and distant hotel to the north, a retail shopping vistas, rather than buildings, center to the south and a fast-food Item #7 February 28, 2017 Page 34 of 115 RP 16-05/MS 16-06-CARLSBAD VILLAGE LOFTS January 4, 2017 Page 11 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM dominate the overall landscape, while developing the Village, Barrio, and commercial and industrial areas as concentrated urban-scaled nodes. Goal 2-G.29 Maintain the Village as a center for residents and visitors with commercial, residential, dining, civic, cultural, and entertainment activities. Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial, office, restaurants and specialty retail shops, which traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. Mobility Vision Statement Increase travel options through enhanced walking, bicycling, and public transportation systems. Enhance mobility through increased connectivity and intelligent transportation management. Goal 3-G.l Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi- modal transportation system PROPOSED USES & COMPLY? IMPROVEMENTS restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 6 to 14 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. The mixed-use project will enhance the vitality of the Village by providing new rental units in close proximity to the downtown core area, as well as the train station. The project reinforces the pedestrian orientation desired for the downtown area by providing an opportunity for the residents to walk to shopping, recreation, and mass transit functions. In addition, the project's proximity to the freeway, existing bus routes and the train station will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Pursuant to the Traffic Study Yes prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city's Growth Management Plan as the Level of Service for street segments, intersections, and ramps will continue to operate at a Level of Service (LOS) "D" or better. To Item #7 February 28, 2017 Page 35 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 12 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children the elderly and the disabled. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community's greenhouse gas (GHG) emissions and fostering green development patterns-including buildings, sites, and landscapes. PROPOSED USES & COMPLY? IMPROVEMENTS address requirements for Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The proposed project is located approximately a 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. Further, the mixed-use project supports walkability and mobility by locating the project near existing goods and services, such as a grocery store. The project will include bike racks and storage, as well as transit screens inside the building to provide intelligent transportation management. The project also includes the addition of a sidewalk along the project's Grand Avenue frontage and street trees and landscape planters along the two street frontages. In addition, the southwest corner of the building is setback 30 feet from the drive aisle to allow for a plaza with enhanced paving, and outdoor seating areas. Pursuant to the Greenhouse Gas Yes Analysis prepared for the project (Ldn Consulting, June, 2016), the project is consistent with the Climate Action Plan in that with the removal of the existing Denny's restaurant, the net gain in metric Item #7 February 28, 2017 Page 36 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 13 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Policy 9-P.1 Enforce the Climate Action Plan as the city's strategy to reduce greenhouse gas emissions. Policy 9-P.10 Decrease the need for artificial cooling, heating and lighting, and promote outdoor lifestyles in Carlsbad's sunny and moderate climate by: • Ensuring that the Zoning Ordinance provides for adequate private and common open spaces as part of multifamily developments. • Encouraging residential and office buildings to have windows that open to the outside in all habitable rooms, and maximize the use of daylight. Policy 9-P.11 Implement the city's Landscape Manual to mitigate urban heat island effects through maximum tree canopy coverage and minimum asphalt and paving coverage, particularly for denser areas like the Village and the Barrio, shopping centers, and industrial and other areas with expansive surface parking. Housing Goal 10-G.3 PROPOSED USES & COMPLY? IMPROVEMENTS tons of C02e is 762.82, which is below the threshold of 900 MT C02e. The proposed mixed-use project will exceed the energy reduction requirements of Title 24, incorporate drought tolerant landscaping, utilize low water use plumbing fixtures, include electric vehicle parking and charging stations, a transportation management plan and solar thermal heating for domestic hot water are included. A majority of the multi-family units are designed to include decks which face the landscaped interior courtyards (7,488 SF). In addition, the 24-foot-wide emergency access lane adjacent to the eastern elevation of the building will be landscaped and utilized as an amenity area for the tenants. In total, 37,586 SF of open space is provided while 19,605 SF is required pursuant to the Village Master Plan. Given the nature of the product type, attached multi- family units, not all units have windows on all four elevations. However, the elevations which do have sun exposure, include several windows which maximize the use of daylight. The project includes a landscape plan which has been determined to be consistent with the city's Landscape Manual. Perimeter landscaping, which includes trees, reduces the urban heat island effect throughout the site. In addition, a roof top community garden is proposed for use by the residents. The proposed project includes 20%, Yes or 16, inclusionary units which will Item #7 February 28, 2017 Page 37 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 14 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. Goal 10-P.15 Pursuant to the lnclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects exempt). Policy 10-P.18 Adhere to City Council Policy Statement 43 when considering allo- cation of "excess dwelling units" for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 10.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. 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 PROPOSED USES & COMPLY? IMPROVEMENTS be required to be rented to lower income households. The provision for inclusionary housing will contribute toward achieving the city's Regional Housing Needs. The project has been conditioned accordingly to require the approval of an Affordable Housing Agreement prior to recordation of the final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7220, the proposed project meets these findings. The proposed structural Yes 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 Item #7 February 28, 2017 Page 38 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 15 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM 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. 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.3 For all projects that require discretionary review and have noise exposure levels that exceed the standards in Table 5-1, require site planning and architecture to incorporate noise-attenuating features. With mitigation, development should meet the allowable outdoor and indoor noise exposure standards in Table 5-2 {45 dBA). When a building's openings to the exterior are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. PROPOSED USES & COMPLY? IMPROVEMENTS 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. Given the site's proximity to the Yes freeway and Carlsbad Village Drive, a noise study was prepared for the proposed project {Ldn Consulting, August, 2016). The project has been conditioned to comply with the recommendations of the noise report to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The recommendations include the requirement for mechanical ventilation {i.e., air conditioning units) and minimum STC ratings for the windows and glass doors. The project plans incorporate these notes and are considered design features of the project. A Notice will be required to be recorded on title to notify future owners that the property is subject to noise from the freeway. B. Village Review Zone (CMC Chapter 21.35), Land Use District 3, Freeway Commercial Support Area (Village Master Plan and Design Manual) The 2.23-acre mixed use site {i.e., Parcel A) is located within Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan. District 3 comprises the easterly entry to the Village off Interstate 5 and allows for a wide variety of food, commercial and office uses by right and multi-family units as provisional uses. A mixed-use product type is not currently a permitted use. The proposed project entails a request to construct a four-story mixed-use building with 106 multi-family apartments, including 16 inclusionary housing units. Pursuant to Section A above, as part of the density bonus request, the Item #7 February 28, 2017 Page 39 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 16 applicant is requesting the allowance for mixed-use as a concession. Pursuant CMC Section 21.86.050, the approval of mixed-use zoning in conjunction with a density bonus request shall be allowed if certain findings are made. As discussed in the findings in Planning Commission Resolution No. 7220, mixed-use is an appropriate concession for the requested density bonus in that it results in cost reductions to enable the provision of housing affordable to the designated income group. A mixed-use product type in the Village provides a sustainable and more economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. A mixed-use product type is appropriate in that it is located in the urban core, a half mile from the train station, and reduces vehicle miles traveled (VMTs). The four-story mixed-use building is compatible with the surrounding area which includes a three-story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a two-story motel and fast food restaurant to the west. The specific development standards for new development within Land Use District 3 and the project's compliance with these standards are shown in Table 6 below: TABLE 6 -VILLAGE MASTER PLAN, LAND USE DISTRICT 3, FREEWAY COMMERCIAL SUPPORT AREA STANDARD REQUIRED/ ALLOWED PROPOSED COMPLY? Front Yard pt floor: no setback for mixed-use pt floor: Yes Setback Carlsbad Village Drive.: 16'-2" Grand Avenue: 3'-3" to 6' -8" 2nct, 3rd and 4th floors: 10' average 2nct_4th floors: setback Carlsbad Village Drive.: 31' -2" Grand Avenue: 10' -5" to 11' -5" Side Yard Setback No minimum East: 30' Yes West: 16' Rear Yard Setback No minimum 32'-3" Yes Max Building 45' 43' to 45', with architectural Yes Height projections for the butterfly roof Architectural projections, including element (southwest corner of stairwells and elevators are building) at 47' -6" and 59' for the permitted to exceed the height elevator and stairwells. pursuant to CMC Section 21.46.020 Building Coverage 100% 57.9% Yes Open Space 20% = 19,605 SF 38% or 37,586 SF Yes *Includes pedestrian cafe, roof deck, balconies, landscape planters/ pockets Density 28-35 dwelling units/acre 47.5 dwelling units/acre with a Yes request for density bonus pursuant to CMC Section 21.86 (please see Section A for request/analysis) Item #7 February 28, 2017 Page 40 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 17 TABLE 7-PARKING ANALYSIS USE Ratio REQUIRED Commercial 1 space per 300 SF 9,659 SF/300 Retail = 32 spaces Commercial 1 space per 350 SF 1,099/300 Office = 3 spaces Residential-Live-work/loft/one bedroom: Live-work: 1 Market Rate 1 space/unit Loft: 2 Units One bedroom: 41 44 units= 44 spaces Two/Three bedroom: Two bedroom: 38 2 spaces/unit Three bedroom: 8 46 units = 92 spaces 44 + 92 = 136 spaces Residential-Live-work/loft/one bedroom: Loft: 9 lnclusionary 0.5 space/unit One bedroom: 5 per CMC 14 units= 7 spaces Chapter 21.86 (G)(l), Density Three bedroom: 2 units Bonus Two/Three bedroom: 6 bedrooms x 0.5 Ordinance 0.5 spaces/unit = 3 spaces 7 + 3 = 10 spaces TOTAL REQUIRED: 181 TABLE 8 -TYPES OF PARKING STALLS USE STANDARD COMPACT TANDEM Commercial 30 spaces 5 compact N/A Retail/Office Residential 103 spaces 20 spaces 20 spaces TOTAL 133 spaces 25 spaces 20 spaces (13.5% of total (10.8% of total number of spaces) number of spaces) PROPOSED COMPLY? 36 spaces Yes 3 spaces Yes 136 spaces Yes 10 spaces Yes PROPOSED: 185 ACCESSIBLE TOTAL 4 spaces 39 spaces 3 spaces 146 spaces 7 spaces 185 spaces Pursuant to CMC Section 21.86.090 (G) (4), on-site parking can be accommodated with tandem parking stalls (no limit). In addition, pursuant to the Village Master Plan, up to 40% of the total number of parking spaces provided on-site may be constructed as compact parking. As summarized in Tables 7 and 8 above, the proposed mixed-use project is consistent with the parking requirements pursuant to the Village Master Plan and Chapter 21.86, the Density Bonus Ordinance. No in-lieu parking fees are required. TABLE 9 -VILLAGE MASTER PLAN-BASIC DESIGN PRINCIPLES Pursuant to the Village Master Plan, a village scale and characters should be emphasized for all future development and property improvements to reinforce Carlsbad Village's uniqueness, enhance its impact as a shopping and entertainment destination and improve its livability as a mixed-use residential environment. Item #7 February 28, 2017 Page 41 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 18 Ten basic design principles should be utilized in the design review process for property improvements and new construction in the Village. The Planning Commission shall be satisfied that the applicant has made an honest effort to conform to each of these principles. DESIGN PRINCIPLE ANALYSIS 1. Development shall have While the Village Master Plan does not define "informal character," an overall informal the standards in Land Use District 3 include the allowance for a 45- character foot-tall building, a density up to 35 dwelling units per acre, and limited setbacks, including a zero setback along the project frontages. The Village Master Plan, as well as the Zoning Code, allow for density bonus requests. The surrounding development includes Interstate 5 to the east and a three-story hotel to north. Given the existing setting and development standards, an environment is established which encourages large, intense development. Notwithstanding the above, to address issues with respect to mass and scale, the applicant has stepped floors 2-4 back from the Carlsbad Village and Grand Avenue frontages and has added architectural relief in various places throughout the building to help break up the massing. Further, various colors and materials are utilized to provide additional architectural interest. 