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HomeMy WebLinkAbout2004-05-19; Planning Commission; ; CT 02-18|CP 02-10|SDP 03-03|CDP 03-35|HDP 02-09 - BLUFFSThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. f 7 P.C. AGENDA OF: May 19, 2004 Application complete date: November 19. 2003 Project Planner: Van Lynch Project Engineer: John Maashoff SUBJECT: CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS - Request for a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, Tentative Tract Map, Condominium Permit, Site Development Plan, Coastal Development Permit and Hillside Development Permit to allow the construction of a 78-unit condominium project on 8 contiguous parcels located on the north and east side of Harrison Street, west of Adams Street and south of Chinquapin Avenue in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT RECOMMENDING ADOPTION of Commission Resolution No. 5634 a Mitigated Negative Declaration and Mitigation Planning Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No. 5635, 5636, 5637, 5638, and 5639 RECOMMENDING APPROVAL of Tentative Tract Map CT 02- 18, Condominium Permit CP 02-10, Site Development Plan SDP 03-03, Coastal Development Permit CDP 03-35, and Hillside Development Permit HDP 02-09 based on the findings and subject to the conditions contained therein. II.INTRODUCTION The proposal involves the subdivision, grading and construction of a 78-unit multi-family air- space condominium project on 5.33 acres of land located on the north side of the Harrison Street "bend," between Adams Street and Chinquapin Avenue in LFMP Zone 1. A Tentative Tract Map is required for subdivision of the property and a Condominium Permit is required to allow an airspace condominium subdivision. A Hillside Development Permit is also required based on the existing topography. The Site Development Plan is required because the site is zoned RD-M- Q, and a density increase is proposed for the 10-unit affordable housing component of the project. The property is bisected by the Mello II and Agua Hedionda LCP segments. Thus, it will necessitate a Coastal Development Permit from both the City and the California Coastal Commission. The project meets all applicable regulations and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND The applicant, Anastasi Development Company, has requested a Tentative Tract Map, Condominium Permit, Site Development Plan, Coastal Development Permit, and a Hillside Development Permit, to allow the construction of a multi-family residential project consisting of 78 condominium units. The 5.33-acre property is an accumulation of eight existing lots in a semi-rectangular shape. On these previously developed lots presently exists an abandoned o CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS' May 19, 2004 Page 2 ___ single-family structure with detached garage, and two abandoned foundation slabs. The site also has .3 acres of a remnant avocado grove. Neighboring adjacent lots along Adams Street to the east include three existing single-family homes, and an existing vacant lot along Chinquapin Avenue. The property is characterized as relatively flat, but slopes downward gradually from north to south to a more steeply sloping portion at the south end. Off-site to the north, across Chinquapin Avenue are three existing apartment complexes. In addition, to the west of the subject property across Harrison Street is another apartment complex, a condominium complex and, rounding the bend to the south, several single family homes are situated on the bluff above Agua Hedionda Lagoon. The project includes street improvements to Harrison Street, including the south side at the "bend," and Chinquapin Avenue. Locust Street, an unimproved publicly dedicated street that runs east and west between Adams Street and Harrison Street, is to be vacated. The project is being proposed at a density of 14.6 units per acre. The General Plan Land Use and LCP land use designation both allow densities to range from 8 to 15 units per acre with the Growth Management Control point being 11.5 units per acre. The project is requesting units from the "excess dwelling unit bank" pursuant to City Council Policy 43. The project site is zoned for Residential Density-Multiple that allows multiple dwellings as a permitted use. The proposed project involves four different types of buildings. As shown on Exhibit "M," two- story Buildings A and B are located along the southern frontage of Harrison Street and include twelve 2,233 sq. ft. three-bedroom units (six units in each building). These buildings have views to the south (Agua Hedionda Lagoon, and the Pacific Ocean coastline). Buildings C and D are located just north of Buildings A and B in the center portion of the subject property, and consist of 2-story units over an individual 2-car garage (3 stories total) and contain 9 3-bedroom 1,672 sq. ft. units. Distributed throughout the center of the site, Buildings E through N consists of 2- story units over an individual 2-car garage (3 stories total). The 10 buildings contain a total of 47 three-bedroom 1,582 sq. ft. units. Buildings C through N all appear as three story structures on the garage-entry side but, due to the proposed split grades, as two story structures on the exterior (front) side (see Exhibit "0"). The final building type (Building O) is located adjacent to the single-family homes to the