HomeMy WebLinkAbout2017-01-18; Planning Commission; ; SDP 16-13 – OAK VETERANS HOUSING
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: September 8, 2016
P.C. AGENDA OF: January 18, 2017 Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: SDP 16-13 – OAK VETERANS HOUSING – Request for approval of a Site Development Plan
to allow for the demolition of two residential units and a detached garage, and the
construction of a three-story, 24-unit affordable apartment building designated for
veterans, including development standards modifications, at 965 Oak Avenue, in the
Residential-Density Multiple Zone and within Local Facilities Management Zone 1. The
City Planner has determined that this project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment
and is, therefore, exempt from the requirement for the preparation of environmental
documents pursuant to Section 15194 (Affordable Housing) of the State CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7223 APPROVING Site
Development Plan SDP 16-13 based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject .44 acre site is located on the south side of Oak Avenue, east of Harding Street and west of
Interstate 5. Two residential units and a detached garage are located on the project site, all of which will
be demolished to accommodate the proposed apartment building.
Table a below includes the General Plan Land Use designations, zoning and current land uses of the project
site and surrounding properties.
TABLE A – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site R-30 RD-M Residential
North Village V-R, District 3 Commercial
South R-30 RD-M Residential
East R-30 RD-M Residential
West R-30 RD-M Residential
The applicant, Affirmed Housing Group, is proposing to construct a three-story, 24-unit affordable
apartment project that will be for veterans in the very low (50% of area median) and extremely low (30%
of area median) income bracket. A portion of the units will provide permanent supportive housing for
homeless veterans. The residents will have access to dedicated on-site services, including services
intended to improve housing retention, health, education and employment/career opportunities. A
dedicated case manager will work with the veterans on an individual case plan, offer assistance in applying
for benefits, and provide linkages to other community services. Affirmed Housing Group has partnered
with Interfaith Community to be the service provider, which will help ensure delivery of the services
offered.
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SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
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The proposed three-story apartment building will take on a Santa Barbara architecture style with Spanish
colonial elements such as arched doorways, low-pitched mansard tile roofs, tall windows, black metal
railings, decorative ceramic tiles and precast detailing. The first floor will contain the lobby, case
management offices, and parking. The second and third floors each will have 12 apartment units with a
property manager office on the second floor and a library on the third floor. Outdoor amenities include
a courtyard with seating and a built-in barbeque with a counter with additional seating on the west side
of the building. A breakdown of the unit types and sizes are shown in Table B below.
TABLE B – UNIT TYPES
# of Bedrooms Square Feet # of Units
Plan A Studio 443 14
Plan B 1 553 8
Plan C 2 800 2
III. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. General Plan;
B. Residential-Density Multiple (RD-M) Zone (C.M.C. Chapter 21.24);
C. Parking Ordinance (C.M.C. Chapter 21.44);
D. Site Development Plan (C.M.C. Chapter 21.53.120);
E. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
F. Growth Management (C.M.C. Chapter 21.90)
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
is discussed in detail in the sections below.
A. General Plan
R-30 – Residential Land Use Designation
Table C below includes the project site’s gross and net acreage, the number of dwelling units allowed by
the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s number
of dwelling units and density.
TABLE C – DENSITY
Gross Acres Net Acres DUs Allowed at GMCP
Density (25 du/ac)
DUs Proposed and
Project Density
.44 .44 11 24 units at 55 du/ac
The proposed 24-unit affordable apartment project will be deducting 13 units from the city’s Excess
Dwelling Unit Bank because it exceeds the maximum density. Program 2.2 of the Housing Element states,
“Flexibility in Development Standards of the General Plan describes how the Planning Division may
recommend waiving or modifying certain development standards to encourage the development of low-
income housing.” The city offers offsets to assist in the development of affordable housing which may
include density increases and standards modifications.
SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
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Housing Element
By providing an affordable apartment project with 100% of the units designated as affordable to very low
and extremely low income households, the proposed project helps achieve the city’s affordable housing
goals as set forth in the Housing Element of the General Plan. Per the Regional Housing Needs Assessment
(RHNA), the City of Carlsbad is expected to produce 912 housing units for very low income households for
the reporting period of January 1, 2010 to December 31, 2020. As of the latest Housing Element Progress
Report for 2015, 35 units for very low income households have been permitted with 877 units remaining.