2. Architectural design shall The applicant's vision for the architectural design is to create a emphasize variety and dialogue between the urban commercial and residential elements of diversity the Village through the incorporation of two different interpretations of the California Craftsman style. The Craftsman architectural style typically includes the use of rich detail, natural materials, trellises and low-pitched, sloping roofs. The southern half of the mixed-use building is contemporary in its expression since it faces the more urban side of the project along Carlsbad Village Drive. It presents the commercial entries through use of stone, expansive glass storefronts, 21-foot-tall plate lines and fabric awnings over the windows. To provide architectural relief, the residential units above the commercial space and facing Carlsbad Village Drive are stepped back a minimum of 15 feet from the commercial fa<;:ade. The multi-family units are enhanced with wood and a large gable roof overhang to provide architectural interest. The northern halfof the building is more traditional in its expression as it is oriented toward Grand Avenue and acts as the residential entry for the project. Materials utilized in the northern half of the project include brick, wood trellises and decks. The two themes are joined by timber trussed bridges at the center and the prominent corners of the project incorporate distinctive vertical architectural accents. 3. Development shall be Land Use District 3 allows for a building up to 45 feet in height small in scale {exclusive of acceptable architectural projections), 100% building coverage, limited setbacks, and a density up to 35 dwelling units per acre. The allowance for buildings up to 45 feet, 100% building coverage and limited setbacks does not encourage the design of project which is small in scale. The project proposes a density bonus (47.5 dwelling units per acre) which includes smaller rental units as well as the requisite number of inclusionary housing units. The Item #7 February 28, 2017 Page 42 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 19 DESIGN PRINCIPLE ANALYSIS inclusion of affordable housing is an important goal of the Housing Element and mixed-use projects are encouraged in the Village. It is not feasible to comply with this guideline given the current development standards and the allowance for density bonuses pursuant to state regulations and the Density Bonus Ordinance. 4. Intensity of development The project is consistent with this principle in that it is developed shall be encouraged pursuant to the existing standards of Land Use District 3 which includes setbacks, height and open space. A 35% density bonus is requested and includes the requisite inclusionary housing. Pursuant to CMC Chapter 21.86, as well as the Housing Element, a density bonus is encouraged when affordable housing is provided. Specifically, it is in the public's interest for the city to promote the construction of inclusionary housing through the implementation of the Density Bonus Ordinance. Further, mixed-use is an allowable concession pursuant to CMC Section 21.86.050(A} (4) (b} and is encouraged in the General Plan. 5. All development shall The mixed-use project is strongly-related to the street in that large, have a strong relationship visually-interesting commercial storefronts are proposed. Awnings to the street are included as well as enhanced architectural treatments at the base of the building. In addition, a plaza is proposed at the southwest corner of the building which enhances the pedestrian experience off Carlsbad Village Drive. Finally, balconies are proposed for the residential units facing the street. 6. A strong emphasis shall See discussion for #5 above. be placed on the design of ground floor facades 7. Buildings shall be See discussion for #2 above. enriched with architectural features and details 8. Landscaping shall be an Landscaping is proposed along the Carlsbad Village frontage, tree important component in wells and planters throughout the parking lot and the 24-foot-wide the architectural design emergency access lane will be used as a landscaped amenity for the residents. In addition, a rooftop garden, as well as two landscaped courtyards are included for use by the residents of the apartments. 9. Parking shall be visually The proposed parking is visually subordinate in that a majority of the subordinated parking stalls are screened by a parking garage which is located behind the commercial frontage. Further, a portion of the parking structure is located below grade. Landscaping is proposed along the east elevation to screen the parking structure from Interstate 5. The remaining limited number of surface parking stalls are adjacent to the west elevation of the building and visually subordinate since the outdoor seating area is located at the southwest corner of the building adjacent to Carlsbad Village Drive. 10. Signage The proposed project includes the removal of a 57-foot-tall freeway oriented pole sign which is viewed as a significant benefit as part of the proposed project. A separate sign permit will be required to relocate the existing Motel 6 monument signage. Item #7 February 28, 2017 Page 43 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 20 In summary, given the surrounding land uses, the existing standards in the Village Master Plan, the requirements of the Density Bonus Ordinance, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards .. Further, mixed-use is encouraged in the Housing Element of the General Plan and the Zoning Ordinance, specifically when inclusionary housing is included as part of the project. C. lnclusionary Housing The lnclusionary Housing regulations, specifically CMC Chapter 21.85, shall apply to any new construction of rental units where the developer receives offsets or any incentives of the type specified in the density bonus law pursuant to the provisions of CMC Chapter 21.86 and the developer agrees by contract to limit rents for below market-rate rental units. Pursuant to CMC Chapter 21.85.030, not less than 15 percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. To satisfy this requirement, the applicant proposes to designate 20% or 16 units, as inclusionary units. Further, because ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. The city's Housing Policy Team recommended approval of the request on July 5, 2016. As required by CMC Chapters 21.85 and 21.86, the project has been conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to recordation of the final map. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Minor Subdivision to consolidate nine (9) lots into two {2} lots (Parcel A and Parcel B} and has found that the project complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). The development of Parcel A has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. The parcel map will provide for the irrevocable offers of dedication for 30 feet along the northern property line for the possible future extension of Grand Avenue and 10 feet along the project's Carlsbad Village Drive frontage to address possible future improvements. If the improvements are constructed, it will likely result in the loss of the planters along the Carlsbad Village Drive frontage and modification of the emergency access driveway at the rear property line. The structure will remain in compliance with the setbacks since the floors 2-4 are setback an average of 10 feet from the future right-of-way. 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 10 below. Item #7 February 28, 2017 Page 44 of 115 RP 16-05/MS 16-06 -CARLSBAD VILLAGE LOFTS January 4, 2017 Page 21 TABLE 10 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS City Administration 368.5 sq. ft. Library 196.55 sq. ft. Waste Water Treatment 106 EDU Parks 0.74 acres Drainage 6.57 CFS Circulation 697 ADTs Fire Station 1 Open Space n/a Schools E: 26.71, M: 8.63, H: 11.01 Sewer Collection System 24,634 GPO Water 28,974 GPO COMPLIANCE Yes Yes Yes Yes Yes Yes Yes n/a Yes Yes Yes Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 106 units are proposed, a total of 106 dwelling units are proposed to be deducted from the City1s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7220, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 {In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan, as well as the General Plan, the project site is within the City limits, is less than 5 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. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7220 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Letter of Support from Chamber of Commerce dated December 22, 2016 6. Full Size Exhibits "A-AAA" dated January 4, 2017 Item #7 February 28, 2017 Page 45 of 115 SITE MAP • N NOT TO SCALE Carlsbad Village Lofts RP 16-05 I MS 16-06 Item #7 February 28, 2017 Page 46 of 115 \.._ City of Carlsbad DISCLOSURE STATEMENT P-1(A) 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 Corp/Part. ___________ _ Title ___________ _ Title. _____________ _ Address __________ _ 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 partnershrp, 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 Netanya Cranford Title manager/member Address 7087 Weller St San Diego CA 92122 Corp/Part Grant Holdings LLC Title LLC Address 7820 Suncup Way #312 Carlsbad CA 92009 Grant Grandchildren Irrevocabl~ Trust Netanya Cranford, trustee Page 1 of2 same address as abovevised 01110 Item #7 February 28, 2017 Page 47 of 115 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 twerve (12) months? rzjNo If yes, please indicate person(s): __________ _ Oves NOTE: Attach additioi:,al sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. l (~\ Q,,o.t . ///) c· -::, .--L/ .. 11 .\-, ~K--,.~--),.,"'-~ "-) · l .. c.r I . ,>.' ,) Sigpature of owner/date Signature of applicant/date t Netanya Cranford, manager Print or type name of owner 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 Item #7 February 28, 2017 Page 48 of 115 ,re·· f . -~ 1cy-o_. C_arlsnad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue {760) 602-4610 www.car/sl)agca.gov Applicant's statement or disclosure of certain. ow~ership interests on all applications which will require discretionary action on the part of the City Council or any appointed Soard, 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. 1. APPLICANT (Not the applicant's agent) 2. P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest jn 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 corporatfon, include the namesi titles, and addresses of the corporate officers. -(A separate page may be attached if necessary.) Person Corp/Part ______ ,..,...... ____ _,_.. __ _ Titre Title ___ ~----'-,---~~--- Address_~--~----'--"--Address_......_ _ _,....,__ ______ ~-a-,,--- OWNER (Not the owner's agent) Provide the COMPLE:TE, LEGAL names and addresses of ALL persons having any ownership interest in -the property .involved. Also, provide the nature of the te9al ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership 1.ncludes a corporation or gartnf:lrship, include the names, titles, addresses of all individuals owning more than 10% of the shares, IF NO INDIVIDUALS OWN MORE THAN 10% OF lHE SHARES, PLEASE INDICATE NON-APPLICABl,.E (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.) . ~,:: ,wb 1 t Y .l-.f Per$on ~~·· Corp/Part .............. --~------~--,,-- Title_,,_------~--__,_-- Address--------~-Address·-~-~-----~--- Page 1 of2 Revised07/10 Item #7 February 28, 2017 Page 49 of 115 3. NON-PROFIT ORGANIZArJoN OR TRUST ff 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. Noo Profit!Tru$t --------Non Profitrrrust---.-~ ____ .....,.... __ _ Title .._~------~~-~-= Tit.le__,.._,..... ______ ~~---~-~ Address _____ .........,. ___ ~ Address:~~--~-..-~--~-- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Y(;ls IZJ No If yes, please indicate p~r$on(s)::----~~-----,,--...--. NOTE: Attach additional sheets if necessary. I certify that au the above information is true and correct to the best of my knowledge. ~.~ I). O.)Jtt I . . ~ ~ . L\t -~------~---Signature of owner/date . -Signature of app!icar'!Udate ~~~~ s\)~'c,-~~ Prlnt or type nam? of owner Print or type riame-of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1{A) Page2 of2 Revised 07110 Item #7 February 28, 2017 Page 50 of 115 Property Address: 1044 Carlsbad Village Drive APN: 203-320-32 and 203-320-47 Ownership Vesting JANE SONNEMAN, AS SUCCESSOR TRUSTEE OF ROBERT H. SONNEMAN LIVING TRUST, DATED MARCH 1, 2006, AS TO AN UNDIVIDED 1/2 INTEREST AND JANE M. SINGH, A MARRIED WOMAN AS HER SOLE AND SEPARATE PROPERTY, AS TO AN UNDIVIDED 1/2 INTEREST Jane Sonneman 52 El Sereno Ct. San Francisco, CA 94127 Jane Singh PO Box 500 PMB 154 Rancho Santa Fe, CA 92067 Item #7 February 28, 2017 Page 51 of 115 ~ «~J70 ~,/CITY OF DISCLOSURE STATEMENT P-1 (A) Development Services Planning Division 1635 Faraday Avenue (760} 602-4610 www.carlsbadca.gov CARLSBAD 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. Not.e.:·.: .. :,.