Loading...
HomeMy WebLinkAbout2021-09-01; Planning Commission; ; PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 (DEV2020-0212) – GARFIELD HOMESItem No. Application complete date: May 28, 2021 P.C. AGENDA OF:September 1, 2021 Project Planner: Shannon Harker Project Engineer: Kyrenne Chua SUBJECT: PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 (DEV2020-0212) – GARFIELD HOMES – Request for approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit and Minor Subdivision to demolish an existing duplex and construct a three-unit, residential air-space condominium project on a 0.14-acre infill site located at 4008 Garfield Street, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is located within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7421 APPROVING Planned Development Permit PUD 2021-0001, Site Development Plan SDP 2021-0002, Coastal Development Permit CDP 2021-0003, and Minor Subdivision MS 2021-0001 based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish an existing duplex and detached garage and construct a three-unit, residential air-space condominium project on a 0.14-acre in-fill site within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). The development of the proposed condominium project requires the approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit, and Minor Subdivision (i.e., Tentative Parcel Map). The Minor Subdivision is considered minor as it involves the division of land into four or fewer condominiums. Topographically, the site ranges in elevation from 58 feet above mean sea level (MSL) at the eastern property line to 67 feet above MSL at the western property line. The site does not contain any sensitive vegetation. Pursuant to a Cultural Resources Study prepared for the project (Anza Resource Consultants, December 2020), the duplex is estimated to have been constructed between 1923 and 1938 and is not historically significant pursuant to CEQA. Access to the site is provided by a driveway off Chinquapin Avenue. The proposed three-unit condominium project comprises a three-story single-family dwelling unit (Unit 1)and a three-story, two-family dwelling unit (Units 2 and 3). As air-space condominiums are proposed, the underlying lot will be held in common interest between the three property owners. Access to each of 2 PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 2 the units will be provided by private driveways off Chinquapin Avenue. Each driveway is 16 feet in width and setback from the north property line 20 feet. Parking will be provided by an attached two-car garage for each unit. As the garages are setback 20 feet from the street, an additional six parking spaces (i.e., two per unit) can be accommodated in the driveways. A breakdown of each type of unit is summarized in Table A below. TABLE A – DETAILS FOR UNIT TYPE Unit Size in SF (including garage) Bedrooms Bathrooms Private Open Space 1 3,508 4 3.5 260 2 2,337 3 2.5 218 3 2,340 3 2.5 274 All units are three stories with an overall building height of 30 feet. All units include private deck areas off the second and third floors and exclusive use areas at the ground level. The architectural character of the project is a beach contemporary style featuring rectangular massing, gable roofs, shed roof accents and a number of balconies to provide visual interest. Primary building materials include white smooth stucco, white and blue horizontal siding (Hardie plank and aluminum), and dark gray painted wood fascia boards. Dark gray composite asphalt shingles cover a 3:12-pitched roof on each building. A six-foot-tall wood fence is proposed along the east and south property lines and a combination retaining wall/vinyl fence is proposed along the stepped pad, in between the single-family condominium unit on the upper building pad and the two-family condominium unit on the lower building pad. Grading quantities include 90 cubic yards of cut, 210 cubic yards of fill, 120 cubic yards of import, and 550 cubic yards of remedial grading. The maximum cut and fill height is 2.1 and 4.4 feet, respectively. A grading permit will be required for the project. The proposed project will construct frontage improvements along Garfield Street, including a curb, gutter, and sidewalk, which will complete the gap in pedestrian access between the property to the south and the southeast corner of Garfield Street and Chinquapin Avenue. In addition, a utility pole located at the northwest corner of the property is required to be undergrounded. One street tree located at the northwest corner of the site will be removed to install Engineering-related improvements. The Parks Department has reviewed this request and is requiring replacement of the tree at a 4:1 ratio. The proposed landscape plan reflects this requirement. Table “B” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE B – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site R-23 Residential 15-23 du/ac with a Growth Management Control Point (GMCP) of 19 du/ac RD-M, Residential Density-Multiple, Beach Area Overlay Zone (BAOZ) Duplex and detached garage North R-23 Residential 15-23 du/ac RD-M within BAOZ Multi-family residential South R-23 Residential 15-23 du/ac RD-M within BAOZ Multi-family residential East R-23 Residential 15-23 du/ac RD-M within BAOZ Single-family residential West R-23 Residential 15-23 du/ac RD-M within BAOZ Multi-family residential PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 3 The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (CMC). III.ANALYSIS The project is subject to the following regulations: A.R-23 Residential General Plan Land Use designation B.Residential Density - Multiple (RD-M) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (CMC Chapters 21.24, 21.45 and 21.82) C.City Council Policy Nos. 44 and 66 (Neighborhood Architectural Design Guidelines and Livable Neighborhoods) D.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) E.Subdivision Ordinance (CMC Title 20) F.Inclusionary Housing Ordinance (CMC Chapter 21.85); and G.Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. The recommendation for approval of this project was determined 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.R-23 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R-23 Residential, which allows residential development at a density range of 15-23 dwelling units per acre (du/ac) The project site has a net developable acreage of 0.14 acres, which allows for two to three units on the site. Therefore, the three- unit residential development complies with the R-23 General Plan Land Use designation for density. The R-23 General Plan Land Use designation for the property also has a Growth Management Control Point (GMCP) of 19 du/ac. The GMCP is a tool utilized by the city to track anticipated growth within the city and plan for future facility needs. In compliance with Senate Bill (SB) 330, Government Code Section 66300 (b)(1)(D), and City Council action (Resolution No. 2021-074) the GMCP cannot be used as a residential housing cap. At the GMCP, three dwelling units would be permitted on this 0.14-net-developable-acre property (2.7 dwelling units rounded up to three dwelling units). In addition, the project complies with the Elements of the General Plan as outlined in Table “C” below: PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 4 TABLE C – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use Policy 2-P.7 Do not permit residential development below the minimum of the density range except in certain circumstances. The three-unit residential project density of 21 du/ac is within the R-23 Residential density range of 15 to 23 dwelling units per acre . Yes Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The proposed project has been designed to meet all circulation requirements, including vehicular access to and from Chinquapin Avenue. In addition, the applicant will be required to pay any applicable traffic impact fees, prior to issuance of a building permit, that will go toward future road improvements. The proposed project includes the construction of a curb, gutter and sidewalk along the Garfield Street frontage, which will complete pedestrian access between the property to the south and the southeast corner of Chinquapin Avenue and Garfield Street. The frontage along Chinquapin Avenue is currently improved with a curb, gutter and sidewalk which will be retained where driveways are not proposed. Yes Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The project consists of three residential condominiums designed as a detached single-family home and a two-family dwelling unit. A noise study prepared for the project (Birdseye Planning Group, November 2020) concluded the project complies with the Noise Guidelines Manual and applicable General Plan policies. No project-specific conditions are required. Yes Housing Program 3.1 For all ownership and qualifying rental projects of fewer than seven units, payment of a fee in lieu of inclusionary units is permitted. The project is conditioned to pay an in in-lieu fee on a per unit basis for one unit if building permits for the project are applied for within two years of demolishing the existing duplex on- site. Otherwise, the project shall pay in-lieu fees for all three units. Yes PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 5 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The proposed structural improvements will be required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all the applicable fire safety requirements including fire sprinklers. Furthermore, the project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Yes B.Residential Density-Multiple (RD-M) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable land use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density- Multiple (RD-M) Zone (CMC Chapter 21.24), Planned Developments (CMC Chapter 21.45), and the Beach Area Overlay Zone (BAOZ) (CMC Chapter 21.82). The three-unit residential air-space condominium project meets or exceeds the requirements of the RD- M Zone and the BAOZ as outlined in Table “D” below. With exception to the standards listed in Table D below, the Planned Development regulations provide the majority of the development standards. The project complies with all applicable development standards for Planned Developments (CMC Chapter 21.45). Please refer to Attachment No. 4 for an analysis of the project’s compliance with Tables C and E of the Planned Development regulations. PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 6 TABLE D – BAOZ AND RD-M COMPLIANCE C.City Council Policy Nos. 44 (Neighborhood Architectural Design Guidelines) and 66 (LivableNeighborhoods) The project is subject to City Council Policy No. 44 – Neighborhood Architectural Design Guidelines and City Council Policy No. 66 - Livable Neighborhoods. The proposed three-unit residential air-space condominium project proposes a deviation to architectural guideline #9 of City Council Policy No. 44 which states: The remaining total number of homes shall comply with one of the following guidelines •The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single- story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single- story building edge. •The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. •The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. In general, the project does not comply with the single-story building edge requirement contained within the policy as the policy is geared toward traditional two-story, single-family development. The property’s Residential Density-Multiple (RD-M) zoning allows for three-story development which is not typically permitted in the R-1 (One-Family Residential) zone. The R-23 General Plan Land Use Designation allows up to three dwelling units the site. In addition, if each of the three homes were attached and proposed as one building, the project would be considered a multi-family project and, therefore, not subject to these architectural guidelines. Since two detached buildings comprising a total of three condominium units are proposed, the policy applies. BAOZ Standards Required Proposed Comply? Building Height 30 feet with a minimum 3:12 roof pitch provided or 24 feet if less than a 3:12 roof pitch is provided Roof Peak = 30’ w/ 3:12 roof pitch Yes RD-M Standards Required Proposed Comply? Setbacks Front (Garfield Street): 10’ Street Side (Chinquapin Avenue): 10’ for house, 20’ for garage Interior Side: 10% Lot Width – 5’ Rear: 10’ Front: 10’ Street Side: 10’ (house), 20’ (garage) Interior Side: 5’ Rear: 10’ Yes Lot Coverage 60% 58% Yes PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 