east. Building O includes 10 very affordable 1-story with loft units with adjacent garages. There are three different sizes of affordable units; 555 sq. ft. (one bedroom, one unit only); 777 sq. ft. (one bedroom, eight units); and 952 sq. ft. (three bedroom, one unit only). All units are accessed off of private driveways. Each unit in Buildings A and B includes both a patio and balcony; units in buildings C and D contain private patios and storage space located on the garage level. Buildings E - N possess balconies on the second story. Building O has a private patio space for each unit. The Spanish architectural style proposed for the project includes light-colored stucco finish with wood fascia and trim, accented with wood shutters and cultured stone base. Roof materials are concrete roof tile over numerous roof planes. As shown on Exhibit "M" - "HH," the building profile of Buildings A and B are designed with a receding upper floor so that the building profile follows the angle of the underlying slope. Vehicular access to the project is via private driveways with three separate entrances off of Harrison Street, Locust Street, and Chinquapin Avenue. Guest parking is proposed as open parking bay spaces distributed throughout the site. Enhanced paving is proposed at all entries off of public streets, and at important visual locations internally along the drives. Coast Waste CT02-18/CP02-10/SD May 19, 2004 Pa°e_3 03-03/CDP 03-35/HDP 02-09 - BLUFFS Management has indicated that they are supportive of individual trash pick-up for the units so there are no common trash facilities/enclosures provided. The project also includes extensive landscaping within and around the project, decorative site walls, and retaining walls. A centralized outdoor active recreation area, including a swimming pool, and open active areas for volleyball and lawn bowling are provided. For compatibility reasons, a minimum 17-foo't building setback, with pedestrian path and landscaping, is maintained along the eastern edge of the project, adjacent to the single-family lots along Adams Avenue. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Medium High Density (RMH) General Plan Land Use Designation; B. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); C. Planned Development Ordinance (Chapter 21.45 of the Zoning Ordinance) and Qualified Overlay Zone; D. Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance); E. Local Coastal Program (LCP) Mello II and Agua Hedionda Segments F. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance) and City Council Policy 43 and; G. Alternative Street Design Policy H. Growth Management Ordinance The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A.General Plan The project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the residential development are the Land Use, Circulation, Noise, Housing, and Public Safety elements. Table 1 below indicates how the project complies with these particular elements of the General Plan. TABLE 1 - GENERAL PLAN COMPLIANCE Element Land Use Use Classification, Goal, Objective or Program The site is designated for Residential Medium High density (RMH) residential development. Proposed Use and Improvements Proposed residential density of 14.6 dwelling units per acre is below the 1 5 dwelling units per acre maximum allowed in the RMH designation. Compliance Yes CT02-18/CP02-10/SD May 19, 2004 Pase4 }PO03-03/CDP 03-35/HDP 02-09 - BLUFFS TABLE 1 - GENERAL PLAN COMPLIANCE, Cont'd Element Circulation Noise Housing Public Safety Use Classification, Goal, Objective or Program Require new development to construct roadway improvements needed to serve the proposed development. Adequate circulation infrastructure to serve the projected population. Require that a noise study be submitted with all residential projects over five units. Enforce the City policy that 60 dBA CNEL is the maximum exterior noise level for residential units. New housing developed with a diversity of types, prices, tenures, densities, and locations to meet the demand of anticipated City Growth. Provision of emergency water systems and all- weather access roads. Proposed Use and Improvements The project is conditioned to provide street improvements to Harrison Street and Chinquapin Ave. The vacation of a portion of Locust Street between Adams St and Harrison St is not a circulation element roadway and is consistent with this policy because it is not required for local circulation. A noise analysis has concluded that with specific mitigation measures traffic noise from Interstate 5 can be mitigated to 60 dBA CNEL. The project provides a mixture of multi-family air-space condominiums, contributing to the diversity of housing within the City. The project also provides ten units that will be sold at prices that are affordable to very low-income households consistent with the City's Inclusionary Housing requirements. All necessary water mains, fire hydrants, and appurtenances must be installed prior to occupancy of any unit and all-weather access roads will be maintained throughout construction. Compliance Yes Yes Yes Yes Given the results of the above analysis, the Bluffs condominium project is consistent with the Elements of the City's General Plan. B.Subdivision Ordinance The project proposes an airspace subdivision of multi-family units. Chapter 20.16 of the Subdivision Ordinance addresses the requirements of a