The proposed 24-unit affordable apartment project will reduce the amount of remaining units and help
the city achieve its affordable housing goals. Further compliance with the General Plan is outlined in Table
D below.
TABLE D – GENERAL PLAN COMPLIANCE
ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Goal 2-G.3: Promote infill
development that makes
efficient use of limited land
supply, while ensuring
compatibility and integration
with existing uses. Ensure that
infill properties develop with
uses and development
intensities supporting a
cohesive development pattern.
The applicant is proposing to redevelop an
infill site that is underutilized as it relates to
density. The 24-unit affordable apartment
building is an appropriate location as it is
compatible with existing residential uses,
including multi-family on Oak Avenue. The
location of the project site is in walking
distance to commercial services,
employment opportunities and public
transit.
Yes
Housing Goal 10-G.3: 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.
The proposed project will provide 24
affordable housing units dedicated to
special needs (homeless) veterans who are
in the very low to extremely low income
level bracket for the San Diego County area
median income.
Yes
Housing Policy 10-P.19: Adhere to City
Council Policy Statement 43
when considering allocation 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 exception, the allocation
of excess dwelling units will
require provision of housing
affordable to lower income
households.
The 24-unit affordable apartment project
will be have housing units available to very
low and extremely low income households.
Furthermore, the project site is located in
an area that is in close proximity to public
transit, employment opportunities and
commercial support services.
Yes
SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
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ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS COMPLY
Public Safety Policy 6-P.28: Encourage
physical planning and
community design practices
that deter crime and promote
safety.
The project has been designed to prevent
crime and has incorporated design review
recommendations from the Police
Department. For example, the common
area is located in an area that provides
maximum surveillance from windows and
balconies of the units on the second and
third floors. Additionally, the parking area
will be gated and secured 24 hours a day.
Yes
Noise Goal 5-G.2: Ensure that new
development is compatible with
the noise environment, by
continuing to use potential
noise exposure as a criterion in
land use planning.
Policy 5.P.2: Require a noise
study analysis be conducted for
all discretionary development
proposals located where
projected noise exposure would
be other than “normally
acceptable.”
A noise study was prepared by Ldn
Consulting Inc. (May 6, 2016) and
determined that a Sound Transmission
Class (STC) rating of 34 will be needed for
glass assemblies for units facing Interstate
5 to reduce the interior noise levels below
45 dBA CNEL. The remainder of the units,
set back from the freeway, will need glass
assemblies having an STC rating of 31.
Yes
Circulation Policy 3-P.5: Require
developers to construct or pay
their fair share towards
improvements for all travel
modes consistent with the
Mobility Element, the Growth
Management Plan, and specific
impacts associated with their
development.
The applicant will be required to pay traffic
impact fees prior to issuance of building
permit that will go towards future road
improvements.
Yes
B. Residential-Density Multiple Zone (C.M.C. Chapter 21.24)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (C.M.C.) including the Residential Density-Multiple Family Zone (C.M.C. Chapter
21.24) and Site Development Plan (C.M.C. Chapter 21.53), which is discussed in more detail in Section C
and D, respectively. Table E below summarizes compliance with the RD-M Zoning.
SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
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TABLE E – RD-M COMPLIANCE
R-DM Standards Required Proposed Comply
Setbacks Front: 20’
Interior Sides: 5’
Rear: 10’
Front: 20’
Interior Side (east): 10' 3”
Interior Side (west): 7’ 9”
Rear: 10’ 9”
Yes
Lot Coverage 60% max 54% Yes
Building Height 35’ with minimum 3:12 roof pitch
or 24’ if less than a 3:12 roof pitch
35’ w/4:12 roof pitch Yes
C. Parking (C.M.C. Chapter 21.44)
The required parking for the proposed 24-unit apartment project is shown in Table F below. The applicant
is requesting a development standards modification to provide less than the required amount of parking.