7 City Council Policy No. 44 allows an applicant to propose an architectural style that complies with the purpose and intent of the policy which states: “The purpose and intent of the architectural guidelines is to ensure that a variety of architectural elements are incorporated into single-family homes and two- family structures so that they: a) are visually interesting, b) have sufficient building articulation to reduce their bulk and mass, c) are in scale to their lot size, and d) strongly contribute to the creation of livable neighborhoods.” A justification of how the proposed project complies with the intent and purpose of City Council Policy No. 44 is provided in Table “E” below. TABLE E – CITY COUNCIL POLICY NO. 44 INTENT AND PURPOSE COMPLIANCE Goal Justification Visually interesting. The proposed project provides covered first level porches for all units and second and third story balconies which face both Chinquapin Avenue and Garfield Street. The single-family unit and the two-family dwelling have a variety of materials consisting of colored stucco, horizontal siding, accent roof features, and a variety of window sizes. Sufficient building articulation to reduce bulk and mass. The second and third story decks provide articulation on various elevations and help reduce the bulk and mass of the project. In scale to their lot size. The project is permitted to have a lot coverage up to 60%. This project proposes a lot coverage of 58%. The project complies with the standards in the Zoning Ordinance. Strongly contribute to the creation of livable neighborhoods. Given the size of the lot (0.14 acres) and the existing R-23 General Plan Land Use designation, up to three units can be permitted on the lot. The project site is surrounded by a mix of single-family and multiple-family development. By developing two detached buildings, the building massing is broken up, and provides future tenants with more natural light and privacy than a fully attached multi-family development. As described above, the project meets the purpose and intent of City Council Policy 44 as the buildings are visually interesting, have sufficient building articulation to reduce their bulk and mass, are in scale to their lot size and contribute to the creation of livable neighborhoods. Please refer to Attachment Nos. 5 and 6 for a detailed analysis of project compliance with the remainder of the policies. D.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203) 1.Mello II Segment of the Certified Local Coastal Program and all applicable policies The proposed site is in the Mello II Segment of the Local Coastal Program (LCP) and is located within the appealable area of the California Coastal Commission. The project site has an LCP Land Use designation of R-23 Residential and Zoning of RD-M, which are consistent with the city’s General Plan and Zoning. The project’s consistency with the R-23 Residential General Plan Land Use designation is analyzed in Section “A,” Table “C” above. The project consists of the demolition of an existing duplex and detached garage and the construction of a three-unit air-space condominium project. The proposed project is compatible with the surrounding development of single-family and multi-family residential structures. The PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 8 two, three-story structures will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist on the previously developed site, nor are there any sensitive resources located on-site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water-oriented recreation activities. 2.Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. E.Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Minor Subdivision and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer condominiums (three air-space condominiums proposed). The proposed project will construct frontage improvements along Garfield Street, including a curb, gutter, and sidewalk, which will complete the gap in pedestrian access between the property to the south and the southeast corner of Garfield Street and Chinquapin Avenue. In addition, a utility pole located at the northwest corner of the property is required to be undergrounded. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. F.Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad Municipal Code Section 21.85.030D.3, the construction of a new residential structure which replaces a residential structure that was destroyed or demolished within two years prior to the application for a building permit for the new residential structure is exempt from affordable housing requirements. The proposal to demolish two residential units and construct a three-unit residential condominium project has been conditioned to pay the applicable housing in-lieu fee for one unit, or three units if building permits for the project have not been applied for within two years of demolishing the two existing residential units. G.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 “F” below. PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 9 TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Comply City Administration 10.61 sq. ft. Yes Library 5.66 sq. ft. Yes Wastewater Treatment 3 EDU Yes Parks 0.02 acre Yes Drainage 0.49 CFS Yes Circulation 24 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=0.35/M=0.18/HS = 0.24) Yes Sewer Collection System 3 EDU Yes Water 750 GPD Yes The project proposes three dwelling units and the unit yield at the GMCP is three dwelling units. Therefore, the project will not withdraw from or deposit units in the city’s Excess Dwelling Unit Bank. The removal and deposit of units from the (EDUB) is being documented solely for residential unit tracking purposes. Pursuant to SB 330, Government Code Section 66300 (b)(1)(D) and City Council action (Resolution No. 2021-074), the city cannot use the city’s EDUB under the Growth Management Program to regulate the number of units built in the city and to limit or prohibit residential development. IV.ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan and the Zoning Ordinance; the project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project, including “historical resources.” Pursuant to a Cultural Resources Study prepared for the project (Anza Resource Consultants, December 2020), the duplex proposed to be demolished is estimated to have been constructed between 1923 and 1938. The study concluded the structure does not meet the criteria for listing on the California Register of Historical Resources and is not historically significant pursuant to CEQA. A Notice of Exemption will be filed by the City Planner upon final project approval. The three-unit residential condominium project is required to comply with the city’s Climate Action Plan and the Climate Action Plan Ordinances, including electric vehicle charging infrastructure (Ordinance No. CS-349), energy efficiency measures and solar photovoltaic systems (Ordinance No. CS-347) and new residential standards for water heating (Ordinance No. CS-348). PUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 – GARFIELD HOMES September 1, 2021 Page 10 ATTACHMENTS: 1.Planning Commission Resolution No. 7421 2.Location Map 3.Disclosure Statement 4.Planned Development Tables C & E 5.City Council Policy No. 44 Compliance Table 6.City Council Policy No. 66 Compliance Table 7.Reduced Exhibits 8.Full Size Exhibits “A” – “X” dated September 1, 2021 9. Public Comments G A R F I E L D S T CHINQUAPIN AVCHINQUAPIN AVPUD 2021-0001/SDP 2021-0002/CDP 2021-0003/MS 2021-0001 Garfield Homes SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE DR ATTACHMENT 2 P-1(A)Page 1 of 2 Revised 07/10 Development Services Planning Division 1635 Faraday Avenue (760)602-4610 www.carlsbadca.gov DISCLOSURE STATEMENT P-1(A) 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) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Title Title Address Address 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. N/A N/A RREG Investments Series LLC Series I038 5315 Avenida Encinas, Suite 200 Carlsbad, CA 92008 DocuSign Envelope ID: A85DD258-CF0D-4A53-B5C5-8C8B97D16C8C ATTACHMENT 3 P-1(A)Page 2 of 2 Revised 07/10 3.NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4.Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s): 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 Signature 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 RREG Investments Series LLC Series I038 DocuSign Envelope ID: A85DD258-CF0D-4A53-B5C5-8C8B97D16C8C 1/4/2021 ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and: •Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and •Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that: •Are required by a noise study, and •Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. All balconies, overhangs, and architectural projections comply with the maximum two-foot allowance per CMC Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. One street tree is proposed to be removed. The Parks Department is requiring the replacement of the tree at a 4:1 ratio. The requisite replacement street trees are shown on the conceptual landscape plan and will be approved with the final landscape plan. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See above. C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A. A minimum 16-foot-wide driveway is proposed for each unit. If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. N/A. See above. All projects No parking shall be permitted within the minimum required width of a drive-aisle. N/A. Private drive aisle is not proposed. Each unit has a two-car garage setback from the street a minimum of 20 feet A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). N/A. Private drive aisle is not proposed. . Additional width may be required for vehicle/emergency vehicle maneuvering area. Fire Prevention has reviewed and approved of the proposed design. Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single- entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. N/A C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit Project proposes three units. At 0.3 spaces per unit, the three-unit project requires 0.9 spaces, or one visitor space based on rounding up to the nearest whole number. The project provides six visitor parking spaces on-site (two per driveway). Projects 11 units or more A .25 space per each unit When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following: •The private/public street is a minimum 34-feet wide (curb- to-curb) •There are no restrictions that would prohibit on-street parking where the visitor parking is proposed •The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary No required visitor parking is provided on the street since it is not permitted pursuant to the Beach Area Overlay Zone (BAOZ). PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. No on-street visitor parking is proposed. On Drive- aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project is located within the BAOZ. All required visitor parking is being provided on-site outside of the required drive-aisle. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A. Driveways are setback 20 feet from Chinquapin Avenue . If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following: •All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. •If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). Chinquapin Avenue allows for parking on both sides of the street. In addition, each of the proposed garages have a driveway with a minimum depth of 20 feet. Therefore, the requirement for one visitor parking stall for the three- unit project can be satisfied onsite. All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. See above. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. The visitor parking stall is located in the driveway in front of the unit and is therefore less than 300 feet from the unit. . C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. N/A. The required visitor parking space is located in the driveway in front of the unit. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R-23 general plan designation 200 square feet per unit Project IS within R-23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks. • Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T- intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5% C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Appropriate lighting for the three- unit project will be evaluated with the final landscape and building plans. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R-15 or R-23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. Each unit provides an attached two-car garage with minimum required dimensions which satisfies the storage requirements. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. This requirement is in addition to closets and other indoor storage areas. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with City Council Policy 66, Principles for the Development of Livable Neighborhoods. See separate compliance table attached to the project staff report. E.2 Architectural Requirements One-family and two- family dwellings Must comply with City Council Policy 44, Neighborhood Architectural Design Guidelines See separate compliance table attached to the project staff report. Multiple- family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. N/A All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to: •A variety of roof planes; •Windows and doors recessed a minimum of 2 inches; •Decorative window or door frames; •Exposed roof rafter tails; •Dormers; •Columns; •Arched elements; •Varied window shapes; •Exterior wood elements; •Accent materials such as brick, stone, shingles, wood, or siding; •Knee braces; and •Towers. N/A E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 58% of the lot area (3,492 square feet). E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the Beach Area Overlay Zone (BAOZ). Pursuant to Footnote #1 below, building height shall be subject to the requirements of CMC Chapter 21.82. Pursuant to CMC Section 21.82.050, no residential structure shall exceed 30’ when providing a minimum 3:12 roof pitch, or 24’ when providing less than a 3:12 roof pitch. The project is proposing two, three-story buildings with heights up to 30’ with a 3:12 roof pitch. Several balcony and architectural projection such as balconies, shed roofs and non-habitable architectural features are proposed pursuant to CMC Section 21.46.020. None PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT of the projections extend more than two feet into the required yards. Projects within the R-23 general plan designati on (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. The project is in the R-23 General Plan Land Use designation but is subject to the BAOZ for building height purposes. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Garfield Street and Chinquapin Avenue are public streets. The residential structures are set back at least 10’ as measured from the outside edge of the ultimate street right-of- way width. Each of the three, two-car direct entry garages are setback 20’ from Chinquapin Avenue. Direct entry garage 20 feet From a drive- aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. No drive aisles are proposed. Residential structure – directly above a garage 0 feet when projecting over the front of a garage. N/A. See above. Garage 3 feet N/A. See above. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the R-15 and R-23 general plan designations 0 feet (residential structure and garage) N/A. See above. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A. See above. Balconies/decks (unenclosed and uncovered) 0 feet N/A. See above. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as: •Setbacks from property lines •Building separation •Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is RD-M. The required interior side yard setback is 5’ and the project t proposes 5’. The required rear yard setback PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT is 10’ and the project proposes a rear setback of 10’. E.6 Minimum Building Separation 10 feet The single-family and two- family condominium units are separated by at least 10’. E.7 Resident Parking (6) All dwelling types If a project is located within the R-23 general plan designation, resident parking shall be provided as specified below, and may also be provided as follows: •25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet). •Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. Tandem parking is not proposed. One- family and two- family dwelling s 2 spaces per unit, provided as either: •a two-car garage (minimum 20 feet x 20 feet), or •2 separate one-car garages (minimum 12 feet x 20 feet each) •In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) An attached two-car garage with the minimum required dimensions is provided for each unit. Multiple- family dwellings Studio and one- bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either: •a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5) •a two-car garage (minimum 20 feet x 20 feet), or •2 separate one-car garages (minimum 12 feet x 20 feet each) •In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following: •Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and •A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. N/A Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. Each unit provides an attached garage and, therefore, is within 150 feet of the unit it is intended to serve. E.8 Private Recreational Space One- family, two- Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Each home provides a private recreation area in the form of ground level PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT family, and multiple- family dwelling s Required private recreational space shall be located adjacent to the unit the area is intended to serve. area, and/or second and third level balconies which meet or exceed the 60- square-foot requirement. The private recreation areas are easily accessible from the interior living area of each unit. The required areas do not encroach within the required front yard setback, nor include any driveways, parking areas, storage areas, or common walkways. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. One- family and two- family dwellings Minimum total area per unit Projects not within the R- 15 or R-23 general plan designations 400 square feet The project is within the R- 23 GPLU designation, and therefore, provides at least 200 square feet of private recreational space per unit. Projects within the R-15 or R-23 general plan designations 200 square feet May consist of more than one recreational space. Consists of multiple spaces. May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. Consists of ground level areas, and/or second and third level balconies. If provided at ground level Minimum dimension Not within the R-15 or R- 23 general plan designations 15 feet The project is within the R- 23 GPLU designation, and therefore, provides at least 10-foot minimum dimensions for ground level recreational space. Within the R- 15 or R-23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. Recreation area do not have a slope gradient greater than 5%. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following: •The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. Units 2 and 3 propose balconies which project up to four feet into the ground-level private open space for each unit. The projection does not exceed six feet; therefore, the project is in compliance with this standard. The project complies with the lot coverage standard of 60% or less. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF. NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet Balconies provided for required private recreation space have dimensions of at least six feet and are at least 60 square feet in area. Minimum area 60 square feet Multiple- family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet N/A Minimum dimension of patio, porch or balcony 6 feet N/A Projects of 11 or more units that are within the R-23 general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive- aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 5 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. The project consists of three condominium units, including a detached single-family unit and a two-family dwelling unit. Two different floor plans and elevations are proposed. 2 Every house should have a coherent architectural style. All elevations of a house, including front, side, and rear, should have the same design integrity of forms, details, and materials. All elevations of the project have a coherent architectural style which includes the same rectangular massing with 3:12 pitched gable roofs, as well as complementary colors, materials, and details. 3 In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building façade(s) of the house. Design Details The buildings have been designed to incorporate the following five (5) design details: balconies, decorative eaves and fascia, knee braces, columns, and accent materials such as Hardie plank and aluminum horizontal siding as well as standing seam metal shed roof projections. Balconies Decorative eaves and fascia Exposed roof rafter tails Arched elements Towers Knee braces Dormers Columns Exterior wood elements Accent materials (i.e., brick, stone, shingles, wood, or siding) 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. A 3:12-pitched roof with multiple gables are proposed for each unit/building. Shed roofs are also proposed which provide variety in the design. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Single Story Requirements 9 The remaining total number of homes shall comply with one of the following guidelines: The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single- story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. Each of the proposed units/buildings is three stories in height. This guideline is intended to be applied to two- story single-family homes. The project does not technically meet this guideline. However, the project meets the purpose and intent of City Council Policy 44 as the buildings are visually interesting, have sufficient building articulation to reduce their bulk and mass, are in scale to their lot size and contribute to the creation of livable neighborhoods. Please see Section III.C of the staff report for additional information. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches, and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. The project has at least four separate building planes on the Chinquapin Avenue and Garfield Street elevations. The building planes comply with the minimum offset and area. 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. The project has at least four separate building planes on the rear elevation of Building B. Since Building A (Unit 1) faces internally to the site and, based on the orientation of the lot, does not function as a standard rear elevation, only Building B (Units 2 and 3) was evaluated for this guideline. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl, or colored aluminum window frames (no mill finishes). AT least 66% of the windows and doors have a minimum 2- inch decorative stucco projection with vinyl windows, which gives them a recessed appearance. 14 Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Each dwelling unit provides multiple window shapes and sizes. Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front façade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. Building A/Unit 1 has a balcony meeting the requisite requirements facing Garfield Street (i.e., front of the unit). Building B (Units 2 and 3) has balconies facing Chinquapin Avenue which also satisfy the requirements. While traditional porches are not provided, each unit has a covered entry which has been created by the overhang of the building floor or balcony on the 2nd floor. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. Each of the units has a front entry which is visible from the street, as well as walkways guiding pedestrians to the entries. Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. No chimneys are proposed. Garage Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2-car garage door. All proposed garage doors are recessed a minimum of 10 feet from the front building plane which projects over the driveway. The projection removes the primary focus of the garages facing the street. Therefore, the project complies with the intent of the subject design guideline policy. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. ATTACHMENT 6 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1. Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The west/front elevation of Building A (Unit 1) and the north elevation of Building B (Units 2 and 3)provide a mixture of stucco and horizontal siding, a complementary color palette, varied window shapes, multiple gable roof features, and balconies facing the street. In addition, each unit has an entry door facing the street. 2. Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. Each dwelling unit includes an attached two-car garage, which is recessed a minimum of 10 feet from the front façade of the living area on the second and third floors. 3. Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing a multi- family residentially zoned lot adjacent to two existing public streets, Garfield Street and Chinquapin Avenue. While a sidewalk currently exists along the Chinquapin Avenue frontage, pursuant to the project conditions, the applicant will be required to install frontage improvements along Garfield Street, as well as at the corner of Garfield Street and Chinquapin Avenue. A curb, gutter and sidewalk will be constructed along the Garfield Street frontage, completing a gap in improvements between the property to the south and the southeast corner of Garfield Street and Chinquapin Avenue. CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 4. Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. One existing street tree at the southeast corner of Chinquapin Avenue and Garfield Street is proposed to be removed. The Parks Department is requiring the replacement of the tree at a 4:1 ratio. The project conditions and conceptual landscape plan reflect this requirement. Additional street trees and landscaping are also provided along the Garfield Street frontage. 5. Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of a proposed sidewalk along Garfield Street and an existing sidewalk adjacent to the Chinquapin Avenue frontage. 6. Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of three units and is therefore not required to provide community recreation areas. Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A0.1 TITLE SHEET A0.1 MINOR RESIDENTIAL SUBDIVISION TO CREATE THREE AIR SPACE CONDOMINIUM UNITS BY THE CONSTRUCTION OF A THREE-STORY, 30 -FOOT-TALL DETACHED SINGLE FAMILY UNIT AND A THREE-STORY, 30-FOOT-TALL TWO-FAMILY DWELLING. SITE IMPROVEMENTS CONSIST OF A PRIVATE AND RECIPROCAL DRIVEWAY WITH ADEQUATE ON-SITE PARKING DEDICATED TO EACH RESIDENCE. PROPOSED LANDSCAPE AND HARDSCAPE INCLUDES STORM WATER MANAGEMENT FACILITIES. ALL EXISTING IMPROVEMENTS ARE TO BE DEMOLISHED INCLUDING THE EXISTING TWO DWELLING UNITS. PUD 2021-0001, SDP 2021-0002, CDP 2021-0003, MS 2021-0001 4008 GARFIELD STREET 206-080-01-00 CONDITIONED AREA: LOT AREA: EXISTING RESIDENTIAL LOT:6,001 S.F. / 0.14 AC RESIDENTIAL UNITS: TOTAL FLOOR AREA (CONDITIONED):3,023 S.F. GARAGE:485 S.F. 623 S.F. R-23GENERAL PLAN: RD-M, BEACH AREA OVERLAY (BAOZ)ZONING: MELLO II SEGMENT OF THE LOCAL COASTAL PROGRAM (LCP) PROPOSED WATER USAGE RESIDENTIAL (EXISTING):250 GPD X 2 UNITS = 500 GPD RESIDENTIAL (EXISTING):8 TRIPS PER D.U. X 2 UNITS = 16 ADT PARKING REQUIRED RESIDENTIAL DENSITY MULTIPLE/(1) 2-CAR GARAGE PLUS VISITOR AT 0.3 SP. PER UNIT. TOTAL SPACES REQUIRED: PARKING PROVIDED PROPOSED SEWER USAGE RESIDENTIAL (EXISTING):(EDU) = 220 GAL/DAY X 2 DU X (1 EDU PER/DU) = 440 GAL/DAY EXISTING (TO BE REMOVED):2 UNITS OVERHANGING ELEMENTS: DWELLING UNIT DENSITY: ALLOWABLE DENSITY: BUILDING AREAS: BUILDING A (UNIT 1): NOTE: THIS PROJECT CONSISTS OF SINGLE FAMILY DWELLINGS AND DOES NOT CONTAIN ACCESSIBLE UNITS. CARLSBAD, CALIFORNIA PROPOSED DENSITY: GARFIELD HOMES RESIDENTIAL DEVELOPMENT 4008 GARFIELD STREET CARLSBAD, CALIFORNIA SHEET INDEXPROJECT DIRECTORYPROJECT INFORMATIONCODESVICINITY MAP SCOPE OF WORK/ PROJECT DESCRIPTION UTILITY/ SERVICE PROVIDERS RREG INVESTMENTS SERIES LLC SERIES I038 CONTACT: KEVIN DUNN 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CALIFORNIA 92008 T: 949-637-3254 kdunn@rincongrp.com 2019 CALIFORNIA BUILDING CODE 2019 CALIFORNIA FIRE CODE 2019 CALIFORNIA PLUMBING CODE 2019 CALIFORNIA MECHANICAL CODE 2019 CALIFORNIA ELECTRICAL CODE 2019 CALIFORNIA EXISTING BUILDING CODE 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE 2019 CALIFORNIA ENERGY CODE PLUMBING CALCULATIONS ASSESSORS PARCEL NUMBER: ADDRESS: STORIES: HEIGHT (MAXIMUM):30-0" DEVELOPMENT ANALYSIS SITE PASCO LARET SUITER & ASSOCIATES (PLSA) CONTACT: TYLER LAWSON 535 N HIGHWAY 101 STE A SOLANA BEACH, CALIFORNIA 92075 T: 858-259-8212 tlawson@pslaengineering.com CIVIL: KIRK MOELLER ARCHITECTS, INC. CONTACT: KIRK MOELLER 2888 LOKER AVENUE EAST, STE 220 CARLSBAD, CALIFORNIA 92010 T: 760-814-8128 kirk@kmarchitectsinc.com ARCHITECT: PARKING ANALYSIS N DAEDALUS DESIGN GROUP CONTACT: JEFF SMITH 2725 JEFFERSON ST, STE 15B CARLSBAD, CA 92010 T: 760-720-4337 jeff@ddgla.com LANDSCAPE ARCHITECT: LEGAL DESCRIPTION AVERAGE DAILY TRAFFIC SEWER DISTRICT:CARLSBAD WASTEWATER DIVISION WATER DISTRICT:CARLSBAD MUNICIPAL WATER DISTRICT ELECTRIC:SDGE GAS:SDGE SCHOOL DISTRICT:CARLSBAD UNIFIED FIRE PROTECTION DISTRICT:CARLSBAD FIRE TELCO:AT&T BUILDING CODE ANALYSIS TYPE OF CONSTRUCTION:V-B OCCUPANCY:R-3/ U (PRIVATE GARAGES) OCCUPANT LOAD:21 DESCRIPTION OF USE:RESIDENTIAL EXISTING USE:VACANT FULLY SPRINKLERED:NFPA 13D YES FIRE ALARM:NO STORIES:3 HEIGHT:30'-0" MAX. ARCHITECTURAL A0.1 COVER SHEET A1.1 SITE PLAN STANDPIPES:NO OWNER: A2.1A 1ST FLOOR PLAN BUILDING A A2.2A 2ND FLOOR PLAN BUILDING A A2.4A ROOF PLAN BUILDING A A3.1A BUILDING ELEVATIONS BUILDING A A3.2A BUILDING ELEVATIONS BUILDING A PRIVATE GARAGE: TOTAL SPACES PROVIDED: 12 SPACES (2 CAR GARAGE X 3 RESIDENCES) 6 SP. 6 SP.DRIVEWAY SPACES: 2019 RESIDENTIAL CODE 3 D.U. / 0.14 D.U./AC = 21.42 D.U./AC 0.14 AC X 19 D.U./AC (GMCP) = 2.7 UNITS 1ST FLOOR: CONDITIONED AREA:1,127 S.F. 2ND FLOOR: LOT COVERAGE: LOT 1:3,492 S.F. / 6,001 S.F. = 58% ALLOWABLE FLOOR:UNLIMITED RINCON HOMES CONTACT: KEVIN DUNN 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CALIFORNIA 92008 T: 949-637-3254 kdunn@rincongrp.com DEVELOPER/ CONTRACTOR: CIVIL 1 OF 3 TITLE SHEET LANDSCAPE L-1 TREE SURVEY PLAN L-2 CONCEPTUAL LANDSCAPE PLAN L-3 WATER CONSERVATION PLAN L-4 WATER USE EXHIBIT L-5 LANDSCAPE MAINTENANCE RESPONSIBILITY 2 OF 3 PRELIMINARY GRADING PLAN 3 OF 3 SECTIONS AND DETAILS A2.3A 3RD FLOOR PLAN BUILDING A A2.1B 1ST FLOOR PLAN BUILDING B A2.2B 2ND FLOOR PLAN BUILDING B A2.4B ROOF PLAN BUILDING B A3.1B BUILDING ELEVATIONS BUILDING B A3.2B BUILDING ELEVATIONS BUILDING B A2.3B 3RD FLOOR PLAN BUILDING B 3 YESCOASTAL ZONE: 385 S.F. CONDITIONED AREA:1,273 S.F. 3RD FLOOR: CONDITIONED AREA:: TOTAL FLOOR AREA (CONDITIONED):1,826 S.F. GARAGE:511 S.F. 131 S.F. OVERHANGING ELEMENTS: 1ST FLOOR: CONDITIONED AREA::772 S.F. 2ND FLOOR: 353 S.F. CONDITIONED AREA::923 S.F. 3RD FLOOR: PRIVATE GARAGE: TOTAL SPACES REQUIRED: 7 SPACES (2 CAR GARAGE X 3 RESIDENCES) 6 SP. (0.3 X 3 RESIDENCES) 1 SP.VISITOR LOT ONE (1) IN BLOCK "K" OF PALISADES, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1747, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY FEBRUARY 5, 1923. PROPOSED CONDOMINIUMS:3 UNITS 200 S.F. MINIMUM OPEN SPACE REQUIRED PER UNIT: RESIDENTIAL (PROPOSED):8 TRIPS PER D.U. X 3 UNITS = 24 ADT NET INCREASE:8 TRIPS RESIDENTIAL (PROPOSED):250 GPD X 3 UNITS = 750 GPD NET INCREASE:250 GPD RESIDENTIAL (PROPOSED):(EDU) = 220 GAL/DAY X 3 DU X (1 EDU PER/DU) = 660 GAL/DAY NET INCREASE:220 GAL/DAY PRIVATE RECREATION SPACE CALCULATIONS AREAS: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):165 S.F. TOTAL PRIVATE RECREATION AREA:260 S.F. 3RD FLOOR DECK AREA (MIN. 6' DIMENSION):95 S.F. UNIT 1: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):114 S.F. TOTAL PRIVATE RECREATION AREA:218 S.F. UNIT 2: UNIT 3: GROUND-LEVEL AREA (MIN. 10' DIMENSION):104 S.F. 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):114 S.F. TOTAL PRIVATE RECREATION AREA:274 S.F. GROUND-LEVEL AREA (MIN. 10' DIMENSION):160 S.F. BUILDING B (UNIT 2): CONDITIONED AREA:: TOTAL FLOOR AREA (CONDITIONED):1,829 S.F. GARAGE:511 S.F. 131 S.F. OVERHANGING ELEMENTS: 1ST FLOOR: CONDITIONED AREA::788 S.F. 2ND FLOOR: 362 S.F. CONDITIONED AREA::910 S.F. 3RD FLOOR: BUILDING B (UNIT 3): A2.0 OVERHANG/ ENCROACHMENT EXHIBIT TOTAL BUILDING AREA (INCLUDING GARAGE):2,337 S.F. TOTAL BUILDING AREA (INCLUDING GARAGE):3,508 S.F. TOTAL BUILDING AREA (INCLUDING GARAGE):2,340 S.F. PLANNED DEVELOPMENT ORDINANCE: A2.01 PRIVATE OPEN SPACE EXHIBIT ATTACHMENT 7 XXXXXXXXOEOEOEOEOEGWOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOESSSS SSSSSSSSSSSSSS676767 67 66666666666666666666666666 6666 66666666 65 6 5656565 646464 646463636 3 63 63626262 62 6161616161 6161 60 6 060 60 6060 606060 595959595959585858 5857575756 5660 64 66 6261X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X XXSSSSSSSSSSSSSSSSSSG G G G G G G G G G G G G G G G G G G G G G G GGGGGW W W W W W W W W W W W W W W W W W W W WWWWWWWW WWWWWWWWWWWWGGGGGGGGGGGGGGGW W W W W SSSSSSSSSSW W S S S S WWSSSS S S S SSSWGARFIELD STREETSIDEWALK50'-0"120'-0" LANDSCAPE CHINQUAPIN AVENUE (N) 4'-6" RETAINING WALL10'-0" F.Y.S.B.5'-0"S.Y.S.B.10'-0" R.Y.S.B.10'-0"E.S.Y.S.B.20'-0"E.S.Y.S.B.AT GARAGEUNIT 1 3 STORIES +/- 3,023 SQ. FT.20'-0"20'-0"17'-7"35'-0"UNIT 2 3 STORIES +/- 1,826 SQ. FT. UNIT 3 3 STORIES +/- 1,829 SQ. FT. DRIVEWAY DRIVEWAY GARAGE GARAGE GARAGE20'-0"20'-0"26'-0"26'-0"35'-0"10'-0"38'-0" LAND.LANDSCAPELANDSCAPE LANDSCAPEPAD = 65.5 PAD = 60.9 PAD = 60.9 (E) SIDEWALK (E) SIDEWALK ENTRY DECORATIVE (N) 42" DECORATIVE VINYL FENCE(N) 6' DECORATIVE WOOD FENCE SIDEWALK (N) 6' DECORATIVE WOOD FENCEPRIVATE OPEN SPACE 10'-0"10'-5" BUILDING A BUILDING B4'-6"5'-6"17'-0"25'-0"PRIVATE OPEN SPACE 5'-0"5'-0"20'-0"30'-0" C L C L C L C L C L C L C L 25'-0"25'-0"30'-0"30'-0" F.F.E. = 66.2 F.F.E. = 61.6 F.F.E. = 61.6 PROPERTY LINE PROPERTY LINE PROPERTY LINEPROPERTY LINE PORCH PORCH PORCH ENTRY DECORATIVE12'-0"13'-4" 160 S.F. 104 S.F. PRIVATE 176 S.F. 10'-0" (E) RESIDENCE (E) RESIDENCE20'-0"E.S.Y.S.B.AT GARAGELINE OF BUILDING ABOVE LINE OF BUILDING ABOVE DRIVEWAY 2-STORIES, 30' HIGH MAX. (E) DUPLEX 2-STORIES, 30' HIGH MAX. (E) CONDOMINIUMS 3-STORIES, 30' HIGH MAX. 3-STORIES, 30' HIGH MAX. EXISTING 6' CMU WALL ON ADJACENT PROPERTY W/ DOG EAR WOOD FENCE ON TOP. HEIGHT VARIES EXISTING 6' CMU WALL ON ADJACENT PROPERTY HEIGHT VARIES 14'-0" DRIVEWAY 20'-0" DRIVEWAY29'-4" LANDSCAPE 4'-0"4'-0"2'-6"16'-0"3'-10"16'-0"2'-6" Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1" = 10'-0" 5' 10'0 20'SITE PLAN N A1.1 SITE PLAN A1.1 120'-0" 10'-0" F.Y.S.B. 2'-0" 10'-0" R.Y.S.B. 2'-0"50'-0"5'-0" S.Y.S.B.2'-0"10'-0" E.S.Y.S.B.2'-0"BUILDING A BUILDING B PROPERTY LINE LINE OF 2' MAX. ENCROACHMENT SETBACK LINE EXTENT OF ROOF ARCHITECTURAL FEATURE EXTENT OF BALCONY BELOWEXTENT OF ROOF ARCHITECTURAL FEATURE EXTENT OF BALCONY BELOW EXTENT OF ROOF ARCHITECTURAL FEATURE EXTENT OF BALCONY BELOW PROPERTY LINE PROPERTY LINE LINE OF 2' MAX. ENCROACHMENT SETBACK LINE EXTENT OF ROOF PROPERTY LINE LINE OF 2' MAX. ENCROACHMENT SETBACK LINE LINE OF 2' MAX. ENCROACHMENT SETBACK LINE EXTENT OF ROOFEXTENT OF ROOF Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 OVERHANG/ ENCROACHMENT EXHIBIT A2.0 OVERHANG/ ENCROACH- MENT EXHIBIT A2.0 SCALE: 1/4" = 1'-0" 2'4'0 8' N XXXXXXXXXXXOEOEOEGWOE676767 67 66 6666 66666666 65 6 56565 646464 6 3 63 6362 62 61 6 1 61 6161 60 6 060 60 6060 60 59595959585858 5756 60 64 666261X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X XXXGGGWWSSSSSSSSSW WWWWWSSS S SSW4'-0"MAX.SCALE: 1/8" = 1'-0" 4'8'0 16'FIRST FLOOR N BUILDING A BUILDING B SCALE: 1/8" = 1'-0" 4'8'0 16'SECOND FLOOR N SCALE: 1/8" = 1'-0" 4'8'0 16'THIRD FLOOR N 200 S.F. MINIMUM OPEN SPACE REQUIRED PER UNIT: AREAS: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):165 S.F. TOTAL PRIVATE RECREATION AREA:260 S.F. 3RD FLOOR DECK AREA (MIN. 6' DIMENSION):95 S.F. UNIT 1: 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):114 S.F. TOTAL PRIVATE RECREATION AREA:218 S.F. UNIT 2: UNIT 3: GROUND-LEVEL AREA (MIN. 10' DIMENSION):104 S.F. 2ND FLOOR DECK AREA (MIN. 6' DIMENSION):114 S.F. TOTAL PRIVATE RECREATION AREA:274 S.F. GROUND-LEVEL AREA (MIN. 10' DIMENSION):160 S.F.12'-0"13'-5" 10'-5"10'-0"9'-6"4'-11"14'-0"6'-6"14'-5" 9'-6"12'-0"9'-6"12'-0"9'-6"10'-0"165 S.F. 95 S.F. 104 S.F. 114 S.F. 160 S.F. 114 S.F. OPEN SPACE LEGEND PER (CMC 21.45.080 E.8) GROUND LEVEL OPEN RECREATION SPACE ABOVE GROUND LEVEL OPEN RECREATION SPACE LINE OF DECK ABOVE 4'-0"MAX.LINE OF DECK ABOVE UNIT 1 UNIT 2 UNIT 3 UNIT 1 UNIT 2 UNIT 3 UNIT 1 UNIT 2 UNIT 3 BUILDING A BUILDING B BUILDING A BUILDING B Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A2.01 PRIVATE OPEN SPACE EXHIBIT A2.01 T R G GARAGE ELEVATOR BEDROOM 1 EXERCISE FOYER BATH 1 UP CLOSET FIRST FLOOR = 623 SQ. FT. TOTAL HOME = 3,023 SQ. FT.12'-8"5'-2"12'-8"20'-0"20'-0"11'-1"6'-6"20'-5"10'-0"25'-0"7'-8"4'-11"4'-5"21'-0" CLOSET 1'-0"LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE1'-0"6"6"1'-6"4'-0"EVSE READY PARKING STALL1'-6"FLOOR ABOVE (DASHED) DECK ABOVE (DASHED) DECK ABOVE (DASHED) SHED ROOF ABOVE (DASHED) FLOOR ABOVE (DASHED) FLOOR ABOVE (DASHED) UNIT 1 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2'4'0 8'BUILDING A