· .. :;.: ... : ..... ,.,· .. · .. ,., ... ·.·::,.,,.,::::·, ....... ,, ...... ,, ........... , ... , .. ·, ..... ,,.·.,, .. ,,,:::.,.-. .. ..-,: .. , ... , ... ,.,.:·-.,··, ....... ,, ..... · ...... , .. ,,,., ........... ,·,.'·.-.·.·_, .... ,, ...... · .. · ...... ,.,.·., ....... · .. ·.·· ... ,· P~rs<>i;t is .. d,ei~neicJ ·(:i·*'. ''A,riyjndivicJ_ual, ~rrri, co-partneirsbip, joint v~nt1Jre, ass6c::ic1tion, se>cial. c::lub,. fraternal organiz~ti()rjl ¢()rpor~tion, ~~tate, trust,j-El<::ei\Jer~ sync1ic:13te, in this. anii ~ny pther ccil,inty, ci\y arid c;ounty I. city munJpipaUty,clistri<::tg(tjther politic~l,sµl:)divislqn ()I" a11y_C>ther group 9fc9ijll:lin1:1tiq11 ~ctJng clS? unit~·:-./ Ag~nt~ miy sigh thi;·-~~.cu.rr.i;nt; hq~~y~r. 'thf f~g~I· n~rn~ 1~ct·JAtity.'6f {heJJ~!i~rit ~Jc1:br~J"e~y· ri~r,~r 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. ff a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person EvA4! C1!JU£1Z. Corp/Part Afl ~ti/~"t~ Lt-e: Title &.-.-.je,-. Title _____________ _ Address 7ot "'11, 5,{tett, !A" titt;j~ (A Address __ ---,-_______ _ qz. mt 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 __________ _ Corp/Part. ___________ _ Title ------------Title ____________ _ Address ___________ _ Page 1 of2 Revised 07/10 Item #7 February 28, 2017 Page 52 of 115 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 ProfiUTrust Non ProfiUTrust _________ _ Title Title ~~------------ 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? 5?J Yes D No If yes, please indicate person{s): $(..e. C{~ed NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Signafufe of applicant/date Print or type name of owner 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 of2 Revised 07/1 O Item #7 February 28, 2017 Page 53 of 115 AGC Development, LLC Ownership List Evan Gerber 703 16th Street San Diego, CA 92101 Doug Austin 703 16th Street San Diego, CA 92101 A. Marcus Gerber 5448 Pacifica Drive La Jolla, CA 92037 Kenneth Polin 1765 El Camino Del Teatro La Jolla, CA 92037 Campaign Donation Disclosure Evan Gerber made campaign contributions to Councilmember Keith Blackburn (March 2016) and Cori Schumacher (October 2016, donation returned October 2016) in the amount of $600.00. Item #7 February 28, 2017 Page 54 of 115 ,., ~ ..: ( ;,~- ..... ) ~ '<} CI TY or DISCLOSURE STATEMENT -p .. 1(A) JJnvcloµrr1_e~1 t Services Planning Divis ion 1635 Faracl,1y Avenue (760) 602-4610 V/W\.<1 .carlslJ;;c!ca.gov t~AR L.SBA[) >=.~--·-==·=-··=·--·-~---·-·-==-=·...a==.,.,,....,=•-.~~~-=====_.,==========~-~~=~_._.... . .---,::-~---· Applicant's statement or d isclosu re of ce rtain ownership i nterests on a il appl ications which w i ll require discretionary action on the part of the City Council or any appointed Board , Commission or Committee. The following information MUST be disctosecl at the time of appiication subm itt al. Your project cannot be rev iewed until U1is information is completed. Please print. Note : P erson is defined as "Anv i ndividual, fi rm. co-partnership, Joint v enture , association , social club, fralermil organ ization, corporation: estate . trust, receiver, syndicate: in this and any o~he r county, dly and county , city municipa lily, district or oth er po!i!ica! subd ivision or any other group or combination acting as a uni!." Agents may sign this document; however. (he lega l name and entity of the appilcan! and property owner must be provided b e!ow. 1 . APPLICANT {Not the appHc an t's agen t ) Prov!d e the COMPLETE, L EGAL na mes and ad clresses of ALL persons having a financial inte rest in th e application . If the appHcant includes a corporatlon or partnership, include the names, !Wes , addresses of ali ind ividua ls 0 1,vning more than 10% of the st·1ares . fF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICAT E NON-APPLICABLE (NiA) IN THE SPACE BELOW . If a QubHc ly-owned corpor'a tion , incl ude t he names, titles, an d add re sses of the corporate office r s . (A separate page may be atta ched if necessary.) Person. ___________ _ Corp/Pa rt. ____________ _ Titl e ____________ _ T itle Address ----------~ Address ____________ _ 2. OWNl:R (No t the owner's agen t) P -1 (Al Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved . Also , provide !he nature of the legc=ll owne rs hip (i.e., partnership, tenants in common . non-profit. corpora t'on, etc.). Ii the ownership inclu des a corporation or par!nersl1ip, include the names , titles, addresses of aii individ uals owning mere than 10% of ti1e shares. IF NO IND IVIDUALS OWN MORE THAN ·10% OF THE SHAR ES, PLEASE IND ICA TE NON-APP LI CABLE (N/A) IN THE SPACE B ELOW. If a publicly-owned corporation, include the names, titles, ancJ addresses of the corporate officers. (A separate page may be attached if necess ary.) Person Corp!Part 5aV\i\·H0rv~@oi R6141ti1~-l Title Title ---~~----=-----~ Address. _________ _ Add ressl-&J-O 1/ir lstz<tl Page1of2 Revised 01i10 Item #7 February 28, 2017 Page 55 of 115 3. NON~PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit orqanization or a trus t, list the names ancl addresses of ANY person serving as an officer or clirector of the non- profit organization or as tr ustee or beneficia1y of the . Non Profit/Trust. _______ _ Non Profit/Trust. _________ _ Title ___________ _ T itle ·-------------- Address __________ _ Acldress ____________ _ 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 IZJ No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. l certify that all Hie above information is true and correct to the best of rny knowledge. Signature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Prin t er type name of owner/applicant's agent P-1 (A) Page 2 or 2 Revise ti 07110 Item #7 February 28, 2017 Page 56 of 115 CARLSBAD VILLAGE LOFTS 104-' CAl1tsSAD VlltAGE Dl11VE CAl!LSBAD, CA 92003 VIC INITY M AP GENERAl f,llestl<,e l/l'roj«10dkl ARCH ITECTUl1Al Al m t,j,lng91ert;,n AIJ>J ro11>011mYN !:::."'~~ 'ocRtvrm .__11 ,,m N<>1lh1,mCo"~ror<IO•""~""'' $<>"1t11,mC01•tr<,,tllll,m""1< ro,ICJovu!lmO!IIClll<I:) rme,ll'<>Qlool rorlj>l'Che -Sou1h~1I V1<tw. Caltt><Jd\lll>u<,~ Potlf..Che ·Sool~Eall-. Cool.t;,od\111:>iJ<,D,t,e P«,pec1..,.reodff11«11 tecei,llon~1, r"""""'•""-11~.11"""11111"""" PRO JE C T TE A M EXISlfNGOWNERS: PROPERTY OWNER I DEVEtoPER I APPLICANT: lA1mSCAPE ARCHITECT: CMlENGINEER: retll)OCIW •lrklpo ,.--cM-lelol~blu '"'"""'lw,-fOf)I~ ...s.1111 re,,r,o_..;t.t,--a.co.•tyo,<t AS.to ,..,IPK' ... ••lom~r,.,.,"""11 ll111,ooc,l'b1 t.MolcU ...... V.NO.SC,\PE CIVll "' "" ~":."':.~Ctoto-q,UGb" C..,urc,llcoConc..pl"°' lUl'l(hWpO'l'l:Jrljl<M OnARl l1o<lt eonc..i,luol larcha11>01b,i2oi:>j s..cl'tldJt,c,,r;w~, Cw.:,,pt11<1llondocu1>el'bn loi,!DtK:OConcer,111<11 lrondw:or,el'bl Cotk:e~too1Wa1.,u..-,m ""'"""'dlk,u..torybllibll lJCIIIO'IJ IO\lrdnry\.Ur......,. ~::i-rv~•-v ~:;::.~":'~'b• G,odlrigSl!c...., ~::~=~~'lyrbi TQf'<>Offlpl¥ wn:so,n,o,i,w ~USCUilOCI. ~UANfflCO.CA ~l~.H0.1~1' COHIACt.lmEWNl'IEM'.M EMNl.:t,orn,,....-.k<.ncollno,l lltHIIIIOlfANG\,IIC 1.lll(l~i.W1'Y51!:.31l CMlU.00.CArh./f EIN4:fll>~-,Y.'°"' !>C,C.O(YHOPl>'Ull(LC 1031onl51Hn.Wll'Et'.ll0 ~N-101£00.CA,:ZIOI 61?.)IJ.N'O.'l CONIM:l;fVANCtJMt E,.,.,..._:tVAN&GtHa-01c,up.coM AVIIPS1WI05 fl)J 160! ,;i~rn. !UltE 1:!Ql S!<NDll"r.r,.r..11n1n1 419.71).1.:IJW CON1AC l,t,c,ll01'US111-1 £M,,jl.;OI IA\l!il~l·A"V11P~ll!l1!0.I.CC,M IHXUll.O\JCl l lAllOSCAl'EMCUIIl:CTL"1l ltlC. 103WHS1HFT.SIIUT·11nD ~~;;~~~GH COH:511UCIK/PitBIIIIG,EHCIIIEtlllNG,tlC. l~•IM011nH.OM>.9..llf t ffj lSCOI-IUIOO.CA~ 1/AI.J~ .... ,l> CO!'J,<Cl:MEII.NIUY EM.<l.:MlcCli;..,c)l(l PROJECT SUMMAR Y MRCEl ADDRESS: lEGAL DESCRIPTION: OO'EC11"G lllUffflOMlllo\lt(IRIIOt l OHNQGt AIITED JO lll(S!ATE OH"AIJ'Ottll"tl nlE DWI l[C011JW M',l"OI). 1w., • .-.sw;i,m,Ctl(tlO.::W.n .OfO!lklMlrCCOIOS. SOE ACREAGE: SCO PE OF WORK: REQU IREDPERNJTS/APPRO'IMS FOR Pl!OPOSEO PROJECT: GOVERNING SUlDING CODE: ,ill)CMJfotN1AM•omr.c<,11r f1Al,(11C,1-110 12111C) 201:ICMlfOltlllA f•fCl)(ll (IA'®(M2012 .. q 2013 CAllfOIII .... M'CI ... .IIICMCC>DE lfA~lDOtl2011UPC) 2(113CN.lfotlllAf\lCIPICAI.COl1E aAlotDON:iOll+'ECI :!OIOCAl.lfOttl!AftlttGYCOIJ( lMl.fDOH;n)llltlUOVW,tlD .... OSC.C 1111:,.11 :Xll3CAI.IKIOIIA00SlltlG-U*lCCOOE 2013C...iWOfll!1'GIHN~IJlll>ltl{, S!ANON:DSCOOE BUILDING C O DE A NA LY SIS DESCRIPTIO N OF USE: EXISTIN G USE: OCCUPANCY TYPE: TYPE OF CONSTRUCTIOtJ; NU/vl8EROFSTORIES: BU1lDINGHE1GHT: ZONII IG DESIGNATION: COASTAlZONE: SCHOOL DISTRICT: WATERSER'IICE: SE'NUSE"1VICE: PROPOSED DRMJAGEBASIN: PROPOSED DRAINAGE DISCHARGE: TRAFFI C ENG IN EER: CULTURAL f/BOURCE MANAGEMENT: ACCOUSllCAl I GHG CONSUlTANT: 4~!0lltSAl(J\1:0t ADF 111'..t"M6LU'-O"At(IVEA1,U...OEGtADE VltM,EIMWf,1.1) WIAC•fl.W.llJ,tJ.NfVWI IJOANSYSTl),1',A..SOr,IAlD.~r;. tM5tl.'IINANIUtl'1'.5UIIEA 5AHOlf.GO.CAnl,6 o~..sro.ou CCIIUACl:AISTIN5CIIIAl;II I IM/lll:.MIIN1\.1111Alm'S![l,,l!>.HCI 1'~MAHl111'1f\ ;m.i CO~!fOli HOl>A!. CAIIS8Al'.l.CA'n'DII IIA/0',..ST:,J COIIIN::1:Sltl(AO IIJ CHABlllAIII l/,.Wl;Slt~/&WTlWU.COM 11>t1r.o,lSIJl.11NG.1»C. ~U711 Clll'iOlM!IAII. MJIIIETA.CArtU, 1"1.-lfJ.ns, COIIJACl:..U(MV IOIJDfU ~:lWOOtl-lOtlCONSUllllG,C0/,1 A RE A CALCUL ATION S EXISTING AP.EA: PiOPOSED SITE LANO.SCAPE: PROPOSED LANDSCAPE TOT ,\l: {AllFlOORSI TOlAl AP,\RT/'v\ENT UNITS : DWElUN G UNITPENSIIY DENSITY AllO'IIEO: (BEFOREAFFCJRD-",SLE BONUS) U~llrSPROPOSED DENSITY PROPOSED: !WITH AFFORDASlE !ONUS/ l#UNITS/11,\CRES) IUf\DI NG llOT COV EUGE ...... 1ST ROOR TOTAL: '2ND FLOOR lOTAL: JROFlOOkTOT"1: ~THFLOORTOT ... L: PARt:INO OAR,\OE ,\~A: RET,\lPlAZA ATP.IUMSMCE: RQ<.)F OECt: AMENm6: WOF DECt: COVEk ... GE: = TOTAL REQUIRED OPEN SPACE: (TOTM t OT AREA X ~I 1ST HOOP. TOTAl: 2NDFLOORTOT"1: 3RDFlOORTOTM: 4TH FLOOR TOTAL: TOTAL PROJECT OPEN SPACE: COlolM(ll(IAllf!Mtp.t,.l'l!>O.H~ IOIIJY (l;,IU.'IQ.flJ Cw.w61CW VH1Cffl.09'1$Q,fl.l tM/Y.Oll fM)SQ.H.t SI011,-C.f(2.1US0.ff~ ~\IIC([l.r,,5•l.Sl~ 311cswrlffiAl ,i.rA111JtN1wn~1u.n~oJ-1J l,MOIIII0(1,}1)SQ,11J S1Dl1,-C.Ef}.61lS0.fl J SU\IIC(f'.?'JSQ.fTJ :JJIU!Dt:HIW ArAAIIY£tll Lklll~ fJl.1111 SO. FTJ .!UVlr.fJ:?9JIO.rq t(lM.rLAIA(1.BRJSC,.rq LANIISCAl'Elll,892S0.FIJ rUVAlllMCONH:sri.n.1so.rrJ RESIDENTI A L UNIT M IX I PAR KING SUMM A RY UNlfCOUNTSUtvV,M.P.Y R-",NGE Ut/IT PARt:ING SPACES SPACES (SF! RATIO' REQUIRED PROPOSED l!ll:ClfOOM!AflC/I D~lff JHOf001,1v,ffOJDAJLll "lfN.WlA(,flMSfll 'lM'...r11t10 IAIIOUQUrf,o,&m "#IOIDAIIElll«IS IA!IOIIOM(Ml51MlMJNIClrMCOIIE21-fGI/IJ •lDl6N,ll'tll;.'M811 PARK IN G CA LC UL ATION S COMMERCV-.l P.El'All: !9,6S9S0.F1./268j COMlvll:RCIAl OFF ICE: (1 ,099 SQ.FT./350) MULT I FAMILYAPARlMENT: (106 DWEtllNG Ul~lfSJ TOTAL: G-",RAOEP,\Rl::ING P)(OVlDED; RO,\DW,\Y I RETAll PARKING PROVIDED: TOTAL PROVIDED; PU KIN G REQUIR ED r unNG PIOYIPEQ RESIDENTI A L DENSITY BO NU S A ND INCENTI VES J!ll!ll!l.lQltJ 8ASEDE1-iSITY: SlfEACREAGE: BASE UNIT COW?: 80NUSUNITS: TOT,\l UH If COUNT: PIO~OSE D MFORDAILE: ~ INCENTIVE Il l : :JJUl',(1.IJ,le,ur,1~rEIACll :U:,.)(J.l•1Ullf'O\.tiDDOY,t,I} 111 101A!Dl',(llt1C-Ur.llS :!IIDl'lf..llt-lGUIIISjllll.OflA';flt-lnCOUl!I) US A GE PR O JECTIONS PltOJE P EQ WAT H USAG E RE510EMTIM: {#GPDX#UNllSJ COMMEP.Cl,\L: (#GPDPERSFX#SFJ SU1t0t-lG TOTA L PIO JfCT f P SEWEI USAGE RB1D£NTI,\L: (-1 COMMERCt,\L: 1-1 SU ILD!NGTOTAl AY E RAG E PAIL Y TRA fflC RES IDENTIAL: /IITRIPSPERDUXII UNITS) CC;MMERC l>,,L RETA IL: !9 .l e.4 x 1:.-o/m •US9J COMMERCIAL OFFICE: {l.1:!4x~/KSF•'2'2) LBSOENtlYS: f7,000x 160/ k'.SF• 1.120) 8UllD1NG TOTAL 11.iuc.ro1x11o.10~•21 • .l00Cro avrpst ucli os -··-0. ...... i,.-. 7~tll!!SIN.ol. S"'*l'OCI Soo~.Coh'ln!alllH Pl11.14"~TOII f51U0<.21<• _.,,....,_ cN&llAAI: PkwfC l rW.\12 ISSOl:Gi.lES OESCll"°TION. ~==--~=.-,__,o ~·~ IRll'IMd R01U>"'11ol/ VlttJIIRMtr,, Z':k.."':t .... w > ii! Cl IO we Ill C j :;l ... cc ;u Cl ti :u !I !I a: a: ~~ g .. Tltle She&t /ProjeetOata T0.00 Item #7 February 28, 2017 Page 57 of 115 ,, . . , . . . , , . , , . , , . 1 c, . _ , • .. , , . . < _ , . · , , . , , , . . . . . . . , . _ . . . . , . , .. . . ., . . , , . , . , . , __ _ .. . ., . , . . , . _ , , , - . , ' l ! : l " ' - - " " ' P ' - <1 •q< > ' > & . , , . . , , .. . . . . . . . . . . . . . . . . -, .. ~, i ; H . , "' ° " " " < " " " - ' ~ " "' "' C < f T ~ J D > a " " " ' " ' " " ' ' C : > o r . q a o __ _ "" " " · > < ' , ( " ' . . , . , . .. . . . ,. _ . . . . , . , . , . " ' " " ' " " " " - " ' " ' " ' " ' ' " t l o < l . . > M O T ~ " ' ' •- -" ' - - " " ' .. . . . . '• .. . . . . . . . . . -, ~ .. <, _ , , , . . , . - . r . 1 ! 1 _ , , . , . > n' • •9 f f l D . 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M s ' > , • " " "., . , . . , . _ , . . , . , _ , , , u , . . , . , , . , .. . . ., • ., , . -• - - " ~' ,. . . . . " ' '- " - "' " ' m • , , , . ~ ,~" ' ' '-" " ·'" " " " . , , . , . , , . . ,- , , . , , . , . , , . ,, , , _ , , . . , , . . . . . .. ,, , . . , , . , . , . , . , , , . . , _ , . ~ , "' '' " ' " ° ' "" '"- J> 1 •i : JU ' Ft 1: ~ hr ·h .i ; h .. I i i , ·t f - ' • Q w : ··· - " .. . .. .. . . ; _, / " -- . , CA R L S B A D VI L L A G E LO F T S 10 4 4 CA R L S B A D VI L L A G E DR I V E CA R L S B A D , CA 92 0 0 8 \ 1, I ,, \ \ .. . . - · - -· - , I i i I I ·- 0 l c Item #7 February 28, 2017 Page 61 of 115 WAU. MOUNTED BIKE RACK TRANSIT SCREEN LOCATED IN RESIDENTIAL LOBBY CONTROLLED ACCESS BIKE LOCKERS "BIKE THE VILLAGE" BIKE RACKS BIKE CORRAL ,r J1 Transit Screen will allow residents to stay informed on forms of public transit or other energy saving, traffic reducing, modes of transportation. With updates on weather, Uber/Lyft pricing, bike share station distances, vehicle share distances, and public transit lines, Transit Screen Volill promote a healthier living VYhile reducing the carbon footprint. https:J/transitscreen.com/ . . . . . . . . . . . . . . . . . avrpJ.u,_lio_ ,l,ol-··~-IIK'r--- 7D>IW.