major subdivision (a subdivision creating more than four parcels). These requirements deal mostly with providing the drainage, sewerage, and circulation dedications and improvements needed to serve the subdivision. CT02-18/CP02-10/SD May 19, 2004 Page 5 >PO:3-03/CDP 03-35/HDP 02-09 - BLUFFS The proposed residential subdivision will provide all necessary facilities prior to. or concurrent with, construction. The hydrology report, submitted by the applicant, indicates that all runoff can be controlled onsite, with no overall increase, and conveyed into existing storm drain facilities. The onsite sewer system would be connected to the existing system in Harrison Street. The water system would involve provision of looped service from the existing lines in Harrison Street, Adams Street and Chinquapin Avenue. All proposed internal circulation would consist of private driveways, and as a result no dedications are necessary. Improvements will be made along the frontage on Harrison Street and Chinquapin Avenue. Ten feet will be dedicated to Harrison Street and it will be improved to "half street plus 12-feet," which allows for full improvements on the project side, and an improved 12-foot travel lane on the opposite travel side. Locust Street is proposed to be vacated between Adams Street and Harrison Street. No standard variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing any land title conflicts; therefore the project is consistent with the Subdivision Ordinance. C. Planned Development Ordinance and Qualified Overlay Zone The project is consistent with the applicable policies and programs of the Planned Development Ordinance. Table 2 below indicates how the project complies with the Planned Development Ordinance. TABLE 2 - PLANNED DEVELOPMENT ORDINANCE CONFORMANCE Standard Livable Neighborhood Policy 66 Front entries/porches: Garages: Parkways: Central Recreation area: Arterial Setbacks: Setbacks required for arterials. Building Setbacks: From Public Street: Front 15-foot average w/parkway street design. From driveway: 5 feet to garage and 8 feet to unit. Proposed Units have front entries and porches. Garages are alley loaded and not visible from public street. Project provides parkways along public street. Project provides centralized recreational area. The project is not adjacent to any arterial streets. 15 feet w/parkway street design. 8-foot setback from driveway for both garage and unit. Conformance Yes Yes Yes Yes Yes Yes Yes CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS May 19,2004 Page 6 TABLE 2 - PLANNED DEVELOPMENT ORDINANCE CONFORMANCE CONTINUED Standard Architectural Design Elements: Three building Planes: Minimum of four design elements: Minimum Building Separation: 20 feet average with a minimum of 1 0 feet between structures. Maximum Lot Coverage: 60% on a project basis Maximum Building Height: 35 feet Parking: Resident: One car garage plus one covered/uncovered space. Guest: 5 spaces for the first 10 units, plus 1 space for each 4 units above 10. 25% visitor may be compact Private Driveways: Minimum 24 feet wide with no parking permitted in travel way. Dwelling Unit Setback from Parking: All dwelling units shall be set back a minimum 5 feet from open parking areas. Screening of Parking Areas: All open parking shall be screened from adjacent residences and public rights-of- way. Proposed Conformance Elevations have a minimum of three building planes. Project provides a variety of roof planes, paned windows and doors, raised trim and a variety of accent materials. 20-foot separation maintained throughout the project. Building coverage constitutes 70,660 square feet of the 232,175 square foot site (30% site coverage). 35-feet from natural/finish grade. 68 units with 2-car garage. Affordable units have one car garage and one open space. 22 spaces required, 25 spaces are provided, in perpendicular parking bays. 20% are compact. All private driveways are at least 24 feet in width. Buildings are all set back at least five feet from open parking. Open parking is shielded from adjacent residences and public rights-of-way by either buildings or project walls/fences. Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes CT02-18/CP02-10/SDP May 19, 2004 Paae 7 >PO:3-03/CDP 03-35/HDP 02-09 - BLUFFS TABLE 2 - PLANNED DEVELOPMENT ORDINANCE CONFORMANCE CONTINUED Standard Proposed Conformance Recreational Space: Common: 200 square feet of centralized community recreational space per unit; 75% must be allocated for active uses; recreation must be provided for all ages. Private: 10x10 patio or 120 square feet of balcony. A total of 15,533 square feet of recreational space is required; the project provides for a total of 16.608 square feet of centralized common recreational space (11,767 sq. ft. active and 4,841 sq. ft. passive); active recreation includes a swimming pool and spa facility, volleyball area and bocce ball field. All units have 10x10 patios. Buildings A and B also have deck/balcony. Yes Yes Lighting: Adequate for pedestrian and vehicular safety. A lighting plan will be provided which will provide for adequate pedestrian and vehicular safety. Yes Utilities: Separate utilities shall be provided for each unit. There shall be separate utility systems for each unit. This condition has been incorporated into the attached CT resolution. Yes Recreation Vehicle Storage: 20 square feet for each unit; screened via landscaping. 