The requested parking reduction is supported by a parking study prepared by Kimley-Horn (August 25,
2016). The recommendation from the parking study was based upon data collected at Su Casa Por Cortez
apartments at 620 Melba Road in Encinitas and the North River Club Apartments at 4250 North River Road
in Oceanside and research from an Affordable Housing Parking Study commissioned by the City of San
Diego in December of 20111. The two sites were selected because they share similar characteristics of
the subject site, including being within walking distance to goods and services, and have housing reserved
for households making less than 50% of the area median income (Su Casa Por Cortez) and less than 30%
of the area median income (North River Club Apartments).
TABLE F – PARKING COMPLIANCE
Unit Type/Number of
Unit
Parking Ratio Spaces Required Spaces
Provided
Comply
Studio/1 bedroom (22) 1.5 spaces/unit 33
23
No (Standards
Modification
is requested)
2 bedrooms (2) 2 space unit 4
Guest parking .25 space/unit 6
Total 43
D. Site Development Plan (C.M.C. Chapter 21.53)
Section 21.53.120 of the Zoning Ordinance requires that a Site Development Plan (SDP) be processed for
an affordable housing project. The SDP for affordable housing projects may allow less restrictive
development standards than specified in the underlying zone or elsewhere, provided that the project is
in conformity with the General Plan and adopted policies and goals of the city, and it would have no
detrimental effect on public health, safety and welfare.
Affirmed Housing Group is requesting modified development standards for the proposed affordable
apartment project. The modifications include an increase in allowed density from 30 dwelling units per
acre to 55 dwelling units per acre, a reduction in the required parking from 43 spaces to 23 spaces, and
an allowance of parking in the front yard setback. The proposed standards modifications allow for
additional site area for the development of the affordable apartment units that will be geared towards
homeless veterans and veterans in the very low to extremely low income bracket.
SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
Page 6
The project’s consistency with the General Plan is discussed in Section A of this report, and the
modification to development standards will not have a detrimental effect on public health, safety, or
welfare for the following reasons:
An increase in the allowed density from 30 dwelling units per acres to 55 dwelling units is
necessary to make the project financially feasible for the developer, as the units will be subsidized
in order to allow for households that meet the very low and extremely low income levels to live
within the proposed project. The site is an appropriate location for this type of development and
density as it is in close proximity to commercial/retail, professional offices, social and community
services, and public transportation.
The proposal to allow one standard and one accessible parking space to be located within the
front yard setback is supported in order to meet American with Disabilities Act (ADA)
requirements. One accessible parking space must be provided on-site for access to the office and
lobby. The parking garage will not be accessible to visitors because the security gate will be closed
24 hours a day. The standard parking space allows visitors who aren’t using the accessible parking
space to park off-street when visiting the office or residents.
The proposal to reduce the required parking spaces from 43 to 23 is supported by the parking
study prepared by Kimley-Horn (August 26, 2016). The development will serve homeless veterans
and veterans in the very low to extremely low income bracket. These population groups are less
likely to have access to a vehicle for economic reasons. Field observations of affordable housing
sites in the area with similar access to goods and services show a reduced need for parking
compared to market rate residential developments. Based on these observations, Kimley-Horn
suggests a parking ratio of 0.5 space per studio/one bedroom unit, and one space per unit for two
and three bedroom units. This recommendation would require at least 13 parking spaces for the
proposed affordable apartment project. The parking study is attached to the report for additional
information.
E. Inclusionary Housing Ordinance
For residential development of seven or more units, 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.
The proposed project will provide 100 percent of the apartment units as affordable to very low and
extremely low income households. The developer will be required to enter into an Affordable Housing
Agreement with the city to provide and deed restrict 24 dwelling units as affordable to lower-income
households for 55 years. This meets and exceeds the intent and purpose of the Inclusionary Housing
Ordinance.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table G below.
SDP 16-13 – OAK VETERANS HOUSING
January 18, 2017
Page 7
TABLE G – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 84.88 sq. ft. Yes
Library 45.26 sq. ft. Yes
Waste Water Treatment 24 EDUs Yes
Parks 0.17 acre Yes
Drainage 2.1 cfs Yes
Circulation 144 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.71/M=.21/HS = .19) Yes
Sewer Collection System 24 EDUs Yes
Water 4,224 GPD Yes
The unit yield of the property at the R-30 GMCP (du/ac) is 11 dwelling units and 24 units are proposed.