$1t, ... ! ... lOII s .. oi.,..c111Jom11tz1~1 P '11.1o.l .. 2700 ~"U<W.Mn ~""""' liilsli.lAHI: PRo.kcl!WIE: II) t: 0 ... IU ; ... > Cl = ; ci -u --N .. P•rril \'JldvtR.,ln "'""-IR~l ~:::w CR~..:! RNU>lril\olJ W:ogeR~ ~::...i"':tlnl!I w > ii! Cl "' w C> " C> :5 :.l _. C ;u Cl ci == u, u, ...... ~~ uu 3 C> .. ii~l@Eil~ BHl'l/RPi/& ~at~f~'tr · Transpol'tll.Uon Dvm1md ManagmentPlan SHEEi'NLJ.,.SER; A1.04 Item #7 February 28, 2017 Page 62 of 115 T" - " " " M " " ' " " ' I c~ - ; , . , . , . ,., , c . . . , , . .c~ " " - 1 •11 - • o t . . , . , .. .. , , " " " " ' ~ ' " ' " ' " " ' ' " " " ' " " " " . _ , , . , , . . . , ., __ ,, . , .. . ,. . , . , , . , . ,.. , , .. ,, . . , . . . , . . . , . , . , , , , .. . . . . . . ,. . ., , ... ., , .~_ , . . , , _ _ , . . , , . . " ' " " " ' " " ' ' · " " ' " e , > ' . . , . _ ' _ ·,. , . .. "" " " ' . . . . _ " " " · " " •"' " " " - ' · . _ _ , . , n , , , . , , v , . : a , . . , , . _ .. ,, . . . , . , . , . " " " 1 , ; , I O D , o " " - · ' " " " " " " " ' " " ' ,, , , . . , , , , , , , . " " ' - f l . < T " ' \ " . , . . , " " ' " ' " " " ' ' , _ , , " ~ ' " ' ' ""' ' " " " ' ° '" - n l l ll l / l l l n I· ,i ,. . .I , • 0 UI rn [O h CA R L S B A D VI L L A G E LO F T S 10 4 4 CA R L S B A D VI L L A G E DR I V E CA R L S B A D , CA 92 0 0 8 Item #7 February 28, 2017 Page 63 of 115 l ! i ; ! ~ ll H II Basement Level Plan 1"::c20"-0' STANDARD TANDEM VAt~ ACCESS H.C. TOTAL: 51 12 I l! ~ i H H Iii~--~~~~---~~~~~---~~~~~-------~~~~~~-~ ---~~~~~--~~~~~~~~------~~~~~~~----~~~~~~~-----~~~~~~~~~ ,1 -~ ,, II '1 ~ CONSOCir@. VllingoRIMow Ar""P"!l"I\ Vl~Rll"lltew AreoPor!l"I! IR...,,l>rl~llal VfloireR,wlew Ar<>11P«mll !Aevl•t<l ReQ.wl!alJ vtoaeRIMe-,. ~1~aPQm,fllFll\l!I Rosit;rrlllllll A2.00 Item #7 February 28, 2017 Page 64 of 115 level 1 Unit Schedu, le Co~ rlornv Uve/WoA. Tolal:1 ;:~~•;::~•n iol G,.og•) STANDARD COMPACT ~it~OARO TAl~OEM GIOUNO RUIDEHTIAl TOTAL: ~:::t~~~~ ~!cd••ntlol Oe1r11g •) STANDARD f;!~110~~1~Y::,ld•nllcd Oarag•) STANDARD S2 20 ' . Commercial Reloll • a, str-t Porki";) {Sepau:ileP\lblic:Ootag 18 STANDARD (COI/EREOJ 2 ~/;,i~~~~!~tEN) ~ CO/v\PACl [OP EN) 2 HCjOPEN) COMMUCIAl IOTAl: TOTAL: CoAsOCTAFJI: E 0 ... w ~ ... s: i U) ... ~ ==--~ ~ .. p- iR-! V11111R--·-IRIMud ReRl>!ritlolJ ~ iii! a ., Ill C) ., C) j :.l _. C -u > • aa cc 11 II 111111 .... a: a: CC uu l .. A2.01 Item #7 February 28, 2017 Page 65 of 115 ,,, , . , . . , , . ,,, ... 1~·- · · ... ,. . c.. .. . . . . ~ .. . . . . . . . . . . . . . . . . ,u. . , . . . _ , . . . . , . _ M 1 .-- · u o , , , m u , - M : 1 •r- - - . , o - - r r ,. . , ,,c , . . . , - , , .. ,- - . C 0 .. .1 .. . o • - "" " 1 1 f l U " " " t t . o t . 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I / / / / I I I I I I I I i ~ !i ~ I I ,, I ,1 // I I I [ [ ~ i I . .; - ~ [ CA R L S B A D V I L L A G E LO F T S I;; Fi I DI i i Ji :s i~ l i ·1 ! : 'd 1 0 4 4 CA R L S B A D VI L L A G E DR I V E CA R L S B A D , CA 92 0 0 8 I • • I '-' ' ai; 2 I c_ _ _ 0 •,.1 ~ . Item #7 February 28, 2017 Page 67 of 115 ,. _ . . . . . , . , , . , , . , , . , Cf l _ _ . . . _ . . , . _ _ _ , .. ~ - - - - w ,m " " - .. - ~ .. - - • ·• -- • - . , , , • - • t o • ,,; - . - . . . - - . c t - . . . · - ~ .. . .x - ho - . . - . .. . . .. . . . . . . . , - . .. , .. . ., . . , , . _ , _ _ .. , , , . . . . . , . - . • .. . . . , . , , . ~ , ~ .. . . - - -- - · " " ' " ' ' " " _ _ _. . . _ . . . , _ , . _ . . . . , . . . . . _ ,, , _., . , . . . . . , . ,. . _ ,. I N • C ) ~ ~ - r •• (D ~ < " ~ ... . "" O a :: : , , / . ,/ / / / / / / / / / ,' , / / / / ., / I I ! I I I I / ' _.~ / (( I ; i I : L· - - · · · · i ....... 37 . 5 · . • • ... L ~- · k Jl i " - ! ' L L _ _ _ _ _ . 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'EJ-0· n ' ' \ I I L ---:~JTECTU RAL ROOF - Am•nllyDack REFERT J,lSlSF 0 LANDSCAPE PLAN l-4 ~ ;JiRWELL IELEVATOR ~~DECK ' ' I I ______ _J PRcilEC I NAl,ill: U) t: 9 ILi C) j ..I > g U) ..I ~ A2.05 Item #7 February 28, 2017 Page 69 of 115 "' ~ " " ' " ' " ' • t c• - -- , .- . . - ~ , , , _ . .. . . . . . . , ,,. _ _ . . . . . , . , _ _, , __ o.. : , " ' .. . . ., . . . . . , . , _ o_ o , , c . , ·•. . , • "" " ' • ' - ~" ' • - .. , .. , .,,. _ . . . . , .. .. . , , . , , • ., , . _. . , . .. . , ~ n < Y K > - -1 > < " " " ' "0. - . . . . . _ _ , . . _, . , , __ "" ' " ' " ' '' '" ' _ .. ._ . .. . _. . . _ . . _ • .. . . . , .. ., . , . . . , . . _ ~., , .- .-" ~ " " ' " " " ' ' . . . . . _ , ,, .. ,. . . , . .. ~, , . . . n - • _ . , _ ,. , , , " ' . _ v ,. . . . . . , ,.. , , J> 1 !U !' ! I j« !! ~ CA R L S B A D VI L L A G E LO F T S li H H ~ a· •1 · 1· •• !~ i ii f -a N ~i t - i - Pf [ I .J v ; • 10 4 4 CA R L S B A D VI L L A G E DR I V E ~~ f 2 0 = I ~ ! 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" " ' 1 t , , _ 1< - •" " ' " ' U ' " ' ' "•1 " " " ' 1.. - ~ j m [! I r! l j Y !I ~ I" ;, ! DI ,. ee l ; < 1· •r i · •• 2 CA R L S B A D VI L L A G E LO F T S m ,, , -a N 'i i - i - Pi i l !d 'c : i . • 10 4 4 CA R L S B A D VI L L A G E DR I V E u f :- 0 = ! ~ I CA R L S B A D , CA 92 0 0 8 . f~ u, § ~ i o· . . .. " v, Item #7 February 28, 2017 Page 73 of 115 ------------------------------------------______________ avrpstu,J os • I ! I I ! I I ! . ! I I . i j ! I ! l ! I ! ' ! ; ~ l ! i I i I I I ! I l 11 l' ii H @ North Ele v ation 1" .. 20'-0' ARQUTECTURAI.ROOF ~1'·f' Stoll /Ele-.,otorT.O. Poro et -~--~-~ -------L~~ _______ lfr~ _______ lf-;~ --------_ti.~~ ~il'xiW1~.....:i~o """"' REFERTOCM.OIUl'MIIGS ~TING"HOPROPSEO 'l l: ------------------------------------------------------------------------------------------- :1 -· H jj -.. .... -0, ........... ~~':,.~2!: ,., .. 100.m,:i =:.-:: ...... cdlstl.lAAI. 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CD Partial Ele v ation l -South Wes t Facade ~ , .. , . ..,. ~ @ 'c':'.:~1 Elesati~ 2-Wesl Facade ~ Stol, /El,votorT,O. 15 Poi~ i---5!''-0' __ J.~ve_'ff.~ ' - -_J.e;.~IJ. ~ 0 cou,osrreexrERJOR S!OM~G PLANK 0 ARCHrtEC TURALSTONE 0 ARCHITECTURAL BRICK 0 ClEAlfANOOIZED AlUMINUMSTOREfRONT 0 VINYL FRAiVE WINDOW TINSETW/STC R1'TitJG J6-3'?1.-11N1UMN . 0 STUCCO COLOR I (LIMESTmlE/ MATERIAL LEGEND 0 STUCCO COlOR 2 (BROWN) 0 ARCH ITECTURAL AWtUN02 0 STUCCO COlOR 3 (BLACY.) 0 MET AL RAILING 0 STUCCOCOlOR-' (GREEN) 0 WOOD RAILINC: 0 WALL MOUtJlED CABLE lATIICE 0 CLASS RAIUNG 0 ARCHITECTURAL lRELll'i SCREEf.l 0 ARCttnEC IURAL ROOF 0 ARCHITECTURM AWNING l 0 TRELLISCANOPY OOlE: MCHTECTIJRALFE,t.l\.f\ES EXCllOUJ~'5'-IJ' Stw..l.HOTBEUS&.et.ENNNWAYNORstw.l lHEY BEASSOCll,l WWITHTfE.t.UTSBELON. Sloi I Bevoto, T.O. __ _r~f':~~ Achie tvralR of -47·_,,.. _./ pc:~~~-~ __ Ro_g~~-~c; ~ ___ l~~I~.~ ___ l;;~1:. S . ___ l~~JS H il l ___________________________________________________ _ " -.. ,.-o,,.i,..-, 1m.1••-.-- 3 .. l>lt,o.Clll-•IJIOI Pl!l.11M,JIOil f'1UIM.2ln 'l'-00.< ... ci5/:150CIAW : FFIO.RIUAE ;:::::;n ::.:,-~11w (R~! =~ ReSU>ll'lllal) Vlll•11&FI_,, ~.::mW:il'NI w > ii! Q"' WO .., 0 ::! :;: .. Cl s;u Q ci == Ill Ill .... a: a: Cl Cl uu 3 0 .. Partiu lEl11vutipns 1•2 SHEETNU1,19!:R." A3.03 Item #7 February 28, 2017 Page 76 of 115 _____ L~~IJ ~ --_t;;~,6~ ~ @ '.~'.:~' E•s ati a o 3-Sooth W~t Facade ~ t @ ~~'.'.~I Ele v atio n 4 -South Eas t Facade 0CO/,;IPC.,S1TEEXTER IOR SIDING PLANK 0 ARCHITECTURAi STONE 0 ARCHITECTURA L 6P.ICIC 0 CLEAR ANODIZED AlUMJNUMSTOREfRONT 0 VINvt fRAt,,tE WINDOW 7' INSET W/STC RATillG 3t.-J'i'MINJUMl'\I. 0 STUCCO COlOR I fLIMESTO !lEI NOtE·ARCMTECTURALfEA.T\JRESEXCEEDUO~"•O' &IWJ.IIOT8El.lSEAIILEIN ... tH WAYNOlt6t\lll TtEY IIEA.SSOCao\lEO'l'<ITI-ITtEUIIITSeEl.0/'I. 12 Stair /Be.,.otorl.O, ----- -___fo;,~ ________ l;~ _______ l~?'i-~ ______ l!!_~~ M ATERIAL LEGEND 0 STUCCOCOl OR2 IBROWNI 0 STUCCOCOLOR3 !BLACK] 0 STUCCO COLOll-4 !GREEt-1) <S> WALL MOUNTED CABLE LATIICE 0 ARC ltnECIUR AL TR aLl'i SCR EEN 0 ARC HITECTUR AL AWNltiG l 0 M1CHITECTURAL AWNING 2 <S> t,,!EiAL RAILING 0 WOOD RAILING <S> GLASS RAIUr,o 0 ARCllfl ECTUkAL ROOF <S> n'ELUS CANOPY avrp~tuclios -.. ~,_.,.,. ... _, 711llla,Sltwol.S ... * s .. oi.,..c,m, ... n,01 P'11.10,,.VO, fil1.10U"ft _Ill' .......... c&sOC IAAI. hRi.telW:l.lb: t 0 ... Ill c.:, j ... > Cl ~ Cl) ... Ill: ~ ::;~ ~=-tR-j ~=:"' (R-.1...i ReSlllfflllll) Vll9U&R ...... .-:~":,1FNI w > ii: Cl co wo " 0 ::! ~ .. ell s: ~ Cl Cl 44 mm 111111 .... a: a: 44 uu i ... P,utlalElevaUons3-4 A3.04 Item #7 February 28, 2017 Page 77 of 115 STA1flWEll/El£VAl00 w-• rc\ Partial Ele v a . ~ \::V i· • 1•-a· lion 5 -Ea st F r---.:. a cade '-..J J c:::s IL\ Partial Ele v a!' "-V i·-io·.o-ion 6 -Eas t F acade 6 I stair /Bevot 1 )-Of .0. ! _ _fa;~:~·.~ i 0 f!~;e,cOLOP.2 0 i~~~COlOR3 0sruccoc fORE&I I Ol.OR-4 6w.-.uMOu ~ LAnlCE NTEOC.-.SI.E /.'\,. ARCHITECTIJ VscP.ee,.., R.-.1.nm.us <G> ARCHITEC TURA L AWISIN OI 0 WOOD RA1Ul~G <G>GLASSR-'ILING 0M1CHIIECTURAL ROOF 0 TR ELLISCArmPY avrp~1udios Ft«i."c.C i rlAli:: E 0 ... ILi ~ ... > Cl = i ~::-- ~~ ,..._, ::-~ !RIM'8d ,_1 'f::gaR-~ R•.::,,.""=(NI Item #7 February 28, 2017 Page 78 of 115 (j) ~~'.~~I Ele vation 7 -N orth East Facade ~~ ® ~~'.;i~I Elevation 9 -North West Fa cade ~ stair /Elevotcr T.O . __ P~~~ ----~;.~ -'r;~ ~--..... -~-~ 5 OOTE;ARCl-llECT\JRALFEATUFiESEXCE!:IJI00•5'·~ SHAllNOTDEUSE,1,!!1.Eltl,WfWAVIIORS'"ALlTHEY l!E/\SSOC1",TE:0V.4THTHE\JNITS1lELCM', Sto;. /8evolo1 T.O. ---------p~~~~,.~ ----~ __ 5- _ _ _R2Pf~ ___ l~t;.~ ___ l~ ___ L~ ___ L11~~ld· ~ @ 'c"'!~' E""olioo 8-North Facade ~~ MATERIAL LEGEND 0 COM1'0SITEOOERIOR SIOJHGPlANK 0 STUCCO COLOR 2 IBl?OWtlJ 0 ARCHITECTURAL AWtUNG2 0 ARC HITEC TURAL STONE 0 STUCCO COLOR J 18lACK) 0 METAL RAILING 0 ARCHITECTURAl8RICK 0 STUCCO COLOR '4 !GREEN) 0 WOOD RAILING 0 CLEAR AN001ZEO AL UMIN UMSTOREH!ONT <S> WALL lv\OUt,ITTD CABLE l_..TTICE 0 GWS RAILING 0 VtNYlFRAl'.'IEW IN DOW T INSET W/STC RATING 0 ARCHITECTURAL TRELLIS SCREEN 0 ARC HITECTUR AL RO Of 36-31MINIUMN . <S>TRELLISCANOPY 0 STUCCO COLOR 1 <i3> ARCHITECTURAL (UMESTONl:I AWNING I avrpstucli os 711!1 ............... :iOII $""0Jo7>.c.l-H1~1 ,.,1.1oo.1100 r,,uouen _...,,.-,~- l'&Ml.lAAI. . U) I- ll. 0 ..I w C, j ..I > Cl ~ U) ..I Di: ~ ~:::- ~~ , ........ , :..·~ ,-~ Rc<U:,/N!b,I) \lil.RMO'" m•P"""'1(RIII R•~U,f) w > ii! a ., WO " 0 j~ .. 4 >~ aa == 111111 .... D: D: ~~ g .. Part!11I Elev11\lof17·9 A3.06 Item #7 February 28, 2017 Page 79 of 115 r;;,.. N. Courtyard Bevolion -Eo1t facado l.;V l "a\Q',-0" 0 COMPOSITE EXTEP.IOli' SIDING PLANK 0 .._RCHliECTU RALSTOtJE 0 ARCHlfECTURAL BRICK 0 CLEAR ANOO llEO ALUMINUM STOP.EFRON I 0 Vlt-Nlfli'A.MEWINDOW T ltlSfTW/STC RATNG 36-39 MINIUMN. 0 STUCCO COlOli' l /LIME!>TmlE) r.:.,. N. Courlyord Be,,otion • Soulh Focod& \::,I r-10·-0· G) ~:.~~~;]~d Elevofio n -lfodh Facade 0 STUCCO COLOR 2 /BWWNJ 0ARCHIIECTURAL AWN ltlG2 0 STUCCO COLOR 3 18LACJ:) 0 N'ETA L RA ILIN G 0 ST\JCCO COLOR 4 [Cl<'EEN) 0 WDOD RAILING 0 WAll/.lOUNTEDCABLE LATIICE 0GLASSli'AlllNG 0ARCHITECT~L TRELLIS SCREEN 0 Ali'CHITECf\Jl<'At ROOF 0 ARCHITECTURAL AWNING 1 ~ Tli'B.t~CANOPY __ l~~ __ l~~ avrpstuclicis -·· ~-Do ... , "'- m1-.sar.ot. s.a.• s .. 01o1o.c-1u1~1 ,,1,.100..iroo f lilt,JOUIN _....,..,u..,_ coosil.lANI. PR&re1Mlii0€ =~ ~~ i~l ~: (RIM.., R...-WJ W:OQORMII'# r-=1iF.-d NorthornCourtyardEkiwUons &IEfTNUi;ifil'R; A3.07 Item #7 February 28, 2017 Page 80 of 115 ArcNl~c Rool <1 7 -6" __ l;;~~-~ __ t;;~r 6 ~~ __ Lf;':IJ.~ 0 COMPOSITE EXTERIOR Sltl lNGPL ANt:. 0 ARCHITECTURALSTOtlE 0 ARCHITECTURAL a111c~ 0 CLEAR ANODIZED ALUMINUM STOREFRONT 0 V!NYL FRA,..,\EWINDOW 'Z'tlSETW/STCRAllNG 36-39 M'l~ltJf,,,•I. 0 STUCCO COLOP. I ILIMESTON~ a-, S. Courtyard Elevotior,·Sovlh Foe ode \:V 1",.l(Y-O" MATEIIIAl LEGEND 0 STUCCO COLOR 2 (Bl10WNJ 0 STUCCO COLOR J jBtAC~I 0 STUCCO COLOR <I /GREEfll <3> WALL "'10UNfEDCABLE LAmce 0 ARCHITECTURAL TRELLIS scmN 0 Af CHITECTURAL AWNING I 0 ARCHITECTURAL AWN1NG2 <S> METAL RAIL IN G 0 WOODP.MIN G 001.ASSP.AILIN G 0 ARCHll'ECTURAL ROO, <3> Tim us CANOPY avrpsu.1cJi os -··"'-°"'""'""""- l"Jlll!,-. --h •Dlqo.cll-.HIGI P•lt.1"4.~100 ,,,.,11M.211n _...., ... 11.u- COHSOCIAiJI. =::i- ~~ -· :.~~ , ... ~ ,....,..., W•FINilr• :.~~,c~ w > i Cl .. w C> " C> j :;i ... cc ;; ~ cc == ., ., ...... a: a: cc cc uu g .. Soulh9rnCourtyC1rd Elevation, Sliei:il'lili.ii!ffl. A3.08 Item #7 February 28, 2017 Page 81 of 115 @ ~~~;Je vation Offsetting Planes Diagram REf'ERTOCM.ORAWINGS FOAEXITINGMIDPRC.-SED ""'"' avrpst ucli os 7Dl11111Sln41.1 ... l<II $ .. l)..,..( ...... ,'2101 l'ITU<IUltlO ,, .. .1 ... ..-.. --u- CoRstX.IAAI : Plfu.itcilW.C: II) t: 0 ..I w ; ..I > Cl ~ II) ..I a:: ~ ::!'!':=:" ~!:.! .. 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' w " " " " " " ' " '" ,: m o ' - " ' ~. . . , . . ., . -- . , . . . , . .. . , . . ~., . , . , , . . , _ ,. ~ I "' ° ' " ' ' ~° " ' " ' ' Item #7 February 28, 2017 Page 90 of 115 "' ~ " ' " "". , "' "' t c • .. . .. . . , . _ , . . , , • .. . , . ~ ... . . . . . - .. . . - .. . ~, .- .. . . . . . . n: , , . . , " ' - - , . . . . , . ,_. , __ ., . . < G _ .. . ._ , . , . _ .. . . . . ,. _ .. .. . . . , _ _. _ .. .. . _ ,.. . , _ ~ ~ - - - , , , .. . . . . . ,, _ " " ' - __ - .. . . ~., . , .. . . . __ . . . ,., . _ .. . . . . . . . . . . . . . . . ., . ~ . . , .. .. - .. . . . . . . "" " " " " ' , . . ' " " " " " ' · - - - · · · - "" " ' . . , . , . . . ~ · ~ · .. .. .. . . . . . . . . . . .... . _ ,. •t • •t P ' [f fj ~ Fl [ ! f DI .. i i i {~ -a ii i ii [ ! h, if CA R L S B A D VI L L A G E LO F T S !I i fl ~ CJ I -ii - i - • l ,i I ;: 1 • 10 4 4 CA R L S B A D VI L L A G E DR I V E e1 f ,- - .. . CA R L S B A D , CA 92 0 0 8 F 0 (5 ° '- " Item #7 February 28, 2017 Page 91 of 115 RELOCATED MONUMENT VEHICUlAR DIRECTION SIGN (EX ISTING DIMENSIONS TO REMAIN) 1'-6"FROM PL /11'·6" FROM FACE OF CURB EXISTING POLE SIGN (TO BE REMOVED) RELOCATED MONUMENT StGN (EXISTING DIMENSIONS TO REMAIN) 5'.0" FROM PL / 10'-0" FROM FACE OF CURB r.'