1,560 sq ft required; 1,598 provided. Screening will be accomplished with landscaping and a screening trellis structure. Yes Storage Space: 480 cubic feet per unit.The project has been designed with storage closets within the units' private garages and, in some units, in the balcony areas also. The total storage area required for the project is 37,440 cu. ft. and 64,142 cu. ft. is provided. Yes Antennas: Master antenna and/or cable television hookup. Cable television hookup to be provided to all units. Yes Given the above, the proposed air-space condominium project is consistent with the applicable portions of the Planned Development Ordinance. CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS May 19,2004 PageS Findings required by the Qualified Overlay Zone ensure that the project is consistent with the General Plan, compatible with surrounding uses, and can be adequately accommodated by the site and street system. The project density of 14.6 dwelling units/acre is in compliance with the density permitted by the RMH General Plan designation and the multi-family subdivision is compatible with surrounding multi-family development and the applicable RDM zoning. Existing local streets, that will provide access to three separate private street/driveways serving the project, would adequately serve the proposed units. D. Hillside Development Ordinance and Hillside Development Guidelines The project is subject to the Hillside Ordinance because the site contains slopes over 15% and slope elevations differences greater than 15 feet, which occur only on the southern portion of the site. The remainder of the site is relatively flat. The slope area is roughly 17,800 square feet with a slope gradient of less than 25% and does not contain any sensitive habitat. The slope area is considered developable per the Hillside Ordinance and Coastal Resource Protection Overlay Zone. The development complies with the hillside ordinance and guidelines by: grading within the acceptable quantity range with 2,307 cu. yds/ac.; no slopes over 40 feet are being created as a result of the grading scheme; multi-storied buildings are stepped to follow the topography of the site; and roof slopes that are oriented in the same direction as the slope. E. Local Coastal Program (LCP) Mello II and Agua Hedionda Segments The project site, at Locust Avenue, is bisected by the Mello II and Agua Hedionda Segment boundaries of the Local Coastal Program. The southerly portion is within the Agua Hedionda Segment, an area of Deferred Certification, and will require permit approval from the California Coastal Commission. The northern Mello II section is within the City's coastal permit jurisdiction. The project 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 site, nor are there any sensitive resources located on the previously developed property. The proposed project is not located on an area of known geologic instability or flood hazard. No public opportunities for coastal shoreline access are available from the subject site since it is not located between the first public road and the ocean, and no public access requirements are conditioned for the project. The residentially designated site is not suited for water-oriented recreation activities. The subject site is located in the Coastal Resource Protection Overlay Zone, however, due to its location and the absence of slopes steeper than or equal to 25% inclination and/or native vegetation, additional submittals, standards or requirements do not apply. Based on estimated grading quantities, the project will require a grading permit. Construction of the project will adhere to the City's Master Drainage and Storm Water Quality Management Plan and Grading Ordinance to avoid increased runoff and soil erosion. The project has been conditioned in the Coastal Development Permit to grade during the summer construction season to further reduce erosion and discharge of sediments offsite. CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS May 19, 2004 Page 9 F. Inclusionary Housing Ordinance All residential projects within the City of Carlsbad are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code. In accordance with the City's Inclusionary Housing Ordinance, 15% of the total housing units constructed must be affordable to lower income households. The project is allowed 61 units per the growth management control point. The applicant has requested a density increase of approximately 28% to allow a total of 78 units on the site. The Planning Department and Housing Department support the additional density because it is still within the density range of the RMH General Plan designation and meets the development standards for the site. The inclusionary requirement for this 78-unit project is 12 low-income affordable units. The applicant has proposed to provide 10 for-sale units within the project affordable to very low-income households. These units will be more affordable than required by the Inclusionary Housing Ordinance. Therefore, the developer is requesting an incentive credit for these more affordable, for-sale units. The Inclusionary Housing Ordinance, Section 21.85.060, authorizes the City Council to approve an incentive credit adjustment when a preferred affordable housing product is provided. This means that the Council may reduce the total inclusionary housing requirement to less than 