The proposed project is 13 units above the GMCP for R-30 properties. These units will be deducted from
the City’s Excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15194 (Affordable Housing) Statutory Exemption. The
project meets the criteria set forth in Section 15192 (Threshold Requirements for Exemptions for
Agricultural Housing, Affordable Housing, and Residential Infill Projects) and Section 15194 (Affordable
Housing Exemption), is less than five acres in size, the project consists of less than 50 units and is located
within an incorporated city with a population of at least 2,500 persons per square mile and a total
population of at least 25,000 persons, the project site has been previously developed for qualified urban
uses, the project consists of the construction, conversion, or use of residential housing consisting of 100
or fewer units that are affordable to low-income households, and the developer of the project provides
sufficient legal commitments to the City of Carlsbad to ensure the continued availability and use of the
housing units for lower income households for a period of at least 55 years, at monthly housing costs
deemed to be “affordable rent” for very low and extremely low income households, as determined
pursuant to Section 50053 of the Health and Safety Code. A Notice of Exemption will be filed by the City
Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7223
2. Location Map
3. Disclosure Statement
4. Parking Study prepared by Kimley Horn (August 25, 2016)
5. Reduced Exhibits
6. Exhibits “A” – “S” dated January 18, 2017
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DISCLOSURE STATEMENT
P-1{A)
Development Servi ces
Planning Division
1635 Faraday Avenue
(760) 602-4610
www .carlsbad ca .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 cll,Jb, 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 1 0% 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 James Silverwood Corp/Part Affirmed Housing Group
Title President/CEO Title ----------------------------Address 13520 Evening Creek Dr. N, Ste 160 Address 13520 Evening Creek Dr. N, Ste 160
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation , etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses ofthe corporate officers. (A separate page may be attached if necessary.)
Person James Silverwood
Title President/CEO
Address 3520 Evening Creek Dr. N, Ste 160
San Diego, CA 92128
Corp/Part Affirmed Housing Group
Title ____________________________ _
Address 13520 Evening Creek Dr. N, Ste 160
San Diego, CA 92128
Page 1 of 2 Revised 07/10
DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13T1.1SHEETMAP N.T.S.VICINITY MAP & PROJECT INFORMATIONPROJECT INFORMATION - OAK SITEAPN: 204-111-02ADDRESS: 965 OAK AVENUE CARLSBAD, CA 92008ZONE: RD-MLAND USE: R-30LOT SIZE: .436 ACRESPROPOSED UNITS: 24PROPOSED DENSITY: 55 DU/ACPARKING STALLS PROPOSED: 23 SPACESFLOOR AREA: 29,801 SQUARE FEETUNIT BREAKDOWNA. 14 STUDIOSB. 8 ONE BEDROOMSC. 2 TWO BEDROOMSNVICINITY MAPCHESNUT AVENUEOAK AVENUECARLSBAD VILLAGE DRIVEINTERS