FIRST FLOOR PLAN N A2.1A BUILDING A FIRST FLOOR PLAN A2.1A ELEVATOR UP DN POWDER PANTRY REF DINING LIVING SECOND FLOOR = 1,127 SQ. FT. DECK 165 SQ. FT.14'-0"7'-9"1'-6"3'-6"15'-5"8'-11"6'-3"4'-5"15'-5"5'-5" 10'-0" 14'-10"20'-6"3'-6"20'-10" 12'-5"2'-0" HVAC D W 6'-0"4'-11"4'-6"4'-2" LAUNDRY2'-0"2'-0" DECK 61 SQ. FT. FP 2'-0"4'-0"4'-0" 15'-7"3'-6"3'-6"1'-0"6'-0"7'-9"1'-0" 1'-0"6'-6"16'-1"6'-3"8'-2"1'-0"DECK RAILING ARCHITECTURAL POP-OUT FLOOR ABOVE (DASHED) FLOOR ABOVE (DASHED) ARCHITECTURAL POP-OUT (TYP.)DECK RAILING SHED ROOF BELOW KITCHEN UNIT 1 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A SECOND FLOOR PLAN N A2.2A BUILDING A SECOND FLOOR PLAN A2.2A ELEVATOR MASTER BATHROOM MASTER BEDROOM THIRD FLOOR = 1,273 SQ. FT. 15'-5"10'-9"11'-10" DECK 95 SQ. FT.10'-0"17'-9"1'-0"6'-9"9'-6"5'-1"5'-8"5'-4"4'-8"3'-6"7'-11"12'-4"12'-4"15'-11" LINEN 2'-5"14'-4"BATH 2 BEDROOM 3BEDROOM 2 CL MASTER CLOSET 12'-0"3'-11" CL 3'-11"7'-6"4'-5"14'-9"6'-1" DN 1'-0"1'-0"1'-0"1'-0"2'-0"6'-3" DECK RAILING BELOW SHED ROOF BELOW ARCHITECTURAL POP-OUT (TYP.) SHED ROOF BELOW ARCHITECTURAL POP-OUT DECK RAILING BELOW ARCHITECTURAL POP-OUT (TYP.)ARCHITECTURAL POP-OUT (TYP.) DECK RAILING UNIT 1 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A THIRD FLOOR PLAN N A2.3A BUILDING A THIRD FLOOR PLAN A2.3A 1'-6" 1'-6"1'-6"1'-6" 1'-0"1'-6"1'-0"RIDGE3:12 RIDGE RIDGE RIDGE RIDGE 3:12 PV SOLAR ZONE PV SOLAR ZONE PV SOLAR ZONE 3:12 3:12 3:123:123:123:123:123:123:12.25:12 LOW ROOF DECK BELOW DECK BELOW 6"UNIT 1 .25:123:12Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A2.4A BUILDING A ROOF PLAN A2.4A SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A ROOF PLAN N 9'-0"30'-0"9'-7"7'-0"6"4 0 0 8 BAL J EGMHD 1 2 E 0"-9'-6"-12" -13'-5"-8'-6"-12" -12"-12" BLDG. PLANE #1 (213 S.F.) BLDG. PLANE #3 (80 S.F.) BLDG. PLANE #2 (61 S.F.) 5'-0" BLDG. PLANE #4 (56 S.F.) BLDG. PLANE #5 (47 S.F.) BLDG. PLANE #6 (44 S.F.) -12"0" 3 (TYP.) 45 7 7 9'-0"30'-0"9'-7"7'-0"6"B ALJF E F GMK D 1 0"-12"-2'-6" -11'-0"-12" BLDG. PLANE #1 (256 S.F.) BLDG. PLANE #2 (250 S.F.) BLDG. PLANE #3 (55 S.F.) BLDG. PLANE #4 (168 S.F.) 3 (TYP.) 4 5 6 7 7 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A3.1-2B BUILDING A ELEVATIONS A3.1A SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A NORTH ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING A WEST ELEVATION COLOR/ MATERIAL SCHEDULE GENERAL NOTES 1.BUILDING HEIGHT IS MEASURED FROM NEWLY CREATED PAD. 2.F.F.E. = FINISH FLOOR ELEVATION. 3.ALL NOTES ARE TYPICAL. 4.ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. 5.ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. 6.ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDES 4" WIDE AND 2" DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHALL HAVE TRIM THAT PROJECTS A MINIMUM OF 2". 7.SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. B A C DECORATIVE DARK COMPOSITE RAILING - SW7069 IRON ORE LIGHT COLOR SAND FINISH STUCCO 20/30 - SW7005 PURE WHITE DARK PAINT (FASCIA/ TRIM) - SW7069 IRON ORE D E PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.) SW7005 PURE WHITE F LIGHT PAINT (ACCENT/ TRIM) - SW7005 PURE WHITE KEYNOTES 1 PAINT HATCH LEGEND 2 BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. NATURAL WOOD TONE FRONT DOORS G CLEAR RESIDENTIAL GLAZING WITH COLORED ALUMINUM BLACK TRIM H MAIN BODY PER COLOR/ MATERIAL SCHEDULE PAINTED DECORATIVE HORIZONTAL SIDING PER COLOR/ MATERIAL SCHEDULE OR A B DECORATIVE METAL SIDING PER COLOR/ MATERIAL SCHEDULE DECORATIVE NATURAL WOOD TONE GARAGE DOOR J DARK GRAY COMPOSITE SHINGLES K STANDING SEAM METAL ROOF - SW7069 IRON ORE L PAC-CLAD ALUMINUM SIDING, SNAP-ON BATTEN, COLOR: SLATE BLUE PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.). COLORMATCH PAINT TOD M D C 3 4" WIDE DECORATIVE STUCCO OR SIDING WINDOW TRIM. PROJECTS 2" MINIMUM FROM WINDOW. 4 DECORATIVE EAVES AND FACIA 5 KNEE BRACES 6 WOOD COLUMNS 7 ACCENT MATERIALS (SEE COLOR/ MATERIAL HATCH LEGEND) 9'-0"30'-0"9'-7"7'-0"6"A E CJ L DG 1 F M -21'-5" (79 S.F.) -12"0" BLDG. PLANE #1 (161 S.F.) BLDG. PLANE #2 (98 S.F.) BLDG. PLANE #4 (79 S.F.) BLDG. PLANE #3 (31 S.F.) 3 (TYP.) 45 67 7 9'-0"30'-0"9'-7"7'-0"6"B A LJEGC 0"-12" -9'-0" -13'-0" BLDG. PLANE #1 (125 S.F.) BLDG. PLANE #2 (55 S.F.) BLDG. PLANE #3 (57 S.F.) BLDG. PLANE #4 (73 S.F.) 3 (TYP.) 5 7 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A3.1-2B BUILDING A ELEVATIONS A3.2A SCALE: 1/4" = 1'-0" 2'4'0 8'BUILDING A SOUTH ELEVATION SCALE: 1/4" = 1'-0" 2'4'0 8'BUILDING A EAST ELEVATION COLOR/ MATERIAL SCHEDULE GENERAL NOTES 1.BUILDING HEIGHT IS MEASURED FROM NEWLY CREATED PAD. 2.F.F.E. = FINISH FLOOR ELEVATION. 3.ALL NOTES ARE TYPICAL. 4.ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. 5.ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. 6.ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDES 4" WIDE AND 2" DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHALL HAVE TRIM THAT PROJECTS A MINIMUM OF 2". 7.SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. B A C DECORATIVE DARK COMPOSITE RAILING - SW7069 IRON ORE LIGHT COLOR SAND FINISH STUCCO 20/30 - SW7005 PURE WHITE DARK PAINT (FASCIA/ TRIM) - SW7069 IRON ORE D E PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.) SW7005 PURE WHITE F LIGHT PAINT (ACCENT/ TRIM) - SW7005 PURE WHITE KEYNOTES 1 PAINT HATCH LEGEND 2 BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. NATURAL WOOD TONE FRONT DOORS G CLEAR RESIDENTIAL GLAZING WITH COLORED ALUMINUM BLACK TRIM H MAIN BODY PER COLOR/ MATERIAL SCHEDULE PAINTED DECORATIVE HORIZONTAL SIDING PER COLOR/ MATERIAL SCHEDULE OR A B DECORATIVE METAL SIDING PER COLOR/ MATERIAL SCHEDULE DECORATIVE NATURAL WOOD TONE GARAGE DOOR J DARK GRAY COMPOSITE SHINGLES K STANDING SEAM METAL ROOF - SW7069 IRON ORE L PAC-CLAD ALUMINUM SIDING, SNAP-ON BATTEN, COLOR: SLATE BLUE PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.). COLORMATCH PAINT TOD M D C 3 4" WIDE DECORATIVE STUCCO OR SIDING WINDOW TRIM. PROJECTS 2" MINIMUM FROM WINDOW. 4 DECORATIVE EAVES AND FACIA 5 KNEE BRACES 6 WOOD COLUMNS 7 ACCENT MATERIALS (SEE COLOR/ MATERIAL HATCH LEGEND) 20'-0"20'-0"UP COVERED PORCH STORAGE 5'-9"1'-7"13'-7"9'-10"26'-0"35'-0"FIRST FLOOR = 262 SQ. FT. TOTAL BUILDING= 3,655 SQ. FT. 20'-3" 20'-0"20'-0"UP STORAGE 5'-9"1'-7"13'-7"9'-10"26'-0" 20'-3" GARAGE GARAGE T R G TRG EVSE READY PARKING STALL EVSE READY PARKING STALL8'-0"8'-0"ENTRY ENTRY COVERED PORCH FLOOR ABOVE (DASHED) DECK ABOVE (DASHED) FLOOR ABOVE (DASHED) DECK ABOVE (DASHED) FLOOR ABOVE (DASHED) SHED ROOF ABOVE (DASHED) FLOOR ABOVE (DASHED) SHED ROOF ABOVE (DASHED) SHED ROOF ABOVE (DASHED) FLOOR ABOVE (DASHED) DECK ABOVE (DASHED) DECK ABOVE (DASHED) UNIT 2 UNIT 3 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B FIRST FLOOR PLAN N A2.1B BUILDING B FIRST FLOOR PLAN A2.1B UP DN POWDER REF PANTRYHVAC DECK 102 SQ. FT. DINING LIVING KITCHEN SECOND FLOOR = 1,560 SQ. FT.13'-5"14'-0"7'-7"26'-0"9'-10"15'-2"10'-0"2'-0"18'-6"7'-6"2'-0" 4'-0"8'-0"3'-2"CLOSET W / D UP DN POWDER REF PANTRY HVAC DECK 102 SQ. FT. DINING LIVING KITCHEN14'-0"7'-7"10'-2"14'-10"10'-0"2'-0"18'-6"7'-6"2'-0" 4'-0"8'-0"3'-2"CLOSET W / D 3'-6"3'-6"3'-6"3'-6" 26'-0" 1'-0" DECK RAILING DECK ABOVE (DASHED) FLOOR ABOVE (DASHED) SHED ROOF BELOW FLOOR ABOVE (DASHED) FLOOR ABOVE (DASHED) SHED ROOF BELOW DECK RAILINGDECK ABOVE (DASHED) FLOOR ABOVE (DASHED) ARCHITECTURAL POP-OUT (TYP.) SHED ROOF BELOW UNIT 2 UNIT 3 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B SECOND FLOOR PLAN N A2.2B BUILDING B SECOND FLOOR PLAN A2.2B BATH 1 MASTER BEDROOM DECK 64 SQ. FT. BEDROOM 2 BEDROOM 3 CLOSET THIRD FLOOR = 1,833 SQ. FT. 1'-6"11'-6"13'-0"11'-7"2'-5"5'-5"6'-0"3'-5"6'-2"7'-3"12'-9"13'-0"2'-0"2'-0"11'-6"6"14'-0" CLOSET MASTER CLOSET MASTER BATHROOM12'-7"2'-0" BATH 1 MASTER BEDROOM DECK 64 SQ. FT. BEDROOM 2 BEDROOM 3 CLOSET 1'-6"11'-6"13'-0"11'-7"2'-5"5'-5"6'-0"3'-5"6'-2"7'-3"12'-2"13'-7"2'-0"2'-0"11'-6"6"14'-0" CLOSET MASTER CLOSET MASTER BATHROOM 12'-7"2'-0" DN DN 1'-0"1'-6"1'-6"1'-0"1'-0"DECK RAILING BELOW ARCHITECTURAL POP-OUT (TYP.) DECK RAILING ARCHITECTURAL POP-OUT (TYP.) SHED ROOF BELOW DECK RAILING BELOW DECK RAILING ROOF BELOW ARCHITECTURAL POP-OUTSHED ROOF BELOW SHED ROOF BELOW UNIT 2 UNIT 3 SKYLIGHT SKYLIGHT Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B THIRD FLOOR PLAN N A2.3B BUILDING B THIRD FLOOR PLAN A2.3B 1'-6"6"1'-6"1'-6"1'-6"1'-0"1'-6"1'-6" 1'-6" RIDGE RIDGERIDGERIDGERIDGERIDGERIDGEPV SOLAR ZONE PV SOLAR ZONE PV SOLAR ZONE3:12.25:12.25:12.25:123:123:123:123:123:123:123:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 3:12 DECK BELOW DECK BELOW LOW ROOF LOW ROOF UNIT 2 UNIT 3 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 A2.4B BUILDING B ROOF PLAN A2.4B SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B ROOF PLAN N 9'-2"30'-0"10'-0"7'-8"6"# # # # # # # # AE C JLD FGKHF 12 2 1 0" BLDG. PLANE #1 (196 S.F.) 0"-12"-3'-0"-3'-0" BLDG. PLANE #2 (220 S.F.) -12"-10'-0"-12"-10'-0" -11'-0"-12'-6" BLDG. PLANE #4 (62 S.F.) BLDG. PLANE #5 (40 S.F.) BLDG. PLANE #6 (344 S.F.) BLDG. PLANE #3 (90 S.F.) -11'-0"-12'-6" 3 (TYP.) 4 5 6 6 67 7 9'-2"30'-0"10'-0"7'-8"6"ALE JFMG 0" BLDG. PLANE #1 (196 S.F.) -12" -8'-6"-12" BLDG. PLANE #2 (48 S.F.) BLDG. PLANE #3 (86 S.F.) -12"-15'-0" 3 (TYP.) 4567 7 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 COLOR/ MATERIAL SCHEDULE GENERAL NOTES 1.BUILDING HEIGHT IS MEASURED FROM NEWLY CREATED PAD. 2.F.F.E. = FINISH FLOOR ELEVATION. 3.ALL NOTES ARE TYPICAL. 4.ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. 5.ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. 6.ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDES 4" WIDE AND 2" DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHALL HAVE TRIM THAT PROJECTS A MINIMUM OF 2". 7.SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. B A C DECORATIVE DARK COMPOSITE RAILING - SW7069 IRON ORE LIGHT COLOR SAND FINISH STUCCO 20/30 - SW7005 PURE WHITE DARK PAINT (FASCIA/ TRIM) - SW7069 IRON ORE D E PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.) SW7005 PURE WHITE F LIGHT PAINT (ACCENT/ TRIM) - SW7005 PURE WHITE KEYNOTES 1 PAINT HATCH LEGEND 2 BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. NATURAL WOOD TONE FRONT DOORS G CLEAR RESIDENTIAL GLAZING WITH COLORED ALUMINUM BLACK TRIM H MAIN BODY PER COLOR/ MATERIAL SCHEDULE PAINTED DECORATIVE HORIZONTAL SIDING PER COLOR/ MATERIAL SCHEDULE OR A B DECORATIVE METAL SIDING PER COLOR/ MATERIAL SCHEDULE DECORATIVE NATURAL WOOD TONE GARAGE DOOR J DARK GRAY COMPOSITE SHINGLES K STANDING SEAM METAL ROOF - SW7069 IRON ORE L PAC-CLAD ALUMINUM SIDING, SNAP-ON BATTEN, COLOR: SLATE BLUE PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.). COLORMATCH PAINT TOD M D C 3 4" WIDE DECORATIVE STUCCO OR SIDING WINDOW TRIM. PROJECTS 2" MINIMUM FROM WINDOW. 4 DECORATIVE EAVES AND FACIA 5 KNEE BRACES 6 WOOD COLUMNS 7 ACCENT MATERIALS (SEE COLOR/ MATERIAL HATCH LEGEND) A3.1-2B BUILDING B ELEVATIONS A3.1B SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B WEST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B NORTH ELEVATION 9'-2"30'-0"10'-0"7'-8"6"A CL E JFF 1 FM 0" BLDG. PLANE #1 (220 S.F.) -18"-18" BLDG. PLANE #2 (1,195 S.F.) BLDG. PLANE #3 (50 S.F.) BLDG. PLANE #4 (48 S.F.) 3 (TYP.) -24' 45 7 9'-2"30'-0"10'-0"7'-8"6"A CL EJEF GD 0" BLDG. PLANE #1 (162 S.F.) -12" BLDG. PLANE #2 (48 S.F.) -14'-0" -8'-6" BLDG. PLANE #3 (86 S.F.) 3 (TYP.) 4 5 67 Date:11-25-20 Sheet Title: Sheet Number: Project: File: Revisions: 1 GARFIELD HOMES4008 GARFIELD STREETCARLSBAD, CAGARFIELD HOMES3-4-21 PUD 2021-0001 SDP 2021-0002 CDP 2021-0003 MS 2021-0001 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 2 6-16-21 3 7-26-21 COLOR/ MATERIAL SCHEDULE GENERAL NOTES 1.BUILDING HEIGHT IS MEASURED FROM NEWLY CREATED PAD. 2.F.F.E. = FINISH FLOOR ELEVATION. 3.ALL NOTES ARE TYPICAL. 4.ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O. 5.ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. 6.ALL WINDOWS ADJACENT TO STUCCO OR SIDING PROVIDES 4" WIDE AND 2" DEEP WINDOW TRIM OF THE SAME MATERIAL (STUCCO OR FIBER/CEMENT BOARD). AT LEAST 66% OF WINDOWS/ DOORS SHALL HAVE TRIM THAT PROJECTS A MINIMUM OF 2". 7.SLIDING WINDOW AND DOORS FRAMES TO BE VINYL. B A C DECORATIVE DARK COMPOSITE RAILING - SW7069 IRON ORE LIGHT COLOR SAND FINISH STUCCO 20/30 - SW7005 PURE WHITE DARK PAINT (FASCIA/ TRIM) - SW7069 IRON ORE D E PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.) SW7005 PURE WHITE F LIGHT PAINT (ACCENT/ TRIM) - SW7005 PURE WHITE KEYNOTES 1 PAINT HATCH LEGEND 2 BUILDING ADDRESS LOCATION PER CITY OF CARLSBAD STANDARDS. DECORATIVE BLACK EXTERIOR WALL SCONCE LOCATION. NATURAL WOOD TONE FRONT DOORS G CLEAR RESIDENTIAL GLAZING WITH COLORED ALUMINUM BLACK TRIM H MAIN BODY PER COLOR/ MATERIAL SCHEDULE PAINTED DECORATIVE HORIZONTAL SIDING PER COLOR/ MATERIAL SCHEDULE OR A B DECORATIVE METAL SIDING PER COLOR/ MATERIAL SCHEDULE DECORATIVE NATURAL WOOD TONE GARAGE DOOR J DARK GRAY COMPOSITE SHINGLES K STANDING SEAM METAL ROOF - SW7069 IRON ORE L PAC-CLAD ALUMINUM SIDING, SNAP-ON BATTEN, COLOR: SLATE BLUE PAINTED DECORATIVE HORIZONTAL SIDING (JAMES HARDIE OR EQ.). COLORMATCH PAINT TOD M D C 3 4" WIDE DECORATIVE STUCCO OR SIDING WINDOW TRIM. PROJECTS 2" MINIMUM FROM WINDOW. 