15% in order to provide an incentive to a developer to provide a more affordable housing product and/or a preferred product type. Anastasi is proposing to provide 10 very low-income units rather than 12 low-income units. This would represent a reduction in the inclusionary requirement from 15% and to provide these units for-sale. To allow this reduction in the inclusionary housing requirement, the City Council must first adopt a schedule of inclusionary housing incentive credit specifying how credit may be earned. This schedule is being processed in a separate agenda bill and must be approved prior to the approval of this item. Should the City Council not adopt the proposed schedule or not accept the developer's offer, the developer will be required to revise their permits to indicate how the requirement to provide 15% of the project affordable to low income households will be met. Nine of the very low-income units would be one-bedroom units and sell for less than $100,000 and the one three-bedroom unit would be sold in the low 5100,000 range. The low-income one- bedroom units would have sold for less than $150,000, and the three-bedroom unit would have sold for approximately $200,000. These are very approximate numbers and represent the affordability of the units for comparison purposes. The allocation of excess dwelling units is consistent and provided for within City Council Policy 43. Projects that request a density increase are determined to be "qualified" residential projects to receive excess dwelling units. As stated previously above, the increase in the projects density is compatible with the existing residential neighborhood and is in compliance with the General Plan land use designation. Adjacent residential projects with RMH land use designations have densities of up to 53 units per acre. G. Alternative Street Design Policy The project will implement the Alternative Street Design by having parkways adjacent to the street rather than sidewalks. Pursuant to the Livable Street standards, the Engineering CT02-18/CP02-10/SDP May 19, 2004 Page 10 P033-03/CDP 03-35/HDP 02-09 - BLUFFS Department notified the property owners adjacent to Harrison Street that the project is required to do street improvements. The street improvements consist of slightly widening the roadway as well as installation of concrete curb and gutter, a landscaped parkway, and a sidewalk. With the exception of some minor street widening, the proposed improvements will be constructed exclusively on the project side of the street. The street design and improvements are in conformance with the City's current Livable Street design criteria. No comments were received during the notice period. H. Growth Management Ordinance The project is subject to the provisions of the Growth Management Program, as contained in Chapter 21.90 of the Zoning Ordinance. The site will accommodate 61 dwelling units per the Growth Management Control Point. As discussed in Section F, the project applicant is requesting a density increase to accommodate a total of 78 dwelling units, 10 of which (13% of 78 units) are proposed to qualify as affordable to very low income families. With 78 dwelling units proposed, the project results in a density of 14.6 dwelling units per acre, which is near the top end of the RMH density range (8-15 dwelling units per acre). Table 3 below details the project's conformance with the requirements of the Growth Management Program. TABLE 3 - GROWTH MANAGEMENT COMPLIANCE Standard City Administration Library Wastewater Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Impacts/Standards 271 sq ft 144 sq ft 78EDU 0.54 ac. Provided (NAH Basin) 624 ADT Station #1 0 Carlsbad Unified E:7M:3HS:4 78EDU(1I) 17,160 gallons per day (GPD) (220 gpd/EDU x 78 EDU). Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The project exceeds the Growth Management dwelling unit allowance pursuant to Section 21.86.030(b) by 17 dwelling units. V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA Guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. A potentially significant environmental impact was identified for noise and paleontological resources. No significant residual chemical or pesticide residues are expected from the abandoned avocado CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 - BLUFFS May 19, 2004 Page 11 grove, as avocado groves do not require a significant use of pesticides or chemical for production. The developer has agreed to mitigation measures to reduce the identified impacts to below a level of significance in accordance with CEQA. In consideration of the foregoing, a Notice of Intent to Issue a Mitigated Negative Declaration was posted on January 21, 2004. No public comments were received during the 30-day public review period. ATTACHMENTS: 1. Planning Commission Resolution No. 5634 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 5635 (CT) 3. Planning Commission Resolution No. 5636 (CP) 4. Planning Commission Resolution No. 5637 (SDP) 5. Planning Commission Resolution No. 5638 (CDP) 6. Planning Commission Resolution No. 5639 (HDP) 7. Location Map 8. Background Data Sheet 9. Local Facilities Impact Assessment Form 10. Disclosure Statement 11. Exhibits "A" - "JJ" dated May 19, 2004 VL:mh SITE BLUFFS CT 02-18/CP 02-10/SDP 03-037 CDP 03-35/HDP 02-09 BACKGROUND DATA SHEET CASE NO: CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 CASE NAME: Bluffs APPLICANT: Anastasi Development Company REQUEST AND LOCATION: A 78 unit condominium project on eight contiguous parcels located on the north and east side of Harrison Street, west of Adams Street and south of Chinquapin Avenue. LEGAL DESCRIPTION: Lot 3. 