\ Grond Avt,vr,nue Eddif1g Sign 1.CJ11r .. r.(1· EXISTING MONUMENT SIGN (TO BE RELOCATEDJ MOTEL 6 PARKINO PARKING SPACES PROVIDED PARK ING HC SPACES PROVIDED TOTA L SIGNAGE SITE PLAN SEPARATE SIGNAGE PERMIT TO BE SUBMITIED avrpstud ic,:, 10111111,si ...... -* San!llt,o.col-1.Zm Plll.100.>!'DD Ff1UOO...,_" _.....,...ll•u- EoAsOCi.GJI , PROJEClliAlf: -·--P..-rril \~R"'-AtuP.....c j"9-) ::..ljl!I: lR~HO' Rou,mtlll) Vll"ll'Fl-~=t-- w > ii! Q CD w C, Cl C, ::l ~ ... ell s;:u QQ ;j ;j 111111 ...... DC DC ell ell uu ! .. Slgnoga PIQn & Motol e Parking AB.01 Item #7 February 28, 2017 Page 92 of 115 Table 5-2: Sound Transmission Cla S5 Ratings STC Cktall'II O.nd T""5ffl~ low (Ha) loaUun Auelnbty A.ating' 125 250 500 ,ooo NXJO 4000 '5TCJi,cy~4<)'.tlf.,1M.ud --------------------·---------- -I ~:'.:".:::: ~~: 1 - STC values of 39 for the windows and STC 36 for the glass door assemblies. STC 39 for the windows and STC 36 for the glass door assemblies (4'" Floor Units ONLY) STC values of 36 for the w i ndows and STC 36 for the glass door assemblies. Remainder of Units require STC values of 28 for the windows and STC 28 for the glass door assemblies. avrpstuclios --··"I_O....,,~ 70lllQSlrwol, ... l'OCI s .. °"90.e-.nm Pl1 .. >0ol.lTilD ft".100.>IIPI _....,_,..._ CONSCX:fAFJ I: e 0 ... w ~ ... > Q ~ II) ... D:: ~ =:;::.- ~:::- (R_.....J ::.~=r- (R-,lQd Rellllmllll) Vf11J11 RM•,. Ne1P1<1111II ~ Rouarillal l w > ii? g .. wg j :;i .. cC >~ gg cC cC mm ~~ a,: a,: cC cC uu i .. 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CJE:]t Construction Testing & Engineering, Inc. Item #7 February 28, 2017 Page 97 of 115 PRELIMINARY GRADING PLAN FOR CARLSBAD VILLAGE LOFTS LEGEND: SYMBOL: APN: 203-320-3200. 203-320-3900, 203-320.4700, 203-320-4600, 203-320-4400, 203-320-4500, 203-320-0400. 203-320-4300. 203-320-0300 SUBDIVISION BOUNDARY PROPOSED PROPERTY LINE EASEMENT LINE PROPOSEOWNCRETEORIVEWAYAPPROACH~ PROPOSED CONCRETE SIDEWALK ···-··· , . EXISTING SPOT ELEVATION x{?JO.OrJ) EXISTING TIP OF CURB FLOWUNE EXISTINGF\NISHEDSURFACE F\NISHEDSURFACE EX!STINGGRADE HIGH POINT EXISTING CONTOURS EXISTING WATER LINE EXISTING SEWER LINE EXISTING SEWER MANHOLE PROPOSED CONTROURS PROPOSED WATER LINE PROPOSED SEWER LINE PROPOSED SEWER MANHOLE PROPOSED Cl.LAN OUT PROPOSED STORM DRAIN EXISTING AC PAVEMENT 'I PROPosrn ,c """'" PROPOSED RETAINING WALL I FLOW THROUGH PLANTER / GROUND FLOOR PLANTING NATIVE I I ~~N~~~~o~r ~~R~~~~tlfvl~~SE / f PRODUCT I I LANDSCAPE I I I i I ,~4 I I ~~~.!8~~ I I EXPORT:10,784CY ,7;0.00 " (TC) FL (FS) FS " HP LP ("9} ---()--~-- -w----w---------0- -D---- I ' I I ,. PRELIMINARY ONLY. DOES NOT INCLUDE REMED!AL I I I I -SEE U11UTY PLAN FOR EXIS11NG AND PROPOSED UTILITIES. I I I I -ALL STREET DEDICATIONS WILL BE INCLUDED ON lHE FlNAL PARCEL MAP I ! ; I I ; I I I I J ! It~~ ~~-""''""'//.. II /!,,/ ~1101v et" ,.,, ... ,; I / I . I I I ... , c// / 1 1 / ~-t J,:t~ ~ I I z'_-,,-·t<::::ckti'.-~~--1c_s_2c_""_"·-~~--: -: , c I 5 ----1 ' -Ii!'• t J' \ + ~--; 1 ..,_/fy J'_,-"f';, ,._,:,Ll-',l,...-'Jt'l= "'~ .,---,,u: _,c;=.:::,,~SD=--'('.r,-;"D t (,....._..,,-..........,tc f ·o-s<~ -'·' -·~ " ,,,~,-' ~L -~ "'" .:"~',j";),l' ~r-. ( ~ ~ '" n r;\4--U:_ vAS GA$. ( ,,/(,f..$-L,/1.$ G ,;_ i c,s ... ,-,s_c,s GM, >-~' ~~-~-.Q9.VS.,.,=,,~~~"C"':[~ -,J,:::-::-·r-,,= ,,;,, ,A, •""ccc. ........ -•• -........ r,7· l ,_'; ·,~-::::::;,,,.=~, .. -~~-< I .. \: •. : : .. ~=!"";:;;;:~,~~_:::, -;, :_·=r~>1-f-~~ " I GRAPHIC SCALE j 1 Inch -30 ft. APPROVED n-1/S IS THE APF'ROW IDffATI\IE" MAP/SITE PLAN FOR PROJECT NO. ___ PfR (;cWCH10NS NO. --~FUNNING COI.II.IJSS/0NR£5DI.UnoNNO. __ ~ BENCHMARK: ROBM TAG IN EAST CATCH BASIN 12.2M S/0 BCR @ SE CORNER OF INOIA PEAK RO & HAWTHORNE BLVD. BM NUMBER: GY4J70A ELEVA110N 9B.45B ENGINEER OF WORK CJE~ .... I .l.1VL. Construction Testing & Eng1neenng, nc. ~ Item #7 February 28, 2017 Page 98 of 115 CONSTRAINTS MAP ---- -- -------___GRANI)__Al[E_ -----,. ---- 11 111 1111 --------------------------,-----------"'T------------------.-------,-----------n:.:::..:--====---~----,----------------- NSH7 I C'/SH7 A. MAJORIIIOCl!:LINES B. RIPARl-'N OR WOODLANDS C. INltAMlntHT DRAINAGE COURSE O. Z~40" SLOPE E. GREAlER TWAN 40X SLOPES f. MAJOfl ROCK OUTCROPPINGS C. EASEMENTS H. Fl..OOOWAYS I. ARCHAEOlOGlCALSITES J. SPECIAL PLANNING AREAS K. BIOLOGICAL HABITATS L. BEACHES Ii\. PERMANENT BODIES OF W.6.ITR N. WETlANDS 0. LANOSU9JECTTOMAJORPO'M::R TRANSMISSION EASEMENTS P. RAILROAD TRACK BEDS I Slopes Tobi e n 420.84 40.oo:,; 1•s.114 • -----------_ _I .. ---------------~~~~==~= ~-~------------~1 T~l ~ _____ r N-.-.-. ---.-_-_-A_;_:_:_:-.-~-!-~---~---.-cr~---------E-N_G_I_N_E_E_R_O_F_W_O_R_K ________ ~ --NO ___ PER CONDITIONS NO. __ OF Pl.ANNING ··-·····-·--···---·-• ··--··--··-···-·"""·---------------···------·· .... -... •h t,,/SH7·--·-····-···•••· COOMISS/ON RES()__UT/Off NO.___ ~ -------------.. ·-------·--········-----ov·----------------------~-----------------~=====-CJE /NC Constructio n Testing & Enginee ring, lnc. ~ RP 16-05 Item #7 February 28, 2017 Page 99 of 115 • l ' I ~ t 641··················+···-····11 ···········+·+······ ......... . 56 ········-----------·~··············'···············'···· GRADING SECTIONS CROSS SECTION A' SCALE: 1"=3D'(H) 1"=6'(V) · ............. 64 ·········'······················'·······················'················'56 I...................................... ! ................... 88 ············+·············+············+··-··+··--·+-·-·-L ............ +··················Ti························I· · -!· ·····-ii·······-··f--··---ii10·",,' ... ?.;",.+rl ·······+·--·-·I-··-··1--·-·-··--·· 84 I 88 ' 84 ... ! ...... ' 80 . i ' 76 ··················· ....... !················ ii 72f······ ....... I Xl<:;111\lG ''"""'" 68 ····················· ............ 11 ········+·············l············l··········I··········· f·· ·I · ··+-··--<68 64 ~ ......................... .......... ······················ ·l··················f················· -···········-·····························'·····································+··········· +··········· I I ··1··--+-·--+············1··········· ··················+·····+··········· +···-... 64 60 -I ...... ....... !·····················+··········· 56 ........ i ... -· _ . _______ +·~·=·=..~.:~•==~ 60 L__.l__.i_ _ _L _ _L _ __:. __ L___.l__.i_ _ _L _ _L _ _l_~L___L_ _ _!_ _ _L _ _L _ _l _ __j __ L_ _ _!_ _ _L _ _L _ _l _ __jl __ l__l_ _ _L _ _L _ _l _ __j __ l___J55 CROSS SECTION 8-B' SCALE: 1 "=3D'(H) 1"=6'(V) 80,--,--,--,--,--T1--.--,--,l--,-,~CT""--,--,--,--,--,-~-ac-,~,,,-,-.,-~-,--,--.~---.---.--,--,--,--r--r--~--------~ ~ -SOFFR, --i 80 "I"" I/ I , __ (E}:.:,unr,",c---- ""FF I ..; L -.....l.--I 76 "°-"· ::f---+---+----l--+·-----_----te---+---··~--==~~;:.?t,~-"~ \ 68f--+--+--++--+--i:·---+r-~+·~·~···~~-+-fi_.j_ ___ '!'+·'""_······_·+L:·+~-·-·"'°-+~-i-1NC_··_·-+-+--+--+'--+---.L.-+'--+--'-+--+--i---+---+--+--+--+--i---+---+--~-·--J I 72 I 68 I 64 ····························· 1 I I .. 1 .. L ................... L ................ J ...... . .... . .................. '. ............. L. ................ , ..................... , ................ . CROSS SECTION c-c' SCALE: 1"=30'(H) 1"=6'(V) J ................. -·-············ ·····································-·········· ................. 64 APPROVED ENGINEER OF WORK 7HIS IS mt APPROW 1ENTATlV£ IIAP/511£ PIAN FOR PROJF:CT '°· ___ Pm CONDITIONS NO. __ OF PLANNING !:"~MISSION RE5CX.U11CIN NO. __ ~ ~ CJE !NC Construction Testing & Engineering, Inc. ~ ] .-i,pocion I Te,lir19 I G•oled,f'acal I ErIYiroomenlal&ConslruclionEr,g1neerir19. I Crvij Engoeerl~g I Surveyin9 !._ ______________________________________________________ ._""•'•""•'•"•"•'"'-•°'•"'--Efl•Q'•""•"•'•°'•"'•""-•°'•"'.i..'"•'"•'"•11e1•,00•,,•'"•'".''°.·'.•~-".''·."'."•°'-'"'•"•":(7•ao•p•as•.,o•s;-''.''•''"•l'•"•·""."--!..SH•E•E•T-7•0•F•1•0,I RP 16-05 Item #7 February 28, 2017 Page 100 of 115 • l : 9- t PREMILIMARY UTILITY PLAN PflOPOS8J BUILDING 72.0<F.F. FLOW THROUGH ,-F-'l?'f-+l<J?,C---i;,~~1~~:RAIN IEOUT:58.B4 /> _,,.,.,.-:.:· .. : . . :~~a.71.1:~JUJ' . r· .. '.::";:;;;:r:-:-:-'/'t_,";.·.";E;CURBINLET (E)l!l'RCPSTORUVl?AINRPE IE IN:65.5 Ill ( Ill I ~t,~~6~~61 IE IN:llS,60 ~ (E) 1t1j2"GASUNE ..._ !E OUT:69.71 ---:f_---~-;.,-1,r,·""""" L-j-/----------- (E)B WAf"U/£ (£)22X!JCSPA_/ CARLSBAD VU!LAGE DR. LEGEND, EXISTING CONTOURS EXISTING WAlER LJNE EXISTING SEWER LINE EXISTING SEWER MANHOLE PROPOSED WATER LINE PROPOSED SEWER LINE PROPOSED SEWER MANHOLE PROPOSED FIRE LINE I GRAPHIC SCALE L:LJo 1 fnch -30 fl APPROVED ········;;iil(,ll-- -W---W- ~ --,-- mis IS m£ APPROW TENTATI\.1: 1,/AP/SITE Pl.AN FOil PROJECT NO, ___ PE.R OONCH!ONS 1/0. __ rFPl.AIIN/NG COMM!SS!ON RE:SCII..UTION NO. __ ~ ENGINEER OF WORK CJE~ Construction Testing & Engineering, Inc. i:;; lmpedon I Te.,t1ng I G~ledlnical I Env1ron1J1e11l!!l&Con,fructionEnginoorlng I C~EngiioeringfSur1ey1<1g J ..................................................................................................................................................................... .i..'u.,.•.~.•.••.oo .... ".~ ...... ~.".'"".".'.".'".oo .... ".~..i..'".'.'"".'".'""."".·'".'".".'·'."·."".''".·~.~.w ... '.'"."."".''.".·'.""" ... ~ ... ,•.".''.·".'"' ...... .i..s.HE•E•T•8 ... 0•F•1•0J RP 16-05 Item #7 February 28, 2017 Page 101 of 115 I FIRE SAFETY PLAN FOR CARLSBAD VILLAGE LOFTS APN: 203-320-3200, 203-320-3900, 203-320.4700. 203-320-4600. 203-320-4400, 203-320-4500. 203-320-0400. 203-320-4300, 203-320-0300 ( /? \ ( / \ \ / GRAND AVE. I I I \ \ \ \ \ \ 1--..... ----, \ \ \ \ \ \ ' '-'-'-'---------' / / / / / 24.00 R200.00 / RREACCESSLAIIE _\_.---/ SE£5l;CJKW,!i1ITT """-\ \ ' / I I I =- . ,,,,. " ' ' - SQUARE BOLLARD LDCKJMJ DETAIL r BOLLARD SHALL BE PAIN1ED CHROME YELLOW ELEYATJDN YJEW 1.5' ROUN> BOI..LIRD REIO\IABI E FIRE LAt£ BILLARD 80U.ARVSH4!.LBE 6"0/A.!IISIOEX 65/BlllA.0075/0C SC/!W!,U"~P/PE LEGEND: ITEM: SUBDIVISION BOUNDARY PROPOSED PROPERTY LINE EASEMENT LINE EXISTING WATER LINE PROPOSED WATER LINE PROPOSEDFIREH'WRANT PROPOSED FIRE HYDRANT GROUND FLOOR PlAN11NG NATIVE PLANT MEADOW 'GRASSPAVE2' BASE FIRE TRUCK RATED OR EQUIVALENT PRODUCT ' '-FOR FIRE ACCESS LANE SECTION SEE SHEET 1 R200.oo/'- \ \ \ \ \ \ \ \ '-'-'-' ~ ;;; I ---=-==-=-==-----------±--t----- ~ ------GARLSBAD .. -VlhhAGE .. DR,----..... f-----· 9---------------••••••••·-----------•••••••••-----------••••••••••••••-••••HH _______ H--••••• ~j••• ••• I GRAPHIC SCALE 1 inch -JO fl. APPROVED ENGINEER OF WORK mis IS IHE APPROW lfNTAnYE MAP/SITE PlAN FOi? PROJECT NO. ___ PER CONOlnONS /'10. __ rFPLANNING COMMISSION RESOLUTION NO. __ ~ CJE~ Construction Testing & Engineering, Inc. ~ f / lnap!!ci1mlT"'l1nglGeolec:hnical[Env1ronmeii\Ql&Con1lnl<:tionEogineetloglCr;iEngirnering/Surveyillg " SHEET 9 OF 10 !L..~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~"'-P<A•N•fflll•'•"•~-~~-°'-~~~rn•~•""•"•'·"·'".~~-°'-~..i.."'.'~.".'"'."•.•d·.'".'"."'.·'.'"."~ •..• u.m.~~'"•"•":r.•.1•.".·'".'"~~-'.'".'"."·."."'~~--~~~~~ RP 16-05 Item #7 February 28, 2017 Page 102 of 115 -lHEJNFOAMATIQNCOUR$ESANODl$l"ANC£SSHDll'NONTl11$Sl.!"w:t""lllTAl!Ellll.l[AK>C~.lN!1 ACCIJIIATEI.Y REPRESENT nu: IIOONOARES AND AREA or lHE f'flt.HS(S.. -Hlffl:T!MECF,URYE;YNO~ CFRECEHTEARTll M<l\lit.l;-,:.PVIUIINl;C~im!O'-IDN m AOOHIONS IIEl!EOOsaNm, BASIS OF BEARINGS· BA~S DI' SEMINC:S USED FOO nus IIOUK>ART SURYE;Y 1,1.0,P IS lllE COITTRUNE DI' Pol!CARLSaA!l~OS.M~PN0.16&1.lE. N"7.7'00'"E TllEUTIIJ11.SSl1owtlHER'E~WEl<EBA5Ulom~E"<,OEHCEOHLTll£~YE:'I' MK/'-'IN<IT:stHMUllUll?l!l;IIV[llttleTCA"'/ll!UCl<SOl!"ECEH11.TPAYED ~t;:.,oo~n:i~~~~mr~rr Al'l'!Aft5Tl)CONTAJN lll~~RT Construction Testing & Engineering, Inc. En~ronrnontal&.C,i,,tnJcUonEn9lr..0Mn9 I Ce/JEngln .. Mll I Sur;~)'llg Phooo {760)746-4~55 Fa1: t1ffi)746-9800 Item #7 February 28, 2017 Page 103 of 115 . \ \ el \P@~1 ~I D*c---;.-.. -I r~-0-~: I /,C-----o._ __ -c-~ I Irr ----~ l t,_ --I I I I I rr--------I U I !I IM PORTANT CENf:RJ\L NOTE ",FI-Wl)KAf1.!'I-O.'l;&l<AU.41'.CI.AATtlY.'l>l\"'f'I.ACl!LIF.lffUIT•l&J!;HffUHJ,,UI) Ci.f'OU""1CWl!l't • 11, ,_..._'6CN'I, , .. :>flt('! S>W.J.~ AV/h""' t, Ulll!IV, Gl«-'J!l. llOI~ l\11,\II /V.!~'.ot NP M•J J'IA::f !V.>./l'l>lllOCUIClllS=olllt,<~Yl<)Ulll!'l~'11"1'0,CAnlM!A(IROOl"',F.Mf.1,T~ ~F~·~i!l'.~~~_;:~~~~•~.st~.:.~~,~~~~:.:'.=~~,ir';_"r GlNERAL NOT E !.WJ.........iV.!T>l'l!<El'OOl't'l[l,ICHl'S 'OfllNoO!ICl,"l!<Jl)II\A'OAJloo.:IV,'<'iCOW>la>IN T>IG CrftOFtAAl.=t>>;;x,t,f'fi &~.,i,;c)W•l'tllU•1t.a11 .... >D:XIJ'Fin~m,,;1 1111,,t rflEl'•nm "l'-s ~" .. toW'\IO,IC"C '"'" n~ lll..UUT>,:,!G •m '"" u,n,.,.,n ~·,o-tt!OC.._Y .. ITU•lllll[Ql-lff!l l".t l(>l""-'l>Wl'T\1.l'; OOMiP'll<.TIO~ l'CCI.M::!Cr.'Jlcr.mn•11un1t'Voh~tf1S TI006CIL."Gt.Ul'IO/OYCll"IIOI/Utrnc:,c,,. o-,·<-. SITE DEVELOPMENT SYMBOL ~ QI! D GROUND FLOOR PLANTING 111,262SF • ENHANCED PAVING 4,557SF • SIDEWALK PAVING 1 553SF R SIDEWALK PAVING 2 119SF ~ SIDEWALK PAVIN G 3 996SF Qr] DECOMPOSED GRANITE 5,642SF D ASPHALT CONCRETE 17,792SF R SIDEWALK BRICI< 1,040SF TO MATCH EXISTING BRICKWORK ALONG CARLSBAD VILLAGE DRIVE. 10 BE APPROVED BY CARLSBAD CITY PLANNER. NATURAL GRAY CONCRETE 3.264 SF TO MATCH EXISTING SIDEWALKS ALONG CARLSBAD VILLAGE DRIVE . TO BE APPROVED BY CARLSBAD CITY PLANNER. r -1 B!ORETENTION BASIN L _ _j SEE CIVIL PLANS FOR SECTION TYPE r -I PARKING AREA 11,382SF L _ _j LANDSCAPE 14,i 1,699SF HARO SCAPE 86°~ 0,683SF .flJ GRAPHIC SCALE «I 1 ! fUU:1 1 \ t.Clh :1-~ rr. l :~ i t ej !~ ·8 I 1;-.J >,\I .A . .',l).I;\,\"'... 