4 DECORATIVE EAVES AND FACIA 5 KNEE BRACES 6 WOOD COLUMNS 7 ACCENT MATERIALS (SEE COLOR/ MATERIAL HATCH LEGEND) A3.1-2B BUILDING B ELEVATIONS A3.2B SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B EAST ELEVATION SCALE: 1/4" = 1'-0" 2' 4'0 8'BUILDING B SOUTH ELEVATION CHINQUAPIN AVENUE SUBJECT PROPERTY GROSS AREA = 6,001 SF (0.138 AC) LOT 1 BLOCK K MAP 1747 APN: 206-080-01-00GARFIELD STREETN 55°58'27" E 120.01'N 33°59'59" W 50.03'N 55°57'35" E 119.98'N 33°57'51" W 50.00' 30' 25' 30' 60'ROWROWROW ROWROWROW 25'50'APN: 206-080-02-00 APN: 206-080-35-00APN: 206-012-11-00 APN: 206-070-01-03SITE CARLSBAD B LVD INTERSTATE 5 TAMAR A C K A V E CARLS B A D VILLAG E D R GARFIELD HOMES4008 GARFIELD STREET PLSA 3391J:\ACTIVE JOBS\3391 GARFIELD ST\CIVIL\DRAWING\DISCRETIONARY PLANS\3391-CV-TPM-01-TITLE.DWG 1 3 10 20 30 GRAPHIC SCALE 1" = 10' 010 OWNER INFORMATION SUBDIVIDER INFORMATION LEGAL DESCRIPTION SITE ADDRESS TOPOGRAPHY BENCHMARK SITE ACREAGE EARTHWORK / PROJECT GRADING ACCESS ENGINEER OF WORK PREPARED BY TOM ST. CLAIR FOR: RINCON HOMES5315 AVENIDA ENCINAS, STE 200CARLSBAD, CA 92008 PH: (888) 357-3553 4008 GARFIELD STREETCARLSBAD, CA 92008APN: 206-080-01-00 TOPOGRAPHY OBTAINED BY FIELD SURVEY ON SEPTEMBER 09, 2020PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES BRYAN KNAPP, PE #86542 DATE LOT 1 IN BLOCK K OF PALISADES IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OFCALIFORNIA, ACCORDING TO MAP THEREOF NO. 1747, FILED IN THE OFFICE OF THE COUNTY RECORDEROF SAN DIEGO COUNTY, FEBRUARY 5, 1923. (MORE FULLY DESCRIBED IN GRANT DEED RECORDED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER AS DOCUMENT NO. 2020-0828267, O.R. ) GROSS:6,001 SF (0.138 AC)NET DEVELOPABLE:6,001 SF (0.138 AC) EXISTING IMPERVIOUS AREA:3,032 SF (0.070 AC) PROPOSED IMPERVIOUS AREA (ONSITE): 4,205 SF (0.097 AC) DISTURBED AREA:6,001 SF (0.138 AC) CUT: 90 CY MAX CUT HEIGHT: 2.1 FT FILL: 210 CY MAX FILL HEIGHT: 4.4 FTIMPORT: 120 CYREMEDIAL: 550 CY VOLUME OF CUT (PER PRELIM GRADING PLAN): 90 CY VOLUME OF OTHER EXCAVATIONS: N/A TOTAL GRADED AREA: 6,001 SF (0.138 AC) 90 CY / 0.138 AC = 652 CY / ACRE *PROJECT DOES NOT PROPOSE TO GRADE, ERECT, OR CONSTRUCT INTO OR ON TOP OF A NATURAL OR MANUFACTURED SLOPE WHICH HAS A GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDEDEVELOPMENT STANDARDS PURSUANT TO C.M.C. 21.95.140(D)(2) DO NOT APPLY TO THIS PROJECT THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERINGDESIGN AND DETAILING PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES 535 N. HIGHWAY 101, SUITE A SOLANA BEACH, CA 92075 PH: (858) 259-8212 ELEVATIONS SHOWN HEREON ARE BASED ON WELL MONUMENTS AT THE CENTER FO CUL-DE-SAC BULB AT THE SOUTHEAST END OF SYME DRIVE, BEING POINT "CSLB-119" AS SHOWN ON RECORD OF SURVEY 17271. ELEVATION = 123.77' DATUM = NGVD 29 RREG INVESTMENTS SERIES, LLC SERIES I038, A DELAWARE LIMITED LIABILITY COMPANY 5315 AVENIDA ENCINAS, SUITE 200 CARLSBAD, CA 92008 GENERAL NOTES SHEET INDEX REFERENCED DRAWINGS VICINITY MAP SCALE: NTS DENSITY CALCULATIONS CONDOMINIUM NOTE MS 2021-0001 / CDP 2021-0003 / mSDP 2021-0002 / PUD 2021-0001 - TENTATIVE PARCEL MAP GARFIELD HOMES - 4008 GARFIELD AVENUE LAND USE RESIDENTIAL DENSITY - MULTIPLE NUMBER OF LOTS 1 LOT SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISIONWATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICTSCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT ELECTRIC SAN DIEGO GAS & ELECTRIC TELEPHONE AT&T CATV TIME WARNER CABLE DRAINAGE BASIN / HYDROLOGIC AREA AGUA HEDIONDA / LOS MONOS FIRE CITY OF CARLSBAD PROPOSED DENSITY 21.7 DU / AC (RESIDENTIAL) PROPOSED # OF UNITS 3.0 UNITS EXISTING ZONING RESIDENTIAL DENSITY - MULTIPLE (RD-M) BEACH AREA OVERLAY ZONE (BAOZ) PROPOSED ZONING RESIDENTIAL DENSITY - MULTIPLE (RD-M) BEACH AREA OVERLAY ZONE (BAOZ) EXISTING GENERAL PLAN DESIGNATION R-23, RESIDENTIAL 15-23 DU/AC PROPOSED GENERAL PLAN DESIGNATION R-23, RESIDENTIAL 15-23 DU/AC TENTATIVE PARCEL MAP TITLE SHEET 1 PRELIMINARY GRADING PLAN 2SECTIONS AND DETAILS 3 CR 14989 CR 19425 CR 36130 MAP 1803 MAP 11119 MAP 1747 MAP 14047 PM 10755 PM 11787 PM 20435 THIS IS A MAP OF AN AIRSPACE CONDOMINIUM SUBDIVISION PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, AND IS PURSUANT TO THE SUBDIVISION MAP ACT. THIS PROJECT IS COMPRISED OF A ONE LOT CONDOMINIUM SUBDIVISION AND CONTAINS A MAXIMUM OF 3AIRSPACE CONDOMINIUM RESIDENTIAL UNITS GROSS ACREAGE = 6,001 SF / 0.138 ACRESLESS BEACHES = 0 SF / 0 ACRES LESS PERMANENT BODIES OF WATER = 0 SF / 0 ACRES LESS FLOODWAYS = 0 SF / 0 ACRES LESS SIGNIFICANT WETLANDS = 0 SF / 0 ACRES LESS SIGNIFICANT WOODLAND HABITATS = 0 SF / 0 ACRES LESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = 0 SF / 0 ACRESLESS RAILROAD TRACK BEDS = 0 SF / 0 ACRESNET ACRES = 6,001 SF / 0.138 ACRES SLOPES AREA (SF / ACRES)DENSITY (DU)*DWELLING UNITS 0% - 25%6,001 SF / 0.138 ACRES 15-23 2.1 - 3.2 25% - 40%0 SF / 0 ACRES 15-23 0 40% +0 SF / 0 ACRES 15-23 0 *PER THE LAND USE ELEMENT - R-23: 15-23 DWELLING UNITS PER ACRE PROPOSED DENSITY = 3 DU / 0.138 ACRES = 21.7 DU / AC TOTAL = 2.1 - 3.2 DWG 118-9 DWG 124-6A DWG 133-3DWG 146-6DWG 202-5DWG 223-2 DWG 369-6 DWG 436-8/A PLAN VIEW - SITE LAYOUT SCALE: 1" = 10' HORIZONTAL LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD ADJACENT PROPERTY LINE PUBLIC RIGHT-OF-WAY SETBACK LINE EXISTING CONTOUR LINE PROPOSED CONTOUR LINE PROPOSED FLOWLINE PROPOSED DIRECTION OF FLOW PROPOSED 6" PCC CURB PER SDRSD G-2 PROPOSED SAWCUT OF EXISTING PAVEMENT PROPOSED STEM WALL PER SEPARATEARCHITECTURAL PLAN PROPOSED DEEPENED FOOTING PER SEPARATE ARCHITECTURAL PLAN PROPOSED PCC PAVEMENT PROPOSED TRENCH RESURFACING PER CITY OF CARLSBAD GS-26, GS-28 PROPOSED FENCE EXISTING FENCE EXISTING WATER MAIN (SIZE PER PLAN) EXISTING SEWER MAIN (SIZE PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) PROPOSED 1" DOMESTIC WATER SERVICE WITH FIRE SPRINKLER SYSTEM; 1" METER AND 1" BACKFLOW DEVICE PER CMWD W-3, W-20 PROPOSED SEWER CLEANOUT WITH 12" LIDPER CITY OF CARLSBAD S-6 PROPOSED 4" PVC SEWER LATERAL WITHCLEANOUT PER CITY OF CARLSBAD S-7 PROPOSED 6" PUBLIC PVC SEWER MAIN EXTENSION PER CITY OF CARLSBAD S-5 PROPOSED PCC DRIVEWAY APRON PER SDRSD G-14B (WIDTH PER PLAN) X X W W S S G G W S S 64 64 S S X X GENERAL NOTES CONTINUED AVERAGE DAILY TRAFFIC GENERATED 24 TRIPS (3 UNITS * 8 ADT / DU RESIDENTIAL) SEWER GENERATION FIGURE 1 EDU / DU (RESIDENTIAL - MIXED-USE)TOTAL SEWER GENERATION 3 EDUPOTABLE WATER FIGURE 250 GPD / DU (RESIDENTIAL - MIXED USE) TOTAL POTABLE WATER (250 GPU / DU X 3 DU) = 750 GPU PRE-DEVELOPMENT PEAK DISCHARGE (Q100)0.51 CFS (TOTAL FOR SITE) POST-DEVELOPMENT PEAK DISCHARGE (Q100)0.49 CFS (TOTAL FOR SITE) S S S TITLE SHEET FOR: CHINQUAPIN AVENUE, A PUBLIC ROAD SCOPE-OF-WORK THE PROJECT PROPOSES TO SEEK APPROVAL TO DEMOLISH ALL EXISTINGONSITE STRUCTURES, INCLUDING TWO EXISTING RESIDENCES AND ADETACHED GARAGE, AND CONSTRUCT A NEW MULTI-FAMILY DEVELOPMENTCONSTISTING OF 3X FOR-SALE RESIDENTIAL CONDOMINIUM UNITS. ALSO INCLUDED AS A PART OF THE PROJECT ARE ONSITE PRIVATE DRIVEWAYS ALONG WITH MISCELLANEOUS SURFACE, GRADING, AND UTILITY IMPROVEMENTS TYPICAL OF THIS TYPE OF DEVELOPMENT. THE PROJECT SEEKS APPROVAL OF A MINOR SUBDIVISION, PLANNED DEVELOPMENT PERMIT, SITE DEVELOPMENT PERMIT, AND COASTAL DEVELOPMENT PERMIT. LOT COVERAGE GROSS ACREAGE = 6,001 SF / 0.138 ACRES BUILDING COVERAGE = 3,492 SF LOT COVERAGE = 58% XXXXXXXXXXXXXXXXXOEOEOEOEOEOEOEOEGWOEOEOEOEOEOECONCRETE CONCRETE CONCRETE CONCRETE CONCRETE CONCRETE ASPHALTCONCRETECONCRETE CONCRETECONCRETE 676767 67 6666666666666666666 6 6666 66666666 65 6565656 5 646 4 64 646363 63 6 3 6262 62 61616 1 61 6161 60 6060 60 60 60 6060 5959595959585 8 58 5857575 7 56 60 64 6 6 62 61 56.44FL57.01TC56.88FL57.64TC57.50FL58.33TC58.18FL59.05TC58.58FL61.27TC60.79FL63.32TC62.85FL64.81TC64.34FL65.24TC64.78FL65.56TC65.01FL 6 5 . 61TC 6 5 .0 7F L 65 . 3 1 T C 65 . 2 2 F L 65.3 3 T C 65. 2 8 F L 65.80 T C 65.27 F L 65.92TC 65.41FL 65.92TC 65.44FL 65.67TC 65.19FL 65.62TC 65.15FL 65.55TC 56.91TC2.0' WALL 3.0' CONC. WALL 2.0' WALL 1.0' WALL 83.3 R F 63.2 62. 1 60. 9 58.8 59. 1 58. 2 58. 2 58. 2 58.5 58. 2 59.3 57.4 61. 5 61. 2 60.9 60. 6 59.3 59.9 59. 1 59. 1 60.8 60. 7 60. 7 60. 7 60.9 60.9 64. 4 64.6 66.5 66.6 66.6 67. 0 67.567.9 68.5 67.1 66.9 66.6 66.5 66.8 66.7 65.7 66.6 62. 1 5.0' CONC. WALL 3.0' CONC. WALL 4.0' CONC. WALL57.0' BW58.0' TW57.658.7 6.0' WOOD FENCE 6.0' WOOD FENCE X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X XXXXXX SSSSSSSSSSSSSSSSSSSSSSGGGGGGGGGW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWW WWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSS W W W W S S S S S WWWWWWWSSSSSSS S S S S S S S SSSSSSWWGF = 65.5 GF = 60.9 GF = 60.9 CHINQUAPIN AVENUE GARFIELD STREETUNIT 3 FF = 61.6 PAD = 60.9 UNIT 2 FF = 61.6 PAD = 60.9 UNIT 1 FF = 66.2 PAD = 65.5 N 55°58'27" E 120.01' N 55°57'35" E 119.98'N 33°59'59" W 50.03'N 33°57'51" W 50.00' (57.25 FL)4.0%6.0%(~9.0%)(~7.5%) 60.6 FS 60.7 FS 5'60.8 FS 60.8 FS REMOVE AND REPLACE EXISTING CURB RAMP EXISTING SIDEWALKTO REMAIN PROPOSED4.5' WIDESIDEWALK 63.3 FS 64.2 FS 2.0%4.0%15.0%9.2%65.3 FS 65.4 FS EXISTING FIREHYDRANT TO REMAIN;ADJUST TO GRADE 64.2 FS 63.45 FS (65.7 TC) (65.2 FL) 2.0% EXISTING 6" VCP SEWER MAIN PER DWG 118-9TO REMAIN EXISTING 6" ACP WATER MAIN PER DWG 133-3 TO REMAIN EXISTING SEWER LATERAL TO BE ABANDONED AT MAIN (58.1 IE) EXISTING SEWERC.O. TO BEREMOVEDEXISTINGSTRUCTURE TOREMAIN 65.85 FS 66.1 FS 2.7% (60.5 FL)(58.75 FL)2.0%9.7%9.7%2.0%61.1 FS 59.35 FS61.7 FS2.0%2.0%2.0%(56.7 FS) (56.8 FS) EXISTINGPOWER POLE TO REMAIN 10.0%XXXXXX X 2.0%2.0%EXISTINGSTRUCTURE TO REMAIN EXISTING RETAINING WALL TO REMAIN 2.0%(58.1 FG)60.9 TW 60.9 BW (62.1 FG) (63.6 FL)(62.85 FL) (65.6 TC) (65.1 FL) 58.8 FS 4.0%57.3 TW 57.3 BW 60.9 TW (58.1 BW) 58.0 TW(57.0 BW) 40 LF 6" PVC PUBLIC SEWER MAIN EXTENSION SEWER C.O. (59.0 RIM) 46.0 IE 65.5 TW 65.5 BW EXISTING RETAINING WALL TO REMAIN EXISTING RETAINING WALL TO REMAIN (69.4 TW) (66.4 BW)(62.3 TW) (59.2 BW@EG)8.8%62.5 FS 62.7 TW62.7 BW 64.0 TW 61.9 BW 65.9 RIM59.9 IE 10.0%60.6 FG 1 22636462 6160595865.4 HP 65.0 TG 64.25 IE MATCH TO EXISTINGPCC CURB & GUTTER;(64.6 TC); (64.1 FL) 64.05 IE 65.5 FG 1 1 2 57.5 RIM47.0 IE 2 57.5 RIM47.2 IE2 57.8 TG 56.9 IE 4 4 4 5 5 5 5 65.2 FL 65.4 HP 66.2 FF 8 4 65.3 FL 65.5 FG 65.4 FG 64.8 FL 63.2 TG62.4 IE8 62.26 IE 65.5 FG 65.5 FG 5' 5' 65.2 FG 64.6 TG 62.8 IE 64.9 FL 65.5 FG 60.9 FG 60.9 FG 60.3 FL 5.0'SYSB 5'59.8 FL 5.0% 5' 6'1.0% 20' 14'LA LA LA LALA LA LA LA LA LA LA LA LA 60.9 FS 61.0 TW (58.0 BW) EXISTING AREA DRAIN TO BE REMOVED 60.5 TW (59.5 BW)60.2 TW (58.4 BW) 60.3 FG 9 9 9 60.9 FS 61.2 FS 61.9 FG 64.9 TW61.7 BW 65.0 TW60.9 BW 65.5 TW (61.8 BW) 9 9 (61.7 FG)9 65.1 TW (63.2 BW) 65.2 TW(64.7 BW) 65.5 FG 17.5' 65.5 TOEOF SLOPE MATCH TO EXISTING PCC CURB & GUTTER;(65.68 TC); (65.18 FL) MATCH TO EXISTING PCC CURB & GUTTER;(65.67 TC); (65.17 FL) 65.8 FG 65.8 FS 65.9 FG 65.1 FL MATCH TO EXISTING PCC CURB & GUTTER; (56.9 TC); (56.45 FL) 4.5' 5.5' 25' 4.5' 5.0' 4.5' 5.0'ROW ROW 30' 30' 60'ROWROWROW 50' 25'ROW APN: 206-080-02 APN: 206-080-01 APN: 206-080-35 10.0'SYSB 10.0' RYSB 10.0' FYSB 36 6 SAWCUT EXISTINGAC PAVEMENT; SEEDETAIL SHEET 3 SAWCUT EXISTING AC PAVEMENT; SEE DETAIL SHEET 3 (58.0 IE) (45.5 IE) (45.3 IE) EXISTING 6" ACP WATER MAIN TO REMAIN EXISTING 6" ACP WATER MAIN TO REMAIN SAWCUT EXISTINGAC PAVEMENT; SEE DETAIL SHEET 3 7 7 10 10 56.8 IE10 MATCH TOEXISTING PCCSIDEWALK; (64.8 FS) 64.1 FS 63.35 FS 64.3 TC63.8 FL 9.7%9.7%63.0 TC 62.5 FL 61.3 TC60.8 FL 61.0 FS 59.1 TC 58.6 FL (57.9 FS) 59.25 FS 61.5 FS 59.5 FS 13.8%1.0%1.0%1.0%1.0%1.0%651 10' PKWY 2.0% 59.9 FL 60.9 FG 60.7 TW(58.0 BW) 61.4 FS 8 59.7 TG 57.5 IE 8 5 65.5 FG 65.5 TOPOF SLOPE MATCH EXIST PCC SIDEWALK; (65.7 FS) 5' 2.0% 2.0% 65.8 FG 5'65.5 TOE OF SLOPE PROPOSED 4.5' WIDE SIDEWALK 66.0 FS (1.5%)1.0%61.6 FS 60.6 FS 60.5 FS 60.4 FS 3.0%3.0%60.2 FS 60.4 FS 60.5 FS 3.8%3.8%61.1 TG 58.7 IE 8 57.9 IE10 58.6 TG 58.1 IE 8 60.6 TG 58.4 IE 60.2 FS 60.9 FG 5.0%5.0%MAX58.0 FG6160 1165 150' CALTRANS STOPPING SIGHT DISTANCE VIEWCORRIDOR 150' CALTRANS STOPPINGSIGHT DISTANCE VIEW CORRIDOR 150' CALTRANS STOPPING SIGHT DISTANCE VIEW CORRIDOR 12 12 65.5 FS A A EXISTING PCC CURB, GUTTER, AND SIDEWALK TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN B BC C 2. 