7. 8. 9 and 10 inclusive, in Block "A" and Lots 1. 2. 3. 5. and 6 inclusive in Block "D" of resubdivision of portions of Tract 238 and 243 of Thuin Lands, in the City of Carlsbad. County of San Diego. State of California, according to map thereof no. 2103. filed in the Office of the County Recorder of San Diego. April 3. 1928. APN: 206-120-03.08.09.10. 11. 12. 14, 15 Acres: 5.33 Proposed No. of Lots/Units: 78 GENERAL PLAN AND ZONING Land Use Designation: Residential Medium High (RMH) Density Allowed: 8-15 du/ac Density Proposed: 14.6 du/ac Existing Zone: Residential Density Multiple - Qualified Overlay Zone Proposed Zone: RDM-Q Surrounding Zoning, General Plan and Land Use: Site North South East West Zoning RDM-Q R-3 RDM R-l R-3/RD-M-Q strict: Carlsbad Unified t Dwelling Units (Sewer General Plan RMH RH RM RLM RMH PUBLIC FACILITIES Water District: Carlsbad Sewer Capacity): 78 Current Land Use Vacant Multi-family housing Single-family Single-family Multi-family District: Carlsbad ENVIRONMENTAL IMPACT ASSESSMENT /\ Mitigated Negative Declaration, issued January 21, 2004 Certified Environmental Impact Report, dated Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: BLUFFS - CT 02-18/CP 02-10/SDP 03-03/CDP 03-35/HDP 02-09 LOCAL FACILITY MANAGEMENT ZONE: I GENERAL PLAN: RMH ZONING: RDM-Q DEVELOPER'S NAME: Anastasi Development Company ADDRESS: 1200 Aviation Blvd. Redondo Beach. CA 90278 PHONE NO.: (310) 798-9772 ASSESSOR'S PARCEL NO.: 206-120-03.08.09.10. 11. 12. 14. II QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.33 ac ESTIMATED COMPLETION DATE: ASAP A. City Administrative Facilities: Demand in Square Footage = 271 B. Library: Demand in Square Footage = 145 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 78 EDU D. Park: Demand in Acreage = .54 E. Drainage: Demand in CFS = 10.62(100 yr) Identify Drainage Basin = NAH F. G. H. I. Circulation: Fire: Open Space: Schools: Elementary 7 students Demand in ADT = Served by Fire Static Acreage Provided - Middle 3 students 624 a No. = 1 0 Carlsbad High School 4 students J. Sewer: Demands in EDU 78 Identify Sub Basin = II K. Water: Demand in GPD = 17.160 L. The project is 17 units above the Growth Management Dwelling unit allowance. ity of (Sarlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which uiii r^cu-.r discretionary1 action on the pan of the City Council or any appointed Board. Commission or Committee The following information MUST be disclosed at the time of application submma! Your project car.no: be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, tratemai 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 acnne 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, title, 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) „ —^ t> Person Title ris"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, title, 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.) Corp/Part. Title ® Address Address 1635 Faraday Avenue • Carlsbad, CA 92O08-7314 • (760) 602-4600 • FAX (76O) 602-8559 NON-PROFTIW ^ANIZATION OR TRUST If any ~cr; ;n i-fsn::':":;-\ pursuant to (1) or (2) above is a nonprofit organic-:::" or a trust, list the -.-.arr.-s n-.i _dd:;s;^ ::" 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 Address Title Address Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months?X Yes /\No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify thafSll the above information is true and correct to the best of my knowledge. Signature of applicant/date Print or type name of owner Print or type name of applicant f owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 TYPICAL SECTION - CHINQUAPIN AYE. JL f -W ^ f..• T .-MKI^ _fl J»'>\ ir mm wxs - wcrwcrour,. c*K*e nme s*w 9t*r w ( nas am? 7>'W| T ~-"- = -.--rf-J CM/ SECTION - HARRISON ST. <£)2005 O'Oox CoosuttanU, Inc. TYPICAL SECflON - STWffS 'A' A 'D'jyygwL SECTION -_snrar 'c' a tumrr>r zt_ jUOifxr if \ a f§• 6 -r^J IKE/CM SECTION - STRCCT 'B'MOSUtf -Js WO t ««,,«x«i? 0' I If \ 1 S a \ .*. xf _/t SECTION - STREETS 'C\ f * BENCHMARK: <r axmut cr awn a* one SHfCr 2 OF 7 SHEETSc.r. os-IB ff.P.P. 02-O9 C.P. 02-10 ..SHOT* or 7 sw/rr SHKT S OF 7 SHttrS C.T. 02-18 H.D.P. 02-09 C.P. 02-10 SHEET 4 Of 7 C.T. 02 H.D.P. 02 C.P. 02 VP^oH* " , A iTrT?1 7V-F. 1 Ml'i-1 'MS'L1': '"7* "V" 'Oh-iL^g^'i ^^4^ ...='j :iii!v;-T'-HI:>:';i'nl'^=iiv*w*l 18 09 10 SEE SHEET J SfflSSM/ft, BENCHMARK: ©2003 O'Doy ConsuHartj. Inc. SHfTT 4 . 5«ffT CHtNQVAPm ' A\f. ------ " ^i'J MIK*T JUi*C t_^'''' ' | Krnrmt.. . |fcJj!C;|j^:ES%iiijil^'|i|Jfc'i|EiS;" H.D.P. 02-09c.r. 02-10 <•! - -^ MKCHMARfc ISfSMfr •JMftt OC tit f a mat» PTC (&2M3 O'Doy Consultants, Inc. ... pfffi $ or 7 SHOTSt iiMtwo *• LC a*fj '&> JWi —- SHttT 6 OF 7 SHftTS C.T. 03-10 H.D.P. 02-09 C.P. 03-10 SOT K - FOP Of CUVor. rofar mture - JoPQrsin1 SHEET 7 Or 7 SHCF.TS C.T. 02-IB H.D.P. 02-09 C.P. 02-10 150 200 250 300 350 400 HOIK- I. mC TOTAL LENGTH OT SWALC= 4O0.99 FT. 2. 0^087 as (SfC SCCTION 6 FOK CALCULATIONS) 3. ME 0 2YR, IOYR AND 100W WATER SURFACl ELEVATIONS ARE FOR THE KETAINFO DIFFTRCNCf FOR THC BCTOKT AND Arm CONDITIONS. ©J003 O'Doy Coraullonts, he. 450 BENCHMARK; ijf,t»r,> mua Ctr iE 500 550 ft Mr* Afcj tF virmtf cr **843 a nthmoi THEjmjJFFS EXHIBIT C SWAIX PKOFJUf sum 7 or 7 sHcm ifMf**u v UL t» , All JQI <, r 5 - Pa>*Iv« racrealion oreaa T-/,• i Norlh-south -y, ' / Harrison SI. parkway |$ planl-d -rfK >y <f /'•>^;j; D.