0 Item #7 February 28, 2017 Page 104 of 115 CONCEPT PLANT SCHEDULE 0 -II • ~ m TALL FEATURE TREE ARAUCARIA HETEROPHYUA I NORFOLK ISLAND PINE BRACHYCHITON POPULNEUS f BOTTLE TREE CHORISIA SPECIOSA I SILK FLOSS TREE PINUS TORREYAtJA I TORREY PINE Tl PU ANA TIPU I TIPU TREE FLOWERING ACCENT TREE ARBUTUS X "MAR INA" I ARBUTUS MUL Tl-TRUNK CEIBA SPEC IOSA I FLOSS SILK TREE CERCIS OCCIDENT AUS I WESTERN REDBUD MUL Tl-TRUNK TALL DECIDUOUS TREE PLATANUS RACEMOSA I CALIFORNIA SYCAMORE MULTI-TRUNK BAMBOO BMffiUSA. OLDHAMU I GIANT T IMBER BAM800 PHYLLOSTACHYS BAMBUSOIOES I GIANT TIMBER BAMBOO PHYLLOSTACHYS NIGRA I BLACK BAMBOO STREET TREE MAGNOLIA GRAND!FLORA/ SOUTHERN MAGNOLIA BASIN TREE lYONOTHAMNUS FLORlBUNDUS ASPLENIFOLIUS I FERN LEAF CATALINA IRONWOOD PLAT ANUS MEXlCANAI MEXICAN SYCAMORE. VINES BOUGAINVILLEA SPECTAB!LIS I GREAT BOUGAINVILLEA MACFADYENA UNGUIS-CATI I YELLOW TRUMPET VINE LARGE SUCCULENT AGAVE AMERICANA I CENTURY PLANT AGAVE ATROVIRENS I MAGUEY AGAVE MAPISAGA I CENTURY PLANT AGAVE SALMIANA 'GREEN GIANT I CENTURY PLANT AGAVE SALMIANA FER OX I CENTURY Pl.ANT AGAVE VILMORINIANA I OCTOPUS AGAVE ~ LEY MUS CONDENSATUS 'CANYON PRINCE" I NATIVE BLUE RYE LOMA.NORA LONGIFOLIA I MAT RUSH MUHLENBERG!A OUMOSA I BAMBOO MUHL V MUHLENBEAG!A RIG ENS I DEER GRASS GROUNDCOVER 1 BULBlNE FRUTESCENS I STALKED BULB!NE VERBENA l!LACINA "DE LA MINA" f LILAC VERBENA GROUNOCOVER :2 ERIGERON GLAUCUS I BEACH DAISY GROUNOCOVER 3 JUNIPERUS HOR IZONTAL!S "BLUE CHIP'/ BLUE CHIP JUNIPER SEDUM RUPESTRE 'ANGELINA" I YELLOW STONE CROP 12 19 2,551 SF 128 128 43 128 1,'199SF T79 T79 l,163SF 1,209 1,390SF 723 723 GROUNDCOVER 4 1,709 SF 36'B0X 36'B0X 36'B0X 36"BOX J6"B0X 24'B0X 24'B0X 24'B0X 36'BOX 15GAL 150AL 150AL 15GAL 24"B0X 24"B0X SGAL 50AL 2<l'B0X 24'BOX 24 'B0X 24'B0X 24'B0X 24'B0X 30ta 5gal.30"oc 30%Sgal.30-oc 10%5gal.31roc 30%5gal.30"oc: 50%Flata12'oc 60%Flats12'oc 100%Flata12'oc so•1.Flats 12•oc 50%Ffats12'oc PENNISETUM ALOPECUR01DES 'BURGUNDY BUNNY" I BURGUNDY BUNNY DWARF FOUNTAIN GRASS 688 ~~ Flats 1:2" oc PLANT IN 4· X4' SQUARES SE.NE.CLO SERPENS I BLUE CHA.LKSTlCKS 686 50% Flots 12" oc Pl.ANT IN 4" X 4" SQUARES GROUNOCOVER 5 1,8,,_. SF PENN1$ETUM ALOPECUROIOES 'UTTlE BUNNY" I UTILE BUNNY FOUNTAIN GRASS 1.959 100% FlalS 12" oc GROUNDCOVER 6 1.063 SF DIANELLA REVOLUTA "BABY suss· f BABY FlAX 553 so,-. R1118 1:2" oc PLANT IN 4· X 4· SQUARES SEDUM NUSSBAUMERIANUM I COPPERTONE STONECROP 2,210 50~-Fla IS 6" oc PLANT IN •f X 4• SQUARES R • ill BASIN 1 CAREX SPISSA I SAN DIEGO SEDGE JUNCUS PATE NS I CALIFORNIA GRAY RUSH ~ FESTUCA CALIFORNICA I CALIFORNIA FESCUE SISYR!NCHIUM BELLUM I BLUE EYEO GRASS DAS!N3 LEYMUS CONDENSATUS 'CANYON PRINCE. I NATIVE BLUE RYE MUHLENBERGIA RIGENS I DEER GRASS 30"CAl.lf>ER ,:;.~ 31 "CAUPER 30"CAUPER 2S"CM..IPEA 22"CALIPER 25"CAUPEP Z&"CALIPEK !~:~~: 39"CAI.IPER Z\"CALIP£M ~~:~::: if;~;: IS"CALIP'l:A 11•C,.UPEA ~:g:~:~:: 21"C,.LIPER 2,3B5SF 200 50%5ga1.30'"oc 200 50%5ga1.30"oc 1,734SF 145 50%1gol.30"oc 145 50%1gal.30"oc 1,697SF 156 50%5gal.30"oc 156 50°1o5ga1.30"oc LU > 2 0 LU ~ ....J >; o l < c:a '.:] ~ < u ~ Item #7 February 28, 2017 Page 105 of 115 SECOND FLO(lll PL/\N CONCEPT PLANT SC HEDLILE COLIIUYARO G ACCENT TREE TUS MUL Tl-TRUNK "'1DI ~~~~:: X ·~:;~:;;:::~K T=~EREDBUD MUL Tl-TRUNK ~ g~~ci:~~~~ENTAL!S t WES TE 0 • T SHRUB ASE' I CALIFORNIA COFFEEBERRY TALL ACCEtLIFORtl!CA ·e~~E BERRY =~~~~,:';'EGRIFOLIA /LEMON J. l> FOREST UN~CL~~~~RJM f COMMON YARROW ACHI LLEA M SEDGE ~;;,,~·OIVUL.SA I BERKELEY MMON WHITE SNOWOERRY ~·iP~ORICARPOS ALBUS I co 4B'O.C. SIT[ IJ[Vll.Ol'MLNT SYMBOL NOTES NTING 5,999 SF MID-BUILDING FLA COURlYARDWAlKWAVS 1,812 SF Item #7 February 28, 2017 Page 106 of 115 \ R oor DECK PLAN Tl llllD FLOOR. PL AN CONCEPT l'LA • NT SC HEIJULE 3R.LJ FLOOR. DECK PLANT IN~ VIOLACEA I lll.A~6~~RUMPET VINE :~~;~~~~! UNGUIS-CATI I YEL . • • ·IEIJU LE KOOF AR.EA '°" CFJlT PLAN r SU C\_;N . EATBOUOAINVIL'f' Ylli§. LLEA SPECTABILIS~E1~0WTRUMPETVIN ~~~::6~NA UNGUIS-CA Tl I INCE' /NATIVE BLUE RYE GRASSES NSATUS ·cANYON.~fl LEYMUS ~~g~GIFOLIA I MA::~;O MUHLY ~~~~~~BERGIA ~~~~~i 6~ER GRASS MUHLENBERG IA 19 947SF 48 48 16 48 5GAL 5GAL JO%Sgal.30"oc 3D%5gill.30'oc 10%5g111.30:oc. :l0%5gB1,30 OC 475SF Item #7 February 28, 2017 Page 107 of 115 --+ -t CRDLIND FLOOR. HYDROZON[ LCC [Nl) """""' '""' D f~J ,wesTFACJNGGROUNDFLOOR ~:?v~~~~R "'"' ~~~~~ACINOGR~DftOOR RECVCI.EOWATER "'"" 1.!10,80II.OIOO DECK .I. COURTYARD 152":~~T~ RECYCLED WATER r--i ~~CKPI.ANTINGS L...:..-.iL OWWA~USI: OflPIRRIGo\TION RECYClEDWATER - ~r6\~T INGFOUNTA.IN POTABlE WATER WATER SUPPLY .... -EXISTING POTABLE WATER SOURCE, INDEPENDENTLY METERED FOR IRRI GAllOM ONLY (ALTI'IOUOH RECYCLED WATER IS NOT AVAILAllLE YET. THE IRRIG.&.TION SYSTEM WILL SE EQUlf'PED TO HAIIDI.F.RECYCLEDWATERIFITBECOMESAVAILABLEINTHEFUTURf..) WATEll CONSERVATION FEATUllES ""'40$TLY NATIIIEPLANT PALETTE -COMPLE'TEON-SITESOl!.AN.~YSIS -N>P1. Y COl,IPLE'TE COVERAGE OF MULCH WtlHIH l,U PLAtfTJNG MEAS .P~CONSISTENT ANDAl'PROPRIATEIMINTEM.\NCE -M.L IRRIGI.TEO PtANfNO {IUCLUDING fflEESJ WlU. BE J.CCOMPLISHEO WITH LOW-VOlUMe ORIP IRR1GA.Tll)N -N'PLY COl,IPLETE COVERAGE OF MULCH WITHIN /\U PlANTING MEAS .tree BotlnlalN1me ~onf"11mir W,.oi:tl.Mt-TIIJIII " 1:..,.., ..... ,"" ..... i, ri c.,,~~g1.tei.,.v.-1<1 p I, C,i.t1Mitli1lWi ·~·~ .... ~ .. ,r t>IV:irr111 l~H ~ !ll>tQ,;qo,,1~ ....... ,.-1-,~~ .. ,IJ" .. u. .... 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I ~ ;- ~ -,I_ it ~ ~'-1 ~ ~ ~ 0 u.J (.J ~ >j 0 \ < co ~ 25 + Q ~ ~ w ~ ~ ~ ~ § ~ 8 ~ d :~ ;:;, ;g ! ii ~ :;--.J .. .._. ... ....,.,._ .. ..._ __ ..,_.,..,,,,._'-''"-_ ... ,, _____ .,._, .. ....;vos..,.,,_ __ ~ . .._~...,,...,~..,....,...__,.,..,..,.,,,_,,._.,,.,....,_.,..~.,..-.. ..,...,.,.....,._ .. ....., ___ _. .. ....,._, ...... .......,.,. ... ___ ........ ~,.,..-,._,__.,.._4,...:·..,...,., _ __......,.,...,._,...<"_ .. , __ ....,,_,,._,,_...,..., .... ,.....,..,..._..,..,,,_..;,o.-.,•A"'.._.,,.._.,,.,., __ ,.,,.._ _ _..,..,.._ty,.,,.___ .\-IL,\Jl ).1:-,,(.:_ 0 Item #7 February 28, 2017 Page 108 of 115 Mayor Matt Hall j ......._,.,.. ~ CARLSBAD C H A MB E R OF COM M E RC E Members of the Carlsbad City Council Members of the Carlsbad Planning Commission December 22, 2016 RE: Carlsbad Village Lofts Attachment 5 City of Carlsbad DEC 2 2 20 16 Planning Division Please accept this letter of support for the Carlsbad Village Lofts project currently working its way through the planning process right now. This redevelopment project has been in the planning and review stage for some time and we have closely monitored this process . We believe the project is an optimum use of infill land and will create attractive and sustainable growth within an existing footprint. Here are some highlights of the plans benefits : --It will revitalize a vacant blighted site and remove the Denny's pole sign --Creates a welcoming statement at the entry to the Village --The project complies with the General Plan and Village Master Plan and provides adequate parking on site. --It brings mixed-use residential development in close proximity to public transportation, goods, services and jobs and encourages less use of personal vehicles resulting in less pollution and cleaner air. -It combines residential and commercial elements in a "walkable" urban neighborhood and will afford the opportunity to live, work and shop within easy walking distance. --Adds needed multifamily housing to the City of Carlsbad at a time when rents are skyrocketing due in large part to a dearth of supply. --Adds residential inventory to improve the jobs/housing balance in the City of Carlsbad The Chamber feels that the Carlsbad Village Lofts project represents a comprehensive, well - planned Smart Growth approach to meeting the needs of Carlsbad and we encourage its approval. Ted Owen President and CEO 5934 Prie stly Drive I Carlsbad, CA 92008 I 760 .931.8400 T I 760.931 .9153 F www.carlsbad.org Item #7 February 28, 2017 Page 109 of 115 Planning Commission Minutes Minutes of: Time of Meeting: Date of Meeting: Place of Meeting: CALL TO ORDER January 4, 2017 PLANNING COMMISSION 6:00 p.m. January 4, 2017 COUNCIL CHAMBER Chairperson Segall called the meeting to order at 6:00 p.m. PLEDGE OF ALLEGIANCE Commissioner Anderson led the Pledge of Allegiance. ROLL CALL CORRECTED EXHIBIT 5 Page 1 Present: Chairperson Segall, Commissioners Anderson, Black, Goyarts, L'Heureux, Montgomery and Siekmann Absent: None STAFF PRESENT Don Neu, City Planner Ron Kemp, Assistant City Attorney Farah Nisan, Secretary Shannon Werneke, Associate Planner Carl Stiehl, Associate Planner Jeremy Riddle, Associate Engineer Craig Williams, Transportation Manager Jennifer Horodyski, Assistant Engineer APPROVAL OF MINUTES Chairperson Segall asked if there were any corrections or revisions to the minutes of the meeting of December 7, 2016. MOTION ACTION: Motion by Commissioner Black and duly seconded by Commissioner Siekmann to approve the minutes of the Regular Meeting of December 7, 2016. VOTE: 5-0-2 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: Commissioner L'Heureux and Commissioner Montgomery PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA None. Item #7 February 28, 2017 Page 110 of 115 Planning Commission Minutes January 4, 2017 Page 2 PLANNING COMMISSION PUBLIC HEARING Chairperson Segall introduced new procedural matters for the 2017 calendar year that follow the League of California Cities' adopted Rosenberg's Rules of Order and Robert's Rules of Order to help expedite the Planning Commission meetings. Assistant City Attorney Ron Kemp added that Planning Commission Resolution No. 6100 is also consistent with Rosenberg's Rules of Order and Robert's Rules of Order that sets out the procedures on how the Planning Commission is to run the meetings. Chairperson Segall asked Mr. Neu to introduce the first item and opened the public hearing on Agenda Item 1. 1. ZCA 16-04/ZC 16-02/SP 207(L}/LCPA 16-03 -PROP D CANNON ROAD AGRICULTURAL/OPEN SPACE ZONE -A request for a recommendation of approval of an amendment to Carlsbad Municipal Code Title 21 (Zoning Ordinance) to add Chapter 21.209 Cannon Road Agricultural/Open Space Zone (CR-A/OS), and recommending approval of other related amendments to the Zoning Ordinance, Zoning Map, Carlsbad Ranch Specific Plan, and the Local Coastal Program. Mr. Neu introduced Agenda Item 1 and stated Associate Planner Carl Stiehl would make the staff presentation. Mr. Stiehl gave a brief presentation and stated he would be available to answer any questions. Chairperson Segall asked if there were any questions of staff. Commissioner Anderson inquired about the height within Planning Area 8 and page 67 of the Carlsbad Ranch Specific Plan. She asked if there was a conflict with the height in the new zone regulations and the specific plan. Mr. Stiehl responded that there was not a conflict because the specific plan covers the entire 450+ acres and the new zone height regulations supersede the regulations in just the two parcels. Mr. Neu gave additional supporting clarifications that there was not a conflict and that the two sections on page 67 cover two different areas of the specific plan. Commissioner Montgomery asked what becomes of the existing under crossings as part of the original specific plan that were constructed based on future actions that will come on those properties. Mr. Stiehl replied stating that the proposed trails in planning area 5 would connect to those under crossings on Legoland Drive and Cannon Road and the proposed trails that will be added will allow for those additional connections to be used in the future. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if any member of the audience wished to speak on the item and opened public testimony. Chris Calkins, Suite 204, 7220 Avenida Encinas, Carlsbad, spoke in support of the zone change and stated that it represents a reasonable compromise. Chairperson Segall asked if any other members in the audience wished to speak on the item. Seeing none, Chairperson Segall closed public testimony on Agenda Item 1. Item #7 February 28, 2017 Page 111 of 115 Planning Commission Minutes January 4, 2017 Page 3 MOTION ACTION: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7217 recommending approval of an Addendum to the Negative Declaration for previously approved "PROP D -CANNON ROAD AGRICULTURAL/OPEN SPACE LANDS ZCA 09-02/ZC 09-06/SP 207(1)/SP 144(K)/LCPA 09-05," and Resolution No. 7218 recommending approval of PROP D CANNON ROAD AGRICULTURAL/OPEN SPACE ZONE ZCA 16-04, ZC 16-02, SP 207(L), and LCPA 16-03, based on the findings contained therein including the errata sheet dated January 4, 2017 VOTE: 7-0 AYES: Chairperson Segall, Commissioner Anderson, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Siekmann NOES: None ABSENT: None ABSTAIN: None Chairperson Segall closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next item and opened the public hearing on Agenda Item 2. 