0%2.0%EXISTING GAS SERVICE AND METER TO BE DISCONNECTED 66 HIGH POINT IN CURB 6666.2 FS2.0% 66.2 FS 2.0% 6 465 61.1 FS 61.1 FS 65.8 FS 60.9 FG 61.5 FS 60.6 FL 2.0%2.0%60.9 FG 11 65.6 FS 8' PKWY 17' TO TC5.0%5.0%5.0% EXISTING WATER SERVICE LATERAL AND METER TO BE ABANDONED AND REMOVED CLCL CLCLEXISTINGSTREET TREE TOBE REMOVED 13 (65.8 TC)(65.3 FL) 0" CURB (65.3 FL)8.3 % 3.0 ' 0" CURB (65.2 FL) (65.6 TC) (65.1 FL) 4.0'61.6 FS 176 SF PRIVATE OPEN SPACE PER ARCH PLANS 1.0%61.5 FS 104 SF PRIVATEOPEN SPACE PERARCH PLANS 160 SF PRIVATE OPEN SPACE PER ARCH PLANS 2.0%61.6 FS 58.6 FG TURF 5.0 % MA X DEEPENED EDGE 60 59 DGDG 60.5 TOP OF SLOPE TOE OFSLOPE STEPSTEP 14 14 2.5' 2.5'DEEPENED EDGE 58.8 FG LIMIT OF HALF-WIDTH 2" AC GRIND AND OVERLAY IMPROVEMENTS S 56S W W W W W W S S S S EXISTING SEWERC.O. PER DWG146-6 TO REMAIN(54.7 RIM) (42.5 IE) 5 EXISTING 6" VCPSEWER MAIN PER DWG 146-6 TO REMAIN 40 LF PUBLIC 6" PVC SEWER MAIN EXTENSION EXISTING 6" ACP WATER MAIN TOREMAIN CL PLSA 3391J:\ACTIVE JOBS\3391 GARFIELD ST\CIVIL\DRAWING\DISCRETIONARY PLANS\3391-CV-TPM-02-GRADING.DWG PRELIMINARY GRADING PLAN FOR: PLAN VIEW - PRELIMINARY GRADING PLAN SCALE: 1" = 5' HORIZONTAL 5 10 15 GRAPHIC SCALE: 1" = 5' 05 2 3 CONSTRUCTION NOTES EXISTING SURVEY MONUMENT SHALL BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSEDLAND SURVEYOR WHO SHALL FILE A CORNER RECORDWITH THE COUNTY IF DISTURBED OR DESTROYED PROPOSED 4" SEWER LATERAL AND CLEANOUT WITH 12" CAST IRON LID PER CITY OF CARLSBAD S-7 PROPOSED 6" SEWER MAIN CLEANOUT WITH 12" CAST IRON LID PER CITY OF CARLSBAD S-6 PROPOSED 6" PCC CURB & GUTTER PER SDRSD G-02 PROPOSED TRENCH RESURFACING OF AC PAVEMENTPER CITY OF CARLSBAD STANDARD GS-26, GS-28 PROPOSED 1" WATER SERVICE, METER AND BACKFLOW PER CITY OF CARLSBAD STANDARD W-3A 1 2 4 5 3 PROPOSED PCC DRIVEWAY PER SDRSD G-14B PROPOSED 12" AREA DRAIN BY NDS OR APPROVED EQUAL PROPOSED RETAINING WALL PER SDRSD C-03 PROPOSED 3" PVC SIDEWALK UNDERDRAIN PIPE PER SDRSD D-27 PROPOSED 6" AREA DRAIN BY NDS OR APPROVED EQUAL PROPOSED 3" PRIVATE PVC STORM DRAIN PIPE PROPOSED TYPE-A CURB RAMP PER SRDSD G-27 PROPOSED DECORATIVE PAVERS; SEE SEPARATE LANDSCAPE PLAN FOR COLOR AND FINISH 7 6 EASEMENT / DEDICATION NOTES PROPOSED PUBLIC ROADWAY AND PUBLIC UTILITY EASEMENT FOR GARFIELD STREET AND CHINQUAPIN AVENUE TO THE CITY OFCARLSBAD PROPOSED 2.0' WIDE PEDESTRIAN ACCESS EASEMENT TO THE CITYOF CARLSBAD SOUTHERN CALIFORNIA TELEPHONE COMPANY EASEMENT FOR PUBLIC UTILITIES, RECORDED APRIL 12, 1934 IN BOOK 287, PAGE 113 OF OFFICIAL RECORDS. (NOT PLOTTABLE) 1 2 ADDITIONAL NOTES 1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE RECORD INFORMATION. 2. ALL EXISTING ONSITE STRUCTURES TO BE DEMOLISHED UNLESSOTHERWISE NOTED. 3. ALL EXISTING ONSITE TREES TO BE REMOVED UNLESS OTHERWISE NOTED. 4. ALL ONSITE WATER, SEWER, AND STORM DRAIN FACILITIES TO BE PRIVATELY MAINTAINED. 5. HARDSCAPE SHALL DRAIN AWAY FROM PROPOSED STRUCTURES AT A MINIMUM OF 2.0% FOR 10 FEET, AND LANDSCAPE FOR A MINIMUM OF 5.0% IN ACCORDANCE WITH THE 2016 CALIFORNIA BUILDING CODESECTION 1804.4. ANY DEVIATION SHALL REQUIRE RECOMMENDATIONFROM PROJECT GEOTECHNICAL ENGINEER. 8 9 MATCH LINE:SEE BELOWMATCH LINE: SEE ABOVE10 11 12 3 13 GARFIELD HOMES4008 GARFIELD STREET 14 P-25(C)Page 1 of 4 Revised 04/12 Development Services Planning Division 1635 Faraday Avenue (760)602-4610 www.carlsbadca.gov WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX E P-25(C) WATER EFFICIENT LANDSCAPE WORKSHEET This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. * Hydrozone VLW - Very Low Water Use Plants LW - Low Water Use Plants MW - Moderate Water Use Plants HW - High Water Use Plants **Irrigation Method MS = Micro-spray S = Spray R = Rotor B= Bubbler D= Drip O = Other ***Plant Factor from WUCOLS III or list as water feature as appropriate Controller # Hydrozone* Zone or Valve Irrigation Method** Plant Type/Factor*** (PF) Hydrozone Area (Sq. Ft.) % of Total Landscaped Area Total 100% * Hydrozone VLW - Very Low Water Use Plants LW - Low Water Use Plants MW -Moderate Water Use Plants HW -High Water Use Plants **Irrigation Method MS = Micro- spray S = Spray R = Rotor B= Bubbler D= Drip O = Other N/A N/A N/A LWU MWU LWU N/A N/A N/A DRIP DRIP NO IRRI. .50 .30 .00 96 848 277 8 69 4008 GARFIELD HOMES 23 1,221 _6/14/2021 MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)] The abbreviations used in the equation have the following meanings: MAWA Maximum Applied Water Allowance in gallons per year. ETo Evapotranspiration in inches per year. 0.62 Conversion factor to gallons per square foot. 0.7 ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.3 The additional ET adjustment factor for a special landscaped area (1.0 - 0.7 = 0.3) SLA Special landscaped area in square feet. Show Calculation: MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR = (40.0) (0.62) [(.55X1,221)] = (24.8) (672) = 16,666 GPY 16,666 Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Hydrozone Number (1 – 5 with SLA Zone Below – use as many tables as necessary to complete all hydrozones) Process Step No. (Below) 1 2 3 4 5 SLA Evapotranspiration Rate (ETo)* 1 Conversion Factor 2 0.62 (Step 1 x Step 2) 3 Plant Factor (PF)** (From WUCOLS) (VLW –HW) (0.1 - 0.8) 4 Area of Hydrozone (sq. ft.) (HA) 5 (Step 4 x Step 5) 6 Irrigation Efficiency (IE)*** 7 (Step 6 ÷ Step 7) 8 (Total All Step 8 + Total SLA sq. ft. in Step 5) 9 (Step 3 x Step 9) Estimated Total Water Use in gallons per year (ETWU) - Total shall not exceed MAWA 10 ETo* West of I-5 = 40.0 East of I-5 and West of El Camino Real = 44.0 East of El Camino Real = 47.0 Applicant may provide a different ETo if supported by documentation subject to approval by the City Planning Division ***IE Micro-spray = .80 Spray = .55 Rotor = .70 Bubbler = .75 Drip = .80 Applicant may provide a different IE if supported by documentation subject to approval by the City Planning Division (Turf and Landscape Irrigation Best Management Practices, April 2005) ** Plant Factor & Water Use 0.1 = VLW - Very Low Water Use Plants 0.3 = LW - Low Water Use Plants 0.5 = MW - Moderate Water Use Plants 0.8 = HW - High Water Use Plants 40.0 24.8 9,350 .50 .30 .00 96 848 277 48 254 .80 .80 60 317 377 MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 x SLA)] The abbreviations used in the equation have the following meanings: MAWA Maximum Applied Water Allowance in gallons per year. ETo Evapotranspiration in inches per year. 0.62 Conversion factor to gallons per square foot. 0.7 ET adjustment factor (ETAF) for plant factors and irrigation efficiency. LA Landscaped area includes special landscaped area in square feet. 0.3 The additional ET adjustment factor for a special landscaped area (1.0 - 0.7 = 0.3) SLA Special landscaped area in square feet. Show Calculation: MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR = (40.0) (0.62) [(.55X1,221)] = (24.8) (672) = 16,666 GPY 16,666 From:Pip Hausch To:Shannon Harker Subject:RE: Notice of Application: PUD2021-0001/SDP2021-0002/CDP2021-0003/MS2021-0001 Garfield Homes, 4008 Garfield Street, Carlsbad CA 92008 Date:Monday, April 12, 2021 12:40:14 PM Dear Shannon Harker: Thank you for the opportunity to provide questions and comments regarding the proposed multifamily development at 4008 Garfield Street, Carlsbad, California(the "Multifamily Project"). I am a homeowner nearby on Chinquapin (the proposed Multifamily Project would be at the corner of Garfield and Chinquapin). My aim is to not oppose anydevelopment at 4008 Garfield Street, but to encourage a development consistentwith the needs of the community while protecting the natural environment, quality of life, aesthetic compatibility, necessary parking and other benefits of this beautiful seaside Carlsbad neighborhood. Based on the foregoing, although the informationprovided in Kirk Moeller’s February 2, 2021 correspondence (attached hereto) islimited, the proposed Multifamily Project will materially and detrimentally impact this Carlsbad neighborhood. Stuffing three, 3 story units on this lot (where all surrounding structures are two stories) is nothing more than a transparent attempt to maximize the square footage and developer’s profit to the detriment of all thesurrounding homeowners. Aesthetics Cramming three, 3 story units (a SFR and two-unit condo) on this lot will be inconsistent with the surrounding neighborhood architecture which contains only two story dwellings. The height and density of the proposed Multifamily Project aresimply incompatible with the surrounding homes, condominiums and apartmentbuildings and will materially impact the open views and some limited ocean views of the surrounding properties. The open space viewpoints now at this southeastern corner of Garfield and Chinquapin will be obliterated by the proposed development.This property is at a pivotal location as it borders the entrance to ChinquapinAvenue running east from Garfield and the beginning of the viewpoint of the historic and aesthetically significant Agua Hedionda Lagoon. These viewpoints are important to residents of this neighborhood as well as the thousands of people visiting the Lagoon on an annual basis to enjoy the great views and beauty ofCarlsbad. Visitors are both residents who treasure this amazing Lagoon and tourists that are attracted to Carlsbad in large part because of its beautiful beaches, ATTACHMENT 8 surrounding Lagoons and the open spaces that the City of Carlsbad has preservedon the coast line. In contrast, South Oceanside has almost no open spaces along the coast as it allowed developers to build homes right next to the beach with only a few access points for the public. Driving along the Coast Highway from Oceanside to Carlsbad reveals this distinct difference and the wonderful open spaces,walkways and beach views enjoyed in Carlsbad. The proposed Multifamily Projectwill detrimentally impact all of the foregoing benefits Carlsbad offers to its residents and tourists.  Has the developer provided any environmental impact report that provides an analysis of acceptable density, height and aesthetics? Parking There is already a shortage of parking in this neighborhood due to the residents andsteady daily stream of both local visitors and tourists coming to enjoy the Lagoonand surrounding trails. Adding a single family home, and two condominium units, even with the parking proposed will further tax the limited street parking available. Between the residents, guests and tenants of this proposed MultifamilyDevelopment the street parking will be materially impacted, Additionally, thisproposed Multifamily Development will also significantly reduce the street parking due to three different driveways for the three separate units. Again, this property is located at the corner of Garfield and Chinquapin where parking is a premium for residents and those seeking access to the Lagoon. The increase in parking demandand loss in street parking (along Chinquapin despite this being a Garfield address) as a result of this proposed Multifamily Development will materially and detrimentally impact the neighborhood.  Has the developer provided any environmental impact report that provides a parking analysis? Traffic Similarly to parking, this proposed Multifamily development will adversely affectthe neighborhood traffic that is already high because of tourism traffic to the Lagoon and surrounding trails. The intersection of this proposed Multifamily Project is especially busy due to its proximity to the Lagoon, with people lookingfor any available parking for to enjoy the views and trails. Has the developerprovided any environmental impact report that provides a traffic analysis? Vacation Rentals/Airbnb/VRBO This proposed Multifamily Development is also very likely to be used for vacation rentals to the material detriment of the surrounding residents. While Carlsbad is a wonderful vacation destination it is unfair to residents to have to endure the burdensof tourists vacationing in their neighborhood. Living next door to a short-termvacation rental can range from mildly concerning to completely life altering. Visitors usually rent the accommodation only for a couple of days, thus neighborssee new people coming and going every few days, especially when the density of short-term vacation rentals in the area is high. Related complaints about trash, parking issues and noise disturbance plague these neighborhoods. A recent article about Los Angeles exemplifies this with stories about short-term vacation rentalsbeing turned into party houses with nightmarish results for neighbors. https://www.nbclosangeles.com/news/i-team-investigation-short-term-rentals- property-airbnb/31843/  Additionally, short-term vacation rentals are considered disruptive for thetraditional lodging industry. The hotel industry claims that the business models of short-term vacation rental platforms offer unfair economic advantages in two distinct ways. First of all, short term vacation rentals do not have to pay for staffand aren’t regulated like hotels which increases costs substantially. This allowsshort-term rentals to offer lower rates compared to traditional tourist accommodations. A second factor is that short-term vacation rentals are usually not charged with tourist taxes which is further deepening the unequal competition.  