^Lno, ,®i«|j The Bluffs Erosion Contr of disturbed i Morrison Street streetscape and Zone 2 parkway planting along eosl-west avis Street trees are palms lo maintain unobstructed views) PRELIMINARY SET 4- 12/11/03 - NOT TOR CONSTRUCTION Southarn terminus of pedestrian spine Tha Bluff* i* * mjltr-ranUly homing proj*el '• loealad en :-•* nc»th »K3ra of Itio Acjua i-adlord* l.agocn. Ju*i a«»t of n*i ic- g»ntlu Hop rg forir fO-ih ID »GULI '•">• prcpc>»«»d orojacl It ih* cciiU'Jcl'cjn of 61 i^ii;*, O of u/iich J'» too- nc^ra unit* Er»'«Hicj m_,lir - f ami y hfu*lna '• local ad >m«dl*taly w«*l Of '•*•• »U* A comiarelai racfa*-.lon rtctlliy Ilocai*d Irr.macll Jtoly •OulH of It a ilia (3lhw iLirtcuiOing »io -- Locuil S-r«ai No i^*l>vo vagotd-lon jjetii* tt"« *ito Responsibilities All •!!• Urxstcapfrgi »Houin or t»-«*« p •<>• will f* -n*lni*r i»cl try thepfcjacl Mora 3ur.«r'« AttDciai.Cfi Tdo or IL area* m4lnt*lnad by Individual ou^an «r« pa-Jo *t«*t of 'noVoi-al unit* No Iflrdscapiig fo- paiio* '* »K?ujfi 01 i,*T««a p a->* Perimeter Landscaping £tr«Bl»eflp« plait In jk will con-plu ujfth th* oo icl*» ard requiraTar.t* or Ik-* Clily of CarlftVad Landtcdp* ^*'-«.al 3lr«*t Iraa epociot, thrube 4rvJ fjicjund co^a-t d'« t«lociod lo Morrison Slroef 54-rooi ifdvai la Marnton &tr«al ti«no* 30 lino, opaning up ai.p«n«f-w lr«* choi«xi ftv thi* porti |, Jfora 3 p anting*. Col btf aaImr cor» Chinquapin Av«nu« ar,d a 34-fooi ra^e Idf.s tia 1 5-fool paclujfly ira* for Oilnq-ap FT Sl-»»: i» Jjcflra-idd. F'tantlng t-(j/«r pljrilirg^ Locu*f Strval Prop.rty Una* alrhipn alt O' !*--« a^a'g'aeri -.raa* Project Enterles Interior Streetscnpes Recreation Areas and Pedestrian linkoges Cotron Armt («^r»*Uo'«l ficnu •* *'• lcr.*\*cj t c'q • c«rJ'* Landscape Concept Plan . D c c I i 5T.2I ! .' i c o ! !; I o > i i i oJin. o 't> o io i •S !s! i CD l L-1 North-south Morrison SI. 1-• parkway Is planted '• • ™x - Perimeter wad / Fence . Active Recreation Area - Bocce Ball **•>•?• . Active Recreation Area - volleyball and open turl fl. V. Parking.- screened by 'ooden Irellls Pedostrlan Crosswalk I c c i! o g i i ; i a) . :-) .2 a iI o > : ! l O tu !: </i :I ! <a c: ; i I °- ° ': o u _ Active Recreation Area ~ ftni-.. building, pnul. ipn. Irellis, and enhanced paving Enhanced paving at vehicular arilriai - Dens* •cr««n o( trees find shrub1; along eastern property Hn»CD' Passive Recreation Area PRELIMINARY SET 4 - 12/11/03 - NOT FOR CONSTRUCTION 'VS*^Landscape Concept Plan L~2 !•!•(. f \ ]] tf\^\i' ^~sJ PLANT LIST LMMinM. Comn^nJM HARRISON STREET °LANTING5 BTWEI iraeft rj*' bo» er •*• w i*. »'n ; CHINQUAPIN A\T. W^C-i ££#£*• ££££• R^^ba*. C^ . . Jx , tT' ._— - — <• • i <v NuHlnj.n IvtmliiU* ul ( C (. I f nC li6 & screening trees V Pedestrian spine --^^^ / Exercise station -i > \ J Bg*- ;•• .. .. .i-A'-T -TSr-f k- • y^V^/^gWSfy'fcwfc ! ^£ f: ? a r 1 E ; I b I .r\\ i^V- ^ll ill] > / (3\;|i pj"*•/ .__ tit ( *«• M; M; ?•" •*> /d "—-N ' I'? ""-— Enhanced pavlno ' " -^ ) ) ) lo\ a/Ii»r.i?|Ssr-"[ vx Sj -, Eua^--^l»H "?»J ^';| « I > J•.. (•.t<L M-'s- /\HA | ^, -_-.:-'-asam 1 1 1 1 1 , ^^t^. * f«- *' J3w Ta ) - ) ) ) ;feo^^.-s^ / ^^^^^wl^^Sj^Lk^F^1*"-^^^ PJ at vehicular £$ ||. antrfes ^3 S r'H along eastern ~' jf^T \property lin« '<^f(. " y Vu> ^ 1 ^3I W'i^/ ;X-'? •• "" / ^ :'''^2^ "& '•^?v"^7''^?^r5 $T Tio^;c)^FTm^~^n /0in fif«r»«''«"m:-a: '-*> ?•'%• <B Jt pra m T ft^%LU U L^ '*\s^4/ PRELIMINARY SET 4 - 12/11/03 - NOT FOR CONSTRUCTION NUUM sc*,£ 'Pfyii^' 0?0l«3 CDvtR , 1 gattcn / fiJli! R^Vr^ *v'ekMnl° * HCM^cnTa orc^'d lf»W SHHJ3' ,-Sm.9 galk«'ard Mt-1 galled Ldtfn fl*TTr« Common flflrria RECREATION AREAS B-RC5 / VINES 'CiSO/Jp CO/EH f & g v no* &0V& o 1 5CX-ig ) AgapJnthi* ip Lil^ oi -fn N|[« Ftnlcdwicie"! blpirrvs-.lf djn PVillc>a9O'Cfi h-agarU e*niu*™ri Beije>i »ir*^»-iiF'aWrgcnlbr palta-.ur Ivy oaiiV'lJfl. _ ENTRV / TETAIL GARDENS !_? P -.""...? "P: . .. ^ " * i ( * 1 £' ''t^it'y' daflo«a &6^i« loq^t nMO^'^L^ F«»ai^ ^y g«f4n ur ... INTERIOR 5TREET5CAFt5 / PARKING LOTS flIRFcl /ACCENT "FSEEJ^aOT-K bo». 5«t-B gal. 4' bm. inr.) Q^H^H'."""°" ssr"0'"" * rt,ri»'.o*p0firt! fia^ui Sweai^^da (r''i<o*pukn ixd.UtJ» Vic tor: n cw* ° ^tUfOIOfi g 'CO4L4 !^*rica' fan pah i u , _ ft^WuBi I6Z\ b g< ton *nd W\ gJ «*) r , Agspi-ifL4 <p. _[Uf of mi Ml* K^eiina iftlcin* i'rlcJi bo/^>ij(d R^pHaiooii KaJ**'.'c E«liAij' t-a an Kjmihorr* iiaidard />'"*\ VISES / &ROJxD CCvt* /B gal vlr*» 1 gallon / flau> : \ " J F &* ptflf'j damping Hg [ PERIMrER / SCREENING * :r.*u..«wf«u_ B-i*.j-i,be- _ ,f StJRJBS ' VIHf.5 / CjR3(t€) CC^St'B c /''« &CVS g < bCt-l g i ' ' Oi'raMr^V^t1 6.^°^*^ SS^lTr*- B-^c'.^ &JM-.-J tp CJ-prgcaurU C^tOtlCTJ ca)lltl*£'O'O« V'iC'Jl -,rjp«i vlr^> fc^fS^Tfi'nophjII* L^H|Pt"« ^e^Tgl^d 5*t -1 galjr*"1 **" KMpriielapf* TH.«:re b**% hd(« W.farM .Id Plltotponjt c. Cf^JctJ*' D**-' piUOlpCrj* bcatri/cla M*uvo ii^tn-i Scaa/oJ 4g*p«hiru» ar- ca'u* _, u trf W« Hi • Sl'j^MlM "l!*9 0laB* ^T'l ' !TtaH " "" D'«tn« *P P.» NATURALIZED PLANTINGS f TREES (&«-»• bw.5e^Be.li" > _ P.^.-darcj ^^H'- ^'^ Echur (•*U£..-fi priew a' "lo*"* Ayapjiii-w *li(u-u4 Lilj o' U» ML* i'Li'J TfH/IU*-.'! Irillirc U'-.J'i ^ y eS.aROUCICCVFRfftg*! f n.». )g« in-i^t f J a> U..J ^rrxi«?