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OAK SITEHARDING SITEDRAWING INDEXT1.1 VICINITY MAP & PROJECT INFORMATIONA1.1 HARDING ENLARGED CONTEXT MAP A1.2 HARDING SITE PLANA1.3 HARDING LEVEL TWO FLOOR PLANA1.4 HARDING LEVEL THREE FLOOR PLANA1.5 HARDING ROOF PLANA1.6 HARDING BUILDING ELEVATIONSA1.7 HARDING BUILDING ELEVATIONSA1.8 HARDING PERSPECTIVE VIEWA1.9 HARDING PERSPECTIVE VIEWA2.1 UNIT PLANSA3.1 COLOR & MATERIALSC.1 TITLE SHEETC.2 EXISTING CONDITIONSC.3 PROPOSED CONDITIONSL1.0 CONCEPTUAL LANDSCAPE PLANL2.0 CONCEPTUAL WATER CONSERVATIONS PLANL3.0 WATER SUPPLY PLANL4.0 CONCEPTUAL MAINTENANCE RESPONSIBLITY EXHIBITINCENTIVE REQUESTS:THE APPLICANT REQUESTS MODIFICATIONS TO THE DEVELOPMENT STANDARDS BASED ON CMC 21.53.120 FOR AFFORDABLE HOUSING PROJECTS AND CITY COUNCIL POLICY NO.43. THE CITY’S HOUSING POLICY TEAM REVIEWED THIS PROJECT ON DEC 7, 2015, AND WAS SUPPORTIVE OF THE PROPOSAL, AND IS SUPPORTING FINANCIAL ASSISTANCE TO FACILITATE DEVELOPMENT OF THE PROPOSED HOUSING. A PARKING REDUCTION IS REQUESTED AND THE APPLICANT HAS SUBMITTED PARKING AND TRAFFIC STUDIES TO SUPPORT THE PROPOSED NUMBER OF PARKING SPACES. ADDITIONALLY, THE APPLICANT HAS PROVIDED REDUCED DEMAND STUDIES AND POLICY FROM THE CITY OF SAN DIEGO RELATING TO SIMILAR PROJECTS. FINALLY THE APPLICANT REQUESTS PERMISSION TO PROVIDE PARKING WITHIN THE FRONT SETBACK OF THE PROJECT SITE AS AN INCENTIVE UNDER CMC 21.53.120.PROJECT DIRECTORYOWNER/DEVELOPERAFFIRMED HOUSING13520 EVENING CREEK DRIVE N., SUITE 160SAN DIEGO, CA 92128PHONE: (858) 679-2828CONTACT: SYDNEY CORDOVAARCHITECTDAHLIN GROUP ARCHITECTURE PLANNING539 CEDROS AVENUESOLANA BEACH, CA 92075PHONE: (858) 350-0544CONTACT: SEAN WHITACRELANDSCAPE ARCHITECTIVY LANDSCAPE ARCHITECTURE PLANNING1947 FERN STREETSAN DIEGO, CA 92102PHONE: (619) 235-5360CONTACT: MICHAEL VAILCIVIL ENGINEERKETTLER LEWECK ENGINEERING303 A STREET, SUITE 302SAN DIEGO, CA 92101PHONE: (619) 269-3444CONTACT: LISA LEWECK
713333344156813456782WOOD FENCEBLOCK WALL WITH FENCE MULTI - FAMILY RESIDENCIES5’ CHAIN LINK FENCESINGLE FAMILY RESIDENCERETAINING CONCRETE WALL100’ BOUNDARY FROM SITEPROPERTY LINEKEYA1.1SHEETOAK ENLARGED SITE PLAN015 30 60 90Scale: 1”=30’-0”ENLARGED SITE PLANNOAK AVENUEINTERST
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54’-0”4’-0”54’-0”7’-0”20’-0”52’-0”95’-0”10’-0”6’-0”71’-0”DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13
DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13NA1.2SHEETOAK SITE PLAN04 8 16 32Scale: 1/8”=1’-0”SITE AREA:18,944 SQ. FT.BUILDING FOOTPRINT: 10,287 SQ. FT.LOT COVERAGE 54%FLOOR AREAS: 1ST:10,287 SQ. FT. 2ND:9,771 SQ. FT. 3RD:9,743 SQ. FT.TOTAL:29,801 SQ. FT.ACCESSIBLE PARKINGFUTURE RIGHT OF WAY SETBACKFUTURE RIGHT OF WAY**PARKING SPACE IS TEMPORARY BECAUSE IT IS LOCATED IN THE FUTURE RIGHT OF WAY AND WILL BE REMOVED AT TIME OF RIGHT OF WAY EXPANSION. PARKING SPACE IS NOT COUNTED TOWARDS PARKING COUNT.NOTES FROM HEALTH AND NOISE STUDIES:Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction: Glazing on the North, East and South sides shall meet 34 STC reduction rating. Glazing on the West side shall meet 31 STC rating. MERV 13 Filtration System shall be included for fresh air intake to reduce particulates
DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13A1.3SHEETOAK LEVEL TWO FLOOR PLAN04 8 16 32Scale: 1/8”=1’-0”NOAK AVENUESITE AREA:18,944 SQ. FT.BUILDING FOOTPRINT: 10,287 SQ. FT.LOT COVERAGE 54%FLOOR AREAS: 1ST:10,287 SQ. FT. 2ND:9,771 SQ. FT. 3RD:9,743 SQ. FT.TOTAL:29,801 SQ. FT.NOTES FROM HEALTH AND NOISE STUDIES:Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction: Glazing on the North, East and South sides shall meet 34 STC reduction rating. Glazing on the West side shall meet 31 STC rating. MERV 13 Filtration System shall be included for fresh air intake to reduce particulates
OAK AVENUEDAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13A1.4SHEETOAK LEVEL THREEFLOOR PLAN04 8 16 32Scale: 1/8”=1’-0”NSITE AREA:18,944 SQ. FT.BUILDING FOOTPRINT: 10,287 SQ. FT.LOT COVERAGE 54%FLOOR AREAS: 1ST:10,287 SQ. FT. 2ND:9,771 SQ. FT. 3RD:9,743 SQ. FT.TOTAL:29,801 SQ. FT.NOTES FROM HEALTH AND NOISE STUDIES:Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction: Glazing on the North, East and South sides shall meet 34 STC reduction rating. Glazing on the West side shall meet 31 STC rating. MERV 13 Filtration System shall be included for fresh air intake to reduce particulates
12345678910111213LOW SLOPE ROOF‘S’ TILE ROOFING, 4:12 SLOPE, TYP.STUCCO BODY 1FOAM DETAILINGMETAL RAILSVINYL WINDOWSACCENT COLORDECORATIVE LIGHT FIXTUREDECORATIVE CERAMIC TILEPRECAST DETAILINGSINGLE COLOR CERAMIC TILESTOREFRONT SYSTEMGARAGE SCREENSKEYNOTESDAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13A1.5SHEETOAK ROOF PLAN04 8 16 32Scale: 1/8”=1’-0”NSITE AREA:18,944 SQ. FT.BUILDING FOOTPRINT: 10,287 SQ. FT.LOT COVERAGE 54%FLOOR AREAS: 1ST:10,287 SQ. FT. 2ND:9,771 SQ. FT. 3RD:9,743 SQ. FT.TOTAL:29,801 SQ. FT.ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT21ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT211FUTURE RIGHT OF WAY SETBACKFUTURE RIGHT OF WAY
T.O. GARDEN WALL2’-6”T.O. GARDEN WALL2’-6”T.O. FENCET.O. ROOF STRUCTURE6’-0”35’-0”NORTH ELEVATION WEST ELEVATION T.O. FLOOR 3 [+90.47’]T.O. FLOOR 2 [+80.3’]T.O. SLAB [+/- 68.8’ TYP.]TYP. WALL SECTIONT.O. ROOF (+103.8’)LOWEST POINT OF GRADE AT PERIMETER [+/- 68.3’]9’-1”10’-2”11’-6”6”35’-0”12345678910111213LOW SLOPE ROOF‘S’ TILE ROOFING, 4:12 SLOPE, TYP.STUCCO BODY 1FOAM DETAILINGMETAL RAILSVINYL WINDOWSACCENT COLORDECORATIVE LIGHT