The local hospitality industry in Carlsbad should be protected against this proposedMultifamily Project which will serve as unfair competition. This loss in revenue to the local Carlsbad hospitality industry also will cause an ongoing reduction in Carlsbad tax revenue on same, without any offsetting increase from rental of these 3 units since short-term vacation rentals are not taxed in Carlsbad. Adding local ordinances to either prohibit vacation rentals of this proposed Multifamily Development, or requiring revenue taxes regarding same, will also be ineffective as the recent history with Airbnb, VRBO and other vacation rental siteshave shown that owners fail to comply with these ordinances.  The reasons are that the economic benefits are too great to the owners and the cities’ resources are too limited to investigate violations and enforce the ordinances with any consistency. Based on the foregoing material adverse impacts to the community from this proposed Multifamily Development, the City of Carlsbad should decline approval of same and require the developer to resubmit a development plan that ameliorates these material adverse impacts. We thank you in advance for your attention to this matter. Yours sincerely Rhiannon B Hausch CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Shannon Harker To:Pip Hausch Subject:RE: Notice of Application: PUD2021-0001/SDP2021-0002/CDP2021-0003/MS2021-0001 Garfield Homes, 4008 Garfield Street, Carlsbad CA 92008 Date:Tuesday, April 13, 2021 11:04:00 AM Hi Rhiannon, I wanted to let you know that I received your comments and I intend to attach it to the Planning Commission staff report so they are aware of your concerns. The hearing is at least a few (3-6) months out. I’ve forwarded your letter to the applicant as well as the project engineer in our Engineering Department for reference. Based on my discussions with the project engineer, the proposed project did not reach the threshold to require a traffic study, which is 110 average daily trips (ADTs). Further, the curb cuts for the driveways were limited (as required by the city) to assist in preserving as much on-street parking as possible. As with the existing setting, no curb cuts are proposed along Garfield, so there will be no change in the on-street parking situation on Garfield. In addition to the two-car garages, there will be visitor parking in the driveways. The proposed height of the units complies with the Zoning Code and the density does not exceed what can be permitted per the General Plan. The corner single-family unit will not be built up to the property line and will maintain a 10-foot setback from both streets. While the city does not have an ordinance that protects private views, the setback of the home from the street will help offset any visual impacts. With respect to your concern regarding the potential for vacation rentals, there is literally nothing the city can do to prevent this. It is allowed in the coastal zone and it’s been made very clear by the City Attorney that we cannot condition a project to prohibit vacation rentals. This issue recently came up a hearing for a similar project and city staff and the Planning Commission were explicitly told we cold not add a condition. While I understand that these responses may not alleviate your concerns, I hope it provides some context as to why the project is designed as such. Please let me know if you have any questions. Feel free to reach out in a few months and I can give you an update on an anticipated hearing date. Kind regards, Shannon Shannon Harker Associate Planner Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008 www.carlsbadca.gov 760-602-4621 | shannon.harker@carlsbadca.gov DURING THE CURRENT PUBLIC HEALTH EMERGENCY: FOR ONGOING PROJECTS, PLEASE CONTACT YOUR PROJECT PLANNER TO SCHEDULE A RESUBMITTAL DROP-OFF APPOINTMENT. FOR NEW PROJECT SUBMITTALS AND NEW LANDSCAPE SUBMITTALS, PLEASE EMAIL YOUR REQUEST FOR A SUBMITTAL DROP-OFF APPOINTMENT: planning@carlsbadca.gov FOR ONGOING LANDSCAPE RESUBMITTALS AND ONGOING LANDSCAPE AS-BUILT SUBMITTALS, PLEASE EMAIL YOUR REQUEST FOR A SUBMITTAL DROP-OFF APPOINTMENT: planning@carlsbadca.gov From: Pip Hausch <piphausch@gmail.com> Sent: Monday, April 12, 2021 12:40 PM To: Shannon Harker <Shannon.Werneke@carlsbadca.gov> Subject: RE: Notice of Application: PUD2021-0001/SDP2021-0002/CDP2021-0003/MS2021-0001 Garfield Homes, 4008 Garfield Street, Carlsbad CA 92008 Dear Shannon Harker: Thank you for the opportunity to provide questions and comments regarding the proposed multifamily development at 4008 Garfield Street, Carlsbad, California (the "Multifamily Project"). I am a homeowner nearby on Chinquapin (the proposed Multifamily Project would be at the corner of Garfield and Chinquapin). My aim is to not oppose any development at 4008 Garfield Street, but to encourage a development consistent with the needs of the community while protecting the natural environment, quality of life, aesthetic compatibility, necessary parking and other benefits of this beautiful seaside Carlsbad neighborhood. Based on the foregoing, although the information provided in Kirk Moeller’s February 2, 2021 correspondence (attached hereto) is limited, the proposed Multifamily Project will materially and detrimentally impact this Carlsbad neighborhood. Stuffing three, 3 story units on this lot (where all surrounding structures are two stories) is nothing more than a transparent attempt to maximize the square footage and developer’s profit to the detriment of all the surrounding homeowners. Aesthetics Cramming three, 3 story units (a SFR and two-unit condo) on this lot will be inconsistent with the surrounding neighborhood architecture which contains only two story dwellings. The height and density of the proposed Multifamily Project are simply incompatible with the surrounding homes, condominiums and apartment buildings and will materially impact the open views and some limited ocean views of the surrounding properties. The open space viewpoints now at this southeastern corner of Garfield and Chinquapin will be obliterated by the proposed development. This property is at a pivotal location as it borders the entrance to Chinquapin Avenue running east from Garfield and the beginning of the viewpoint of the historic and aesthetically significant Agua Hedionda Lagoon. These viewpoints are important to residents of this neighborhood as well as the thousands of people visiting the Lagoon on an annual basis to enjoy the great views and beauty of Carlsbad. Visitors are both residents who treasure this amazing Lagoon and tourists that are attracted to Carlsbad in large part because of its beautiful beaches, surrounding Lagoons and the open spaces that the City of Carlsbad has preserved on the coast line. In contrast, South Oceanside has almost no open spaces along the coast as it allowed developers to build homes right next to the beach with only a few access points for the public. Driving along the Coast Highway from Oceanside to Carlsbad reveals this distinct difference and the wonderful open spaces, walkways and beach views enjoyed in Carlsbad. The proposed Multifamily Project will detrimentally impact all of the foregoing benefits Carlsbad offers to its residents and tourists.  Has the developer provided any environmental impact report that provides an analysis of acceptable density, height and aesthetics? Parking There is already a shortage of parking in this neighborhood due to the residents and steady daily stream of both local visitors and tourists coming to enjoy the Lagoon and surrounding trails. Adding a single family home, and two condominium units, even with the parking proposed will further tax the limited street parking available. Between the residents, guests and tenants of this proposed Multifamily Development the street parking will be materially impacted, Additionally, this proposed Multifamily Development will also significantly reduce the street parking due to three different driveways for the three separate units. Again, this property is located at the corner of Garfield and Chinquapin where parking is a premium for residents and those seeking access to the Lagoon. The increase in parking demand and loss in street parking (along Chinquapin despite this being a Garfield address) as a result of this proposed Multifamily Development will materially and detrimentally impact the neighborhood.  Has the developer provided any environmental impact report that provides a parking analysis? Traffic Similarly to parking, this proposed Multifamily development will adversely affect the neighborhood traffic that is already high because of tourism traffic to the Lagoon and surrounding trails. The intersection of this proposed Multifamily Project is especially busy due to its proximity to the Lagoon, with people looking for any available parking for to enjoy the views and trails. Has the developer provided any environmental impact report that provides a traffic analysis? Vacation Rentals/Airbnb/VRBO This proposed Multifamily Development is also very likely to be used for vacation rentals to the material detriment of the surrounding residents. While Carlsbad is a wonderful vacation destination it is unfair to residents to have to endure the burdens of tourists vacationing in their neighborhood. Living next door to a short-term vacation rental can range from mildly concerning to completely life altering. Visitors usually rent the accommodation only for a couple of days, thus neighbors see new people coming and going every few days, especially when the density of short-term vacation rentals in the area is high. Related complaints about trash, parking issues and noise disturbance plague these neighborhoods. A recent article about Los Angeles exemplifies this with stories about short-term vacation rentals being turned into party houses with nightmarish results for neighbors.  https://www.nbclosangeles.com/news/i-team-investigation-short- term-rentals-property-airbnb/31843/  Additionally, short-term vacation rentals are considered disruptive for the traditional lodging industry. The hotel industry claims that the business models of short-term vacation rental platforms offer unfair economic advantages in two distinct ways. First of all, short term vacation rentals do not have to pay for staff and aren’t regulated like hotels which increases costs substantially. This allows short-term rentals to offer lower rates compared to traditional tourist accommodations. A second factor is that short-term vacation rentals are usually not charged with tourist taxes which is further deepening the unequal competition.  The local hospitality industry in Carlsbad should be protected against this proposed Multifamily Project which will serve as unfair competition. This loss in revenue to the local Carlsbad hospitality industry also will cause an ongoing reduction in Carlsbad tax revenue on same, without any offsetting increase from rental of these 3 units since short-term vacation rentals are not taxed in Carlsbad. Adding local ordinances to either prohibit vacation rentals of this proposed Multifamily Development, or requiring revenue taxes regarding same, will also be ineffective as the recent history with Airbnb, VRBO and other vacation rental sites have shown that owners fail to comply with these ordinances.  The reasons are that the economic benefits are too great to the owners and the cities’ resources are too limited to investigate violations and enforce the ordinances with any consistency. Based on the foregoing material adverse impacts to the community from this proposed Multifamily Development, the City of Carlsbad should decline approval of same and require the developer to resubmit a development plan that ameliorates these material adverse impacts.   We thank you in advance for your attention to this matter.   Yours sincerely     Rhiannon B Hausch     CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.