^°" ^TlT • VICINITY MAP 'Of ' . vt » P*I. y. '• ^,-i "" ' ,«*'^\ -.'^ '5.8?.D^£— (...'^v. .,(;.;/! '-U,;' ! Landscape Concept Plan ii ;fst-:-4 J^' ' QJ '! : ; «! f's'! ;'•; " • i 1 ' SLk: i'-^P IV" !•"ftH i''' |c c CL. a. ^- c0) .0 c o O a) C) Cn. oo o001 1_ r f"1 i 1 :. TJ 01 ^ f/)tt=13 e*«^«««— fY"^LLJ CD (~~ h~ ^) fU (,) 0 1) t ) L-3 zu_.o_ n rrrr. ~rrT~Tr-r^fa1"? 11 ill (feW. :«». pdfkZCJTB 9ao tiuila raq.il -ad for f.o-r L^t«r le rurthcr udLio>i goal*. Sil* Dato ' 35 JCTM 33% or *((• .« 1 - ^o'lrad & jiUrg* O 13 4c-«* 5>SX cif planing-iad oid'-.ting* 0 JS1 acfat 16^ of pUrlirga a) c;o oo ootnTJ 5 jj. PRELIMINARY SET 4 - 12/11/03 - NOT FOR CONSTRUCTION Water Conservation Plan : £ii . 13! I ..... •• L-4 Recreation Area 'F1 Recreation Areas "A", "B", and "C" id! c c -2.2Q- o. U 0) I 0) C IQ O oo I m PRELIMINARY SET 4 - 12/11/03 - NOT TOR CONSTRUCTION Recreation Area Details L-' ADAMS STREET I1J lil x O ARCHIXECTURA.L SITE PLAN THE BLUFFS CARLSBAD, CALIFORNIA CORP.22 ADAMS STREET HARRISON STREET ROOF PLAN THE BLUFFS CARJLSBA.D, CALIFORNIA ANASXASI DEVELOPIVIEPSTX CORP.2 OP 22 SECTION A SITE SECTIONS THE BLUFFS CARLSBAD, CALIFORNIA AIVASXASI DEVELOPIVIEIVX CORP.3 OF 22 PLAN I-A 3BK/2.S If A 2233 Ml-' OCCUPANCY CLASSIFICATION: H-l CONSTRUCTION TYPE: V-N PLAN 1-A 3I1H/2.3 BA 2233 SP OCCUPANCY CLASSIFICATION: R-CONSTRUCTION TYPE: V-N FIRST FLOOR KA& THE BLUFFS CART^SBAD, CALIFORNIA A1NASTASI DEVELOP1VIENX CORP. KMIT TEH /«. ASSOCIATES 4 OF 22 BUILOI1VG A. PI.AN I-A 3UIU2.3 UA 22333BR/2.5 IftA 2133 SF OCCUPANC-V CI^SSIFICATION: R-l CONSTRDOIIDN TYVK: V-N «X;<:I)PAPI<:Y <:I./CSSIFK A I I»N: H-I c.'ciNSTUurrnoN TVPK: V-N THE BLUFFS CARLSBAD, CALIFORNIA A.1NA.SXA.SI DEVELOP1VIENT CORP. KhHT7f:R / & 5 OK 22 JOL-f BUILDING B FRONT ELEVATION THE BLUFFS CARLSBAD, CALIFORNIA ANASXASI DEVELOPIVTENX CORP.OF 22 BUILDI1MO REAR ELEVATION REAR ELEVATION BUILOIING A RIGHT ELEVATION THE BLUFFS CARLSBAD, CALIFORNIA ANASXASI OEVELOP1VIENX CORP. BUILDIINCi RIGHT ELEVATION 7 OK 22 M.«. «* cuu. »I f.-AHACK 2-A "t fJAJtACJR 2-A ^| STOK. C1 b,*!.... r . . i AltACE L-A S1OH. fi L i GARAGE 2-A y / ^ STOR. CARAC;E 2-A STOH. E TYPICAL VTOKACdl AHBA PLAN 2-A 3IIR/2.5I1A I672SF (ICCUI'ANCY C1.ASSIHCATION: H-1CONSTRUCTION 1 VfE: V-N 2-A I 2-A HTOII. LEVEL 2-A 2-A Ijj. BUILDING O 3lllt/2.9 HA 1672 SF OCCUPANCY CI.ASSIFICATION: It-l CONS I HOC! ION TYPE: V-N THE BLUFFS CARLSBAD, CALIFORNIA AJSTASXASI DEVELOPIVIETSTT CORP. KAA 8 OF 22 2-A I.IVINfL- B-A{ J2-•A l-IVIN IS-A{ }2- F^EKITOOKi 2-A -DIVING BUILOIIVG C PLAN J-A3BK/2.5 BA 1671 SF OCCUPANCY CLASSIFICATION: H-l CONSTRUCTION TYPE: V-N FIRST FLOOK. MVINQr- 2-A I.IVINO^ HLAN Z-A 3IIK/2.S BA ««71 SF OCCUPANCY CLASSIFICATION: R-l CONSTRUCTION 'I'VPI!:; V-N THE BLUFFS CA.RLSBA.D, CALIFORNIA. ANA.STASI DEVELOPMENX CORP. KAA KNt'l rt:H/ & OK 22 BUILDING C I>I.AN I-A3UU/2.SUA 1672 SK OCCUPANCY CLASSIFICATION: R-l CONSTRUCTION TVPB: V-N BUILDING D P1,AN Z-AJUU/l.S UA 1671 SK OCCUPANCY CLASSIFICATION: It-l CONSTRUCTION TYPK: V-N FLOOR. THE BLUFFS CARLSBAD, CALIFORNIA A.NA.SXASI DEVELOPIVTEIST CORP. KA<V Kr-HTTER_ ABSOCIAT OF 22 BUILDINGS C & E> FRONT ELEVATION THE BLUFFS II C > I7* 22 2IMI1 M U1,'IIH/?OH| DEVELOPIVIENT CORJP. BUILDINGS C-F> REAR ELEVATION •CM* WM- • I BUILDINGS C-D RIGHT ELEVATION BUILDINGS C-D LEFT ELEVATION THE BLUFFS CARLSBAD, CALIFORNIA ANASTASI DEVELOPIVIENT CORP.12 OF22 3-3-A. 1YPICAL STCMtAOB ARBA ;! [ GTOK. TYTICAZ. OAKAOB AMBA BDILnilNGS E-N PLAN 3-fi. .1 I1K/J.3 IIA 1581 SF OCCUPANCY CLASSIFICATION: R-l CONNTMIICJTION TVI'E! V-N LOWER LEVEL THE BLUFFS CARLSBAD, CALIFORNIA AIVASXASI DEVELOPMENT CORP. KA/X KNHTTER/& A^'JOOIA I ES 13 OF 22 E-N PLAN 3- A 3BII/2.5OA ISK2SP OCCUPANCY CLASSIFICATION: R-l €::<>NS'I MIIC'TION TYI'K; V-N FIRST FJLOOR THE BLUFFS CARJLSBAD, CALIFORNIA ANASXASI DEVELOPMENT CORP. KAA KNHI Tt=tt ,/ A. ASSOCIATES 14 OF 22 SECOND FLOOR IIU HIDINGS E-N PLAN 3-A 3 Hlt/l.S BA 1582 SF OC.'C'UPANCY CLASSIFICATION: R-l C.'ONSTHUCTinN TVPK: V-N THE BLUFFS CARLSBAD, CALIFORNIA I>EVELO1*1VIENX CORP. Kr^ii I ERI ER / «. ASUOCIATEa1- - 15 OF 22 BUILDINGS E-N FRONT ELEVATION THE BLUFFS CARLSBAD, CALIFORNIA ANASTASI DEVELOPMENT CORP.ir> OF 22 •OALB. I/ft- • l<-0* BUILDING E-N REAR ELEVATION BUILDING E-N RIGHT ELEVATION BUILDING E-N LEFT ELEVATION THE BLUFFS , CALIFORNIA DEVELOPMENT COR1*.17 on- 22 K/VX ASBtTCTATES MCMJItCTlfBI t * WiUMt; I BUILDING O PLAN 4-A I'l.AN 4-11 IIIK/1 1IA 777 SF (INC. LOFT) 1IIK/IUA 777 SF (INC. I.OKI ) 1-1.AN4-C rl.AN41) I IIK/I HA 395 RF 3 I1H/2 IIA 9f12 SI' OrClll'ANCY CljiSSIUCATION: R-l CONSTRUCTION TVI'K: V-N FIRST FLOOR KAA THE BLUFFS CARLSBAD, CALIFORNIA OEVELOPlVfENT CORP. Kf-H ! I t£R / (IASBOC.IA if-::jtrcNlvclivI A [/U"i*|J 18 OF 22 r~'T~ \ LOFT 2 -^ N1. 1.C1FT 3 If- - J/ "L i.orrA -1V N-1- '1 l-l I, OFT I IA)FT 5 1 fr f J". 1 _ Ul P, „. n v/ IX>FT | I-OFT r - jj .. . -i4,. P\LOFT ^ V 1, 11 THE BLUFFS CARX.SBAD, CALIFORNIA ANASXASI DEVELOPIVIENX CORP. \ BUII^OIING O PLAN 4-A1IIK/I IIA PLAN 4-CI Bll/l HA 959 SF PLAN 4-H. I.OFT) IBrt/l BA 777 SF (INC. 1.OFT) PLAN4-H 3 IIK/2 BA 952 SF OCCUPANCY CI.ASSIHCATION: H-l C.'ONSTKKCriON TVI'Bi V-N SECOND FLOOR KAA TEH AtiCOOIATE4/cF.iletl'jra S p4jr'^ OF 22 BUILOING O FRONT E LEV AXIOM THE BLUFFS CARLSBAD, CALIFORNIA A1VASXASI CORP.2O C 9 m* 22 jnnnt »/H-.//(HII BUILDING. O REAR ELEVATIO1N BCALJt. Iff . V-0" m mm THE BUILDIING O LEFT ELEVA.XION BLUFFS CALIFORNIA. DEVELOP1VTE1VX CORP. DUII.D1MG O RIGHT ELEVATION 21 OF 22