FIXTUREDECORATIVE CERAMIC TILEPRECAST DETAILINGSINGLE COLOR CERAMIC TILESTOREFRONT SYSTEMGARAGE SCREENSKEYNOTESPROPERTY LINEPROPERTY LINEPROPERTY LINET.O. FENCEPROPERTY LINET.O. ROOF STRUCTURE6’-0”35’-0”3’-9”DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13A1.6SHEETOAK BUILDING ELEVATIONS04 8 16 32Scale: 1/8”=1’-0”321010754989989326754131091310988SEE TYP. WALL SECTIONELEVATOR PROJECTION WILL BE TALLER THAN THE 35’ HEIGHT LIMITELEVATOR PROJECTION WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
T.O. FENCEPROPERTY LINET.O. ROOF STRUCTURE6’-0”EAST ELEVATION SOUTH ELEVATION T.O. FENCEPROPERTY LINET.O. ROOF STRUCTURE6’-0”T.O. GARDEN WALL2’-6”12345678910111213LOW SLOPE ROOF‘S’ TILE ROOFING, 4:12 SLOPE, TYP.STUCCO BODY 1FOAM DETAILINGMETAL RAILSVINYL WINDOWSACCENT COLORDECORATIVE LIGHT FIXTUREDECORATIVE CERAMIC TILEPRECAST DETAILINGSINGLE COLOR CERAMIC TILESTOREFRONT SYSTEMGARAGE SCREENSKEYNOTES35’-0”SEE TYP. WALL SECTION35’-0”SEE TYP. WALL SECTIONPROPERTY LINEPROPERTY LINET.O. GARDEN WALL2’-6”DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13A1.7SHEETOAK BUILDING ELEVATIONS04 8 16 32Scale: 1/8”=1’-0”327 654131326743913391358844ELEVATOR PROJECTION WILL BE TALLER THAN THE 35’ HEIGHT LIMITELEVATOR PROJECTION WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | OCTOBER 7, 2016OAK SITE18'-0 1/2"29'-3"30x4830x48DECK9' CLG5'x8'LIVING9' CLGBED AREA9' CLGKITCHEN9' CLG7'-1"x12'-5"BATH8' CLG6'-7"x9'-10"610'-0"8'-0"5'-0"14'-7 1/2"2'-3 1/2"5'-4 3/4"1'-11 1/4"30x4830x48LIVING9' CLG11'-0"x18'-3"BEDROOM 19' CLG11'-0"x11'-7"KITCHEN9' CLG12'-1"x11'-5"BATH8' CLG6'-11"x9'-2"BALCONY9' CLG23'-0"29'-3"LIVING9' CLG13'-3"x12'-11"BALCONY9' CLGBEDROOM 19' CLG10'-2"x12'-7"BEDROOM 29' CLG10'-5"x12'-7"KITCHEN9' CLG13'-3"x11'-8"BATH8' CLG11'-1"x7'-0"WIC9' CLG5'-2"x4'-2"WIC9' CLG35'-2"26'-3"ENTRY9' CLG024 8 16Scale: 1/4”=1’-0”UNIT PLANSA2.1SHEETUNIT TYPE A - STUDIO443 NET SQ. FT.UNIT TYPE C - TWO BEDROOM800 NET SQ. FT.UNIT TYPE B - ONE BEDROOM553 NET SQ. FT.
DAHLIN GROUP ARCHITECTURE | PLANNINGCarlsbad VeteransWWW.DAHLINGROUP.COMCARLSBAD, CA | AFFIRMED HOUSING736-013 | DECEMBER 15, 2016OAK SITESDP 16-13326754131091310988A3.1SHEET12345678910111213LOW SLOPE ROOF‘S’ TILE ROOFING, 4:12 SLOPE, TYP.STUCCO BODY 1FOAM DETAILINGMETAL RAILSVINYL WINDOWSACCENT COLORDECORATIVE LIGHT FIXTUREDECORATIVE CERAMIC TILEPRECAST DETAILINGSINGLE COLOR CERAMIC TILESTOREFRONT SYSTEMGARAGE SCREENSMATERIAL LISTPRIMARY BODY (STUCCO)OMEGA (DIAMOND WALL ONE COAT)SW 7562, ROMAN COLUMNEXTERIOR COLORTRIM A (WOOD TRIM, FASCIAS, WOOD RAIL-INGS)SW 7034, STATUS BRONZEFOAM DETAILINGFOAM DETAILINGWROUGHT IRONSW 7020 STATUS BRONZEMETAL RAILSTRIM B (SIDING)SW 6097, STURDY BROWNACCENT COLOR‘S’ TILE ROOFINGROOFMIGARD TANVINYL WINDOWSARTO TILESD 114-B5615CDECORATIVECERAMIC TILEARTO TILEARTILLO COTTODARKSINGLE COLORCERAMIC TILE
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