HomeMy WebLinkAbout2024-07-17; Planning Commission; ; Carlsbad Village Mixed-Use. Consideration of a land use request to consolidate land into two lots, demolish a 58,735 square foot retail center, and construct a mixed-useThis item was continued from the Planning
Commission Meeting held June 19, 2024
Meeting Date: July 17, 2024 1
To: Planning Commission
Staff Contact: Jason Goff, Senior Planner; 442-339-2643; jason.goff@carlsbadca.gov
Subject: Carlsbad Village Mixed-Use. Consideration of a land use request to consolidate
land into two lots, demolish a 58,735 square-foot retail center, and construct a
mixed-use development consisting of 13,800 square feet of neighborhood-
serving commercial within two one-story buildings, 218 multiple-family
residential apartment units within two five-story buildings, and a five-story
above grade parking structure.
Location: 945-1065 Carlsbad Village Drive / 203-320-53-00, 203-320-54-00, 203-320-55-00,
and 203-320-56-00 / District 1
Case Numbers: SDP 2023-0014 (DEV2023-0078)
Applicant/Representative: Jonathan Frankel, 925-708-3638, jfrankel@landusepro.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
Permit Type(s): ☒SDP ☐ CUP ☐ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☐Other:
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion
☒A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) RECOMMENDING
APPROVAL of Site Development Plan SDP 2023-0014, based on the findings and subject to the conditions
contained therein.
July 17, 2024 Item #1 1 of 312
G COMMISSION ~ s~;ff Report
Existing Conditions & Project Description
Existing Setting
The subject site consists of four parcels totaling 4.12
acres located at 945-1065 Carlsbad Village Drive (Exhibit
2) and within