2. RP 16-05/MS 16-06-CARLSBAD VILLAGE LOFTS -Request for a recommendation of approval of a Major Review Permit and Minor Subdivision to demolish an existing restaurant and remove a 57-foot-tall freeway pole sign for the construction of a four-story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The site is located at 1044 Carlsbad Village Drive in Land Use District 3 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. Mr. Neu introduced Agenda Item 2 and stated Associate Planner Shannon Werneke would make the staff presentation. Ms. Werneke gave a brief presentation and stated she would be available to answer any questions. Chairperson Segall stated that a letter has been submitted to the Commission from Preserve Calavera and asked if there were any questions of staff. Commissioner Goyarts asked if there were any concerns as to what may happen with the freeway. Ms. Werneke stated no additional right of way is required for future work on 1-5 and a sound wall is not anticipated to be constructed on the eastern property line. She stated that a retaining wall would be associated with the improvements adjacent to the off ramp. Commissioner Anderson asked if the project is located in a zone that allows for short term rentals. Mr. Neu stated no. Chairperson Segall asked if the project meets the proposed Village and Barrio Master Plan ordinances the way that they're currently proposed. Ms. Werneke stated that mixed use is anticipated to be added to the Village and Barrio Master Plan, however; since staff is in the process of reworking the design guidelines and possibly revisiting the redevelopment standards, she felt that it was not worthwhile to review the project against the current Master Plan because of changes that will be proposed. Chairperson Segall asked if there were any further questions of staff. Seeing none, he asked if the applicant wished to make a presentation. Evan Gerber, 1044 Carlsbad Village Drive, Carlsbad, and Doug Austin, 12943 Via Latina, Del Mar, project architect made a presentation. Item #7 February 28, 2017 Page 112 of 115 Planning Commission Minutes January 4, 2017 Page4 Chairperson Segall asked if there were questions of the applicant. Commissioner Anderson asked where the closest crosswalk to the south side of Carlsbad Village Drive is located to get to the shopping center across the street. Mr. Gerber stated that a pedestrian will walk west on Carlsbad Village Drive and cross at Harding Street. Commissioner Montgomery asked what the purpose of the live-work unit is. Mr. Austin stated that they felt it was more appropriate for live-work units facing the pedestrian contact rather than facing the cul-de-sac. Commissioner Montgomery asked if there were any other elevator models or manufacturers were considered to reduce the maximum height. Mr. Austin stated that they are willing to find one to fit the tightest clearance, generally speaking for a maintenance worker assumed to be riding on top of the elevator for repairs. Commissioner Montgomery asked if the roof top decks will be screened from the freeway. Mr. Austin replied yes. Commissioner Montgomery asked if the transportation module would display real time traffic. Mr. Gerber stated they would look into it. Commissioner Goyarts inquired about the number of electric vehicle charging stations. Mr. Austin stated 4 charging stations. Ms. Werneke clarified that it is not currently on the project plans, however; there is a condition crafted for the applicant to provide 4 charging stations if there is a desire to add this as a requirement in addition to solar thermal water heater on the roof. Commissioner Goyarts asked if 4 charging stations are sufficient for 106 units. Ms. Werneke stated it is not required for the project. Commissioner Goyarts asked if there will be motorcycle and scooter parking available. Mr. Austin replied yes. Commissioner Black asked if there will be management onsite. Mr. Gerber stated yes, the project will be professionally managed with a leasing consultant as well as an engineer and a porter onsite daily. Chairperson Segall asked if onsite management would occupy the live-work units. Mr. Gerber replied stating no, they will be in the residential lobby/leasing office. Commissioner L'Heureux asked if bicycle repair services will be available as part of the amenities. Mr. Gerber stated that it would be located in the bike storage facility in the parking garage. He stated that it would be an amenity to consider and that it is not a part of the plans. Chairperson Segall asked if the intent for the commercial structures will be for food services. Mr. Austin stated the commercial tenants have not been confirmed. Commissioner Segall inquired about the location of loading areas for commercial service vehicles. Mr. Austin stated that there are three options for parking of delivery vehicles, one located on Grand Avenue for larger service trucks and the rest will be based on off-store timing located at the retail parking area that acts as a loading service area during certain hours. He concluded that the third option for smaller vehicles under 10 feet high could utilize the garage for the vehicles to pull in. Chairperson Segall inquired about off-hour times for off-loading. Mr. Austin stated that depending on the tenants for commercial retail, they would offload in the morning and the larger trucks will be encouraged to utilize Grand Avenue. Chairperson Segall asked if it would be encouraged or managed. Mr. Austin clarified that it would be managed. Ms. Werneke stated that it would be challenging for staff to enforce due to odd hours of the night although it could be included as a condition for assurance. Chairperson Segall asked how the tenant moving trucks will be managed for 106 units. Mr. Austin stated the timing of move ins will be carefully managed and Grand Avenue will be utilized for larger moving trucks. Chairperson Segall asked if there were any further questions for the applicant. Seeing none, he asked if any members of the audience wished to address Agenda Item 2. Chairperson Segall opened public testimony. The following speakers spoke in favor in the project: Farzad Tadayon, 640 Sand Shell Avenue, Carlsbad Wendy Austin, 12943 Via Latina, Del Mar Chris Velasco, 5480 Foxtail Loop, Carlsbad Ann Saurman, 4890 Alondra Way, Carlsbad Bill Sonneman, 1416 Paru Street, Alameda Dan Weis, 6453 Goldenbush Drive, Carlsbad Robert Wilkinson, 2277 Cameo Road, Carlsbad Mark Benjamin, 2689 State Street, Carlsbad Item #7 February 28, 2017 Page 113 of 115 Planning Commission Minutes January 4, 2017 Page 5 Diane Nygaard, Preserve Calavera, 5020 Nighthawk Way, Oceanside, stated her concerns with excess parking and greenhouse gas emissions in Carlsbad. Patricia Amador, Suite A, 3256 Lincoln Street, Carlsbad, stated her concerns with the Village and Barrio Master Plan, asked where the inclusionary housing units and reduced parking will be located. Ms. Amador inquired about access to the public plaza that is proposed. Chairperson Segall asked if there were any other members of the audience who wished to speak on the item. Christine Wright, 4902 Via Aracepa, Carlsbad, stated her concerns with tenants living next to the freeway, the building height and stated that she would not like to see the village turned into an urban development. Chairperson Segall asked if there were any other members of the audience who wished to speak on the item. Seeing none, he asked if the applicant could respond to the issues raised and closed public testimony. Mr. Gerber stated that the inclusionary housing units and the reduced parking spaces will be disbursed throughout the project. Mr. Austin stated that the corridors accessing the units are along the freeway so that the residents' views and noise impacts are minimized. Commissioner Siekmann asked what future plans are for the Motel 6 site. Mr. Gerber stated that the Motel will continue to operate during and after the construction. She asked if the 24 foot wide emergency access lane adjacent to the eastern elevation of the building located in an excessively noisy area will be counted in the required open space. Ms. Werneke stated yes, however; the project exceeds the open space requirements. She clarified that 19,427 square feet of open space is required for the site and the project has 68,000 square feet of open space which includes the retail plaza, court yards, balconies and the roof top decks. Commissioner Siekmann inquired about the number of people considered in a high turnover restaurant. Jeremy Louden, LON Consulting, stated an average daily trip of 1,120 vehicles per day based on what a traffic study would analyze. Mr. Neu stated that those rates are taken from the SANDAG traffic generation rates. Commissioner L'Heureux asked where guest parking for the residential units will be located. Mr. Gerber stated guest parking is not required and that there will be retail parking on the internal street available at night. He added that there will be a few stalls available for guest parking inside the residential garage that are not allocated to residential units. Commissioner L'Heureux asked if the units were for sale. Mr. Gerber stated no, they are all rental units. Commissioner Anderson asked if there is a loading zone or a future resident parking. Mr. Gerber stated yes, in front of the lobby adjacent to Motel 6 located next to Grand Avenue. Commissioner Siekmann asked what other measures the applicant is willing to do for lowering GHG's for the project. Mr. Austin stated a Power Purchase Agreement was considered which would provide energy on site. MOTION A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to add a condition requiring the applicant to install solar thermal heating for domestic hot water, five (5) vehicle charging stations (4 residential and 1 commercial), and photovoltaic cells on the roof to generate electricity for the mixed use building. The Commission voted 7-0 to approve the amendment. A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to require the owner to manage both the commercial and apartment loading/unloading for the project. The property owner of Parcel A shall prohibit loading/unloading or obstruction along the 24-foot wide common drive aisle serving Parcel A and Parcel B, nor any emergency fire lanes. Onsite commercial deliveries to Parcel A shall be made during off-peak hours using available parking spaces in the parking garage dedicated to the commercial operation of Parcel A or available parking spaces along the 24-foot wide drive aisle that are dedicated to the commercial operation on Parcel A. Property owner of Parcel A shall ensure Item #7 February 28, 2017 Page 114 of 115 CORRECTED Planning Commission Minutes January 4, 2017 Page 6 parking spaces dedicated to Parcel B are not impacted by either: 1) onsite deliveries or 2) apartment loading/unloading. Property owner of Parcel A shall also coordinate delivery times to limit Impacts to residents. The Commission voted 7-0 to approve the amendment. A motion was made by Commissioner Montgomery, which was seconded by Commissioner Siekmann, to reduce the height of the elevator shafts to the maximum extent feasible. The Commission voted 7-0 to approve the amendment. The applicant concurred with the recommended changes presented by the Commission. DISCUSSION Commissioner Anderson stated that she is struggling with the compatibility and the character of the architecture since it is a gateway project on Carlsbad Village Drive. She stated that she cannot support the project. MOTION ACTION: VOTE: AYES: NOES: Motion by Commissioner Montgomery and duly seconded by Commissioner Siekmann that the Planning Commission adopt Planning Commission Resolution No. 7220 recommending approval of Major Review Permit RP 16-05 and Minor Subdivision MS 16-06 to the City Council based on the findings and subject to the conditions contained therein as amended including the errata sheet dated January 4, 2017. 6-1 Chairperson Segall, Commissioner Black, Commissioner Goyarts, Commissioner L'Heureux, Commissioner Montgomery and Commissioner Siekmann Commissioner Anderson ABSENT: None ABSTAIN: None Chairperson Segall closed the public hearing on Agenda Item 2. COMMISSION COMMENTS Commissioner Siekmann commented that she feels the CAP is important and stated that we are lucky having an applicant that is willing to lower greenhouse gas emissions. Mr. Neu stated that staff will be preparing energy conservation ordinances and that there will be a scale difference that is tied to the CEQA requirement. CITY PLANNER COMMENTS Mr. Neu stated that the League of California Cities Planning Commissioners Academy handout has been provided to the Commission. CITY ATTORNEY COMMENTS None. ADJOURNMENT By proper motion, the Regular Meeting of the Planning Commission of January 4, 2017 was adjourned at 9[\1~ DON NEU City Planner Farah Nisan Minutes Clerk Item #7 February 28, 2017 Page 115 of 115 TO: DATE OF PUBLIC HEARING: SUBJECT: AFFIDAVIT OF MAILING NOTICE OF PUBLIC HEARING CITY CLERK ~:alzx/11 LOCATION: ~----------------~------~--------~----­ DATE NOTICES MAILED TO PROPERTY OWNERS:----'-&~· .y/:..-..oJ.t:-.::..~"'4L,__,_)_'J~-- NUMBER MAILED: L:£ I ' I declare under penalty of perjury under the laws of the State .of California that I am employed by the City of Carlsbad and the foregoing is true and correct. CITY CLERK'S OFFICE \~/0'9 ~1716 {Signature) ;;L);siJ1 (Date) SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 _Union Tribune . ~Coils! News PUBLICATION DATE: Union Tribune. _______ ~------------- Coast News.~-----'--"'cJ"--1--L//---'-'1~/-~--/--+,.J----'--~-- I declare under penalty of perjury under the laws of the State of California that I am ~fiy the City of Carlsbad in the City Clerk's Office and the foregoing is true and oa~e.~tf1t/c1d2 ~/ · G/1::/17 · · {Signature) Attachments: 1) Mailing Labels 2) Notice w/ attachments NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00p.m. on Tuesday, February 28, 2017, to consider approving a Major Review Permit and Minor Subdivision to demolish an existing restaurant and remove a 57- foot-tall freeway pole sign for the construction of a four-story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The site is located at 1044 Carlsbad Village Drive in Land Use District 3 of the Village Review zone and within Local Facilities Management Zone 1 and more particularly described as: VACANT LAND: APN: 203-320-32-00 (PORTION OF THE LAND) 203-320-47-00 (PORTION OF THE LAND) MOTEL 6: APN: 203-320-03-00 (affects portion of Parcel1) 203-320-04-00 (affects portion of Parcel 1) 203-320-43-00 (affects portion of Parcel 1) 203-320-44-00 (affects portion of Parcel 1) 203-320-45-00 (affects portion of Parcel 1) 203-320-46-00 (affects Parcel 2) DENNY'S: APN: 203-320-39-00 ALL THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1661, FILED IN THE OFFICE OF THE COUNTY RECORD~R OF SAN DIEGO COUNTY, MARCH 1, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE Whereas, on January 4, 2017 the City of Carlsbad Planning Commission voted 6-1 (Aoderson) to recommend approval of a Major Review Permit and Minor Subdivision to demolish an existing restaurant and remove a 57 -foot-tall freeway pole sign for the construction of a four-story, 45-foot- tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The site is located at 1044 Carlsbad Village Drive in Land Use District 3 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In- Fill Development Projects) Class 32 Categorical Exemption. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after Thursday, February 23, 2017. If you have any questions, please contact Shannon Werneke in the Planning Division at (760) 602-4621 or shan non. werneke@carlsbadca. gov. If you challenge the Major Review Permit and/or the Minor Subdivision Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing. CASE Fl LE: RP 16-05/MS 16-06 CASE NAME: CARLSBAD VILLAGE LOFTS PUBLISH: FEBRUARY 17, 2017 CITY OF CARLSBAD CITY COUNCIL SITE MAP • N NOT TO SCALE Carlsbad Village Lofts RP 16-05 I MS 16-06 Wednesday, March 1, 2017 at 1:39:01 PM Pacific Standard Time Subject: Date: From: To: CC: Council Question-Agenda Item #7 Tuesday, February 28, 2017 at 10:51:14 AM Pacific Standard Time Debbie Fountain Kevin Crawford Marisa Lundstedt, Morgen Fry Attachments: imageOOl.png Agenda Item # 7 Question from Council: Can the City Council require lower rents in exchange for the concessions and incentives offered through the Density Bonus Ordinance for the Village Lofts development? Answer from Staff: Yes. City staff has been in discussion with the project developer to set rents for the affordable units at 70% of the San Diego Area Median income (AMI) to be consistent with the lnclusionary Ordinance requirements for rental developments. However, the Density Bonus Ordinance (CMC 21.86.020(c))does set forth a definition for the affordable rents for low income households (qualifying at 80% or less of the AMI) that would allow the City Council to require the rents for the affordable units to be set at 60% of the AMI. Setting the rents at 60% of AMI for the density bonus and inclusionary units would satisfy the requirements of both ordinances. No change in the project conditions is required. The rental rates will be set forth in the Affordable Housing/Density Bonus Agreement which will be reviewed and considered for approval by City Council at a later date. - ("city of Carlsbad Debbie Fountain Housing and Neighborhood Services Director City of Carlsbad 1200 Carlsbad Village Drive Carlsbad,Ca.92008-1949 www.carlsbadca.gov (760) 434-2935 I Debbie.fountain@carlsbadca.gov Page 1 of 1 .. a:t,J r~. 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Use Avery® Template 5160®/8160™ 203-355-05 NORTHWEST DEALERCO HOLDINGS LLC UNIT 200 29501 CANWOOD ST AGOURA HILLS CA 91301 204-111-03 DEBS FAMILY TRUST 08-28-97 240 TRAFALGAR LN SAN CLEMENTE CA 92672 204-111-20 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008 . ~tl uettes faclles 6 eler I ... -u-=••u a•u••~ •n•• 'u 1 Feed Paper -expose Pop-up EdgetM A 204-111-01 LAEL B LEONE 985 OAKAVE CARLSBAD CA 92008 204-111-04,05 JAMES MICHAEL A TRUST 07- 12-11 P 0 BOX 232134 ENCINITAS CA 92023 ·---_._ Repllez lila hachure afln de I 204-111-02 AFFIRMED HOUSING GROUP INC UNIT 160 13520 N EVENING CREEK DR SAN DIEGO CA 92128 204-111-06 RACHEL 2015 TRUST 04-02-15 931 OAKAVE CARLSBAD CA 92008 www.averv.com Carlsbad Village Lofts City Council February 28, 2017 Item No. 7 Staff: Shannon Werneke City Council Consideration Location Map PIO PIC O D R H A R D I N G S T OAK A V GRA N D A V H O P E A V M A D I S O N S T CAR L S B A D V I L L A G E D R LAGUNA DR J E F F E R S O N S T CA B R I L L O P L DAVIS AV EL M W O O D S T PINE A V HOM E A V RP 16-05 / MS 16-06 Carlsbad Village Lofts SITE MAP PA L OMAR AI R P O R T RD E L C A M RE A L L A COS T A AV C A R L S B A D B L C A R L S B A D V ILLAGEDRE L C A MINO REAL MEL R O S E D R A V IAR AP Y RANCH O S A NTAFE RD C O L L E G E BL GRAN D A V M A D I S O N S T OAK A V H O P E A V CAR L S B A D V I L L A G E D R LAGUNA DR H A R D I N G S T DAVIS AV PINE A V PIO PICO DR J E F F E R S O N S T HOM E A V EL M W O O D S T STRATFORD LN 0 300 600150 Feet RP 16-05 / MS 16-06 Carlsbad Village Lofts 3-Story Hotel to the North GRAN D A V M A D I S O N S T OAK A V H O P E A V CARL S B A D V I L L A G E D R LAGUNA DR H A R D I N G S T DAVIS AV PINE A V PIO PICO DR J E F F E R S O N S T HOM E A V EL M W O O D S T STRATFORD LN 0 300 600150 Feet RP 16-05 / MS 16-06 Carlsbad Village Lofts Shopping Center to the South GRAN D A V M A D I S O N S T OAK A V H O P E A V CARL S B A D V I L L A G E D R LAGUNA DR H A R D I N G S T DAVIS AV PINE A V PIO PICODR J E F F E R S O N S T HOM E A V EL M W O O D S T STRATFORD LN 0 300 600150 Feet RP 16-05 / MS 16-06 Carlsbad Village Lofts Fast Food Restaurant to the West Project Site View of Site from Freeway and Off-Ramp View from Bridge View from Slow Lane GRAN D A V M A D I S O N S T OAK A V H O P E A V CARL S B A D V I L L A G E D R LAGUNA DR H A R D I N G S T DAVIS AV PINE A V PIO PICODR J E F F E R S O N S T HOM E A V EL M W O O D S T STRATFORD LN 0 300 600150 Feet RP 16-05 / MS 16-06 Carlsbad Village Lofts Minor Subdivision Existing Lots (9) Existing development: Motel 6 Denny’s Minor Subdivision Consolidate 9 lots into 2 lots Parcels A and B Major Review Permit Mixed Use Site (Parcel A) Mixed Use -106 apartments -Ground floor retail and office Site Plan 1st Floor Resident lobby Resident access point from CVD 2nd floor 3rd and 4th floors Apartment Floor/ Circulation Plans Front/South Elevation Facing Carlsbad Village Drive Front Corner Elevation facing Carlsbad Village Drive Outdoor Eating Area/Small Plaza Cross Section of Carlsbad Village Dr. Elevation 45’ with 2.5’ architectural Projection Central Section of West Elevation (facing drive aisle) North Section of West Elevation 59’ East Elevation View from Northeast and I -5 Freeway East Elevation View from Southeast and I -5 Freeway Interior Courtyard Elevation ' ' ~ ---------" ---" ·-', ' ·-" ' ·--', I -" Parking Motel 6 Underground parking garage Tandem parking Required: 181 spaces Proposed: 185 spaces Summary of Density Bonus Request Base maximum density:35 dwelling units per acre Base maximum units for 2.23-acre parcel:78 units 35% density bonus, CMC Chapter 21.86:28 units Total units: 78 + 28 = 106 units **16 units (20% of 78 units) required to be designated as low income inclusionary units Intent of Density Bonus Ordinance 1.Promote the construction of affordable housing 2.Implement the goals, objectives and policies of the Housing Element 3.Implement California Government Code 4.Provide incentives to encourage developers to construct affordable housing Density Bonus Ordinance CMC Section 21.86.040: The decision-making body shall grant one density bonus…and incentives or concessions…when an applicant of a housing development…seeks and agrees to construct…a minimum of ten percent of the total units of the housing development as restricted and affordable to lower-income households. Density Bonus Ordinance Requested Concession: Mixed Use Incentives or concessions, as stipulated in the Government Code include, but are not limited to: •Reduction in development standards (i.e., setbacks, height, etc.) •Approval of mixed use zoning in conjunction with a housing project, OR •Any other regulatory incentive which would result in identifiable, financially sufficient and actual cost reductions to enable the provision of affordable housing. Density Bonus Findings for Incentive/Concession •Project is consistent with Density Bonus Ordinance •Incentive or concession will result in identifiable, financially sufficient and actual cost reductions •Incentive or concession will not result in any adverse impacts to public health or safety, the environment or on property registered as a Historic Resource •Incentive or concession and/or waiver or reduction in development standards is not contrary to state or federal law Compliance with Village Master Plan •Project meets development standards including height, setbacks, lot coverage •Project generally complies with design principles recognizing that it is difficult for a development to be “small in scale” given existing development standards which allow up to 45 height and 100% building coverage •High intensity development is encouraged through the implementation of the existing standards. •Development compatible with surrounding land uses, which includes a 3-story hotel and an adjacent freeway Planning Commission Action •Recommended approval January 4, 2017 •6-1 (Commissioner Anderson voting no) •Three additional conditions placed on project: Minimize height of elevator Add greenhouse gas reduction measures with support of applicant (not required by code) Manage loading/unloading areas Recommendation That the City Council ADOPT a Resolution APPROVING Major Review Permit RP 16-05 and Minor Subdivision MS 16-06 to demolish an existing restaurant,remove a 57-foot-tall freeway pole sign,and construct a four- story,45-foot-tall,mixed-use building,including ground floor retail and office uses and 106 residential apartments,16 of which will designated as affordable housing,at 1044 Carlsbad Village Drive. SB 50, School Facilities Act •Adopted in 1998 •Provides limitations on development fee exactions for school mitigation purposes •Established system to require state to provide 50% of cost of new facilities through bonds; school districts to provide 50% from development fees or other local funding sources such as bonds •Establishes levels of development fees that can be imposed on new development •CUSD is qualified to impose a fee of $3.34 per SF of new residential units constructed (per Needs Analysis, March, 2010) •Fee determined/collected at building permit or through annexation into the community facilities district (CFD) Subterranean Parking Freeway Cross Section (not to scale) Elevator Cross Section 59’ needed for elevator clearance per applicant **to be further studied and justified prior to issuance of building permit Roof Deck Northwest Corner of Building Maximum Allowable Height by District in Village Master Plan DISTRICT #DISTRICT NAME HEIGHT 1 CARLSBAD VILLAGE CENTER 45 FEET 2 OFFICE SUPPORT AREA 45 FEET 3 FREEWAY COMMERCIAL SUPPORT AREA 45 FEET 4 RESIDENTIAL SUPPORT AREA 45 FEET 5 HISPANIC MIXED USE SUPPORT AREA (southeast perimeter of Plan) 30 FEET 6 SERVICE COMMERCIAL SUPPORT AREA (southeast perimeter of Plan) 35 FEET 7 OFFICE SUPPORT AREA (northeast perimeter of Plan) 35 FEET 8 RESIDENTIAL SUPPORT AREA (northeast perimeter of Plan) 35 FEET 9 TOURISM SUPPORT AREA 45 FEET Carlsbad Village Lofts February 28, 2017 City Council Public Benefits •On Site affordable housing (16-units) •Add to the variety of housing stock available (Smaller Apartments) •Provide land for Carlsbad Village Drive widening and Grand Avenue underpass (~6,000 SF of Public Right of Way) •Public Plaza space, pedestrian and bicycle enhancements •Smart growth site and smart growth project consistent with underlying zoning •U.S. Green Building Council for the Leadership in Energy and Environmental Design (LEED) •Removes Blight and Cleans-Up a Brownfield Site (former gas station) Meetings with Staff and Community •04/21/2015 –Senior Staff Meeting •05/18/2015 –Preliminary Submittal •12/16/2015 –Carlsbad Village Association •03/08/2016 –Full Submittal •04/07/2016 –Caltrans •05/09/2016 –Carlsbad Village Association •05/17/2016 –Housing Policy Team •05/18/2016 –US Green Building Council •07/13/2016 –Special Planning Commission Meeting •07/25/2016 –Design Review Meeting (Staff) •08/03/2016 –Imagine Carlsbad •08/24/2016 –Parking Management Meeting •09/07/2016 –Planning Commission Meeting Re: Parking •10/08/2016 –Door-to-Door with immediate neighbors •10/19/2016 –Planning Commission Re: Village and Barrio Master Plan Proposed Site Plan C'l "' )> z 0 ~ m CARLSBAD VILLAGE LOFTS ~ SITE PLAN NTS n IIII I=! n )> [;; co )> 0 < ;= r )> C'l m 0 "' ~ / l \ \ \ !-. . ·-----·-------------- ( ____ "!!DP~ --------------- .,..---------II C!RCUI.ATION • AJJ.E.NfiY Ill GREEN SPACE. D UNJ'IS ' ' ' ""' \ I I ' \ ' View from Carlsbad Village Drive 15'-0" 23'-0" 38'-0" Carlsbad Village Lofts-Section on Carlsbad Village Drive -NTS View from Carlsbad Village Drive Retail Plaza View from internal street ~ .... ~ ' .... \_ t "' ~~' \' ' 4~ " ' '< ' .... s Residential Entry Roof Deck View from I-5 Proposed Building Roof 115'-0" AMSL Landscaped Fire Apparatus Access Road 75'-0" AMSL APPR O X. Proposed Building Ground Floor 71'-6"AMSL Proposed Building Basement Parking Level 61'-6"AMSL Car lsbad Village Lofts -Section on IS -NTS 1-5 Off Ramp 1-5 79'-0" AMSL APPRO X. 84'-0" AMS L APPROX. View from I-5 Off Ramp Thank you! Climate Action •Near Mass Transit •Mixed Use •Near shopping, jobs and Village Core •Transit Screens •Secured Bike storage •Bike corrals •Solar for domestic hot water •Electric vehicle car charging •Grand Ave sidewalk replacements Sidewalk to- be-replaced Consistent with Existing Plans •No Plan Amendment •No Zone Change •No Setback Variance •No Height Deviation •Density Bonus Program •Mixed-Use as an Incentive Project Summary Residential Commercial Retail •16 Affordable •90 Market Rate •11% Lofts •43% 1 Bedrooms •36% 2 Bedrooms •9% 3 Bedrooms •9,654 SF of Retail •1,099 SF of Office Parking Summary Parking Required Commercial Retail:= 32 (9,659 SF / 300) Commercial Office:= 3 (1,099 SF / 350) Residential: = 146 (1 stall per 1 Bedroom) (2 stalls per 2 & 3 Bedroom) Parking Supply Garage:= 173 Stalls Roadway:= 12 Stalls Total = 185 Stalls PARCEL "B" / 5 9' -a' / / / / 12'-{)" 1/ 10'.0" / 10'·6" 1/ 10'.0" 1/ 15'-6" / / / , ..._. \ " \ L\ 'I \ ~ 7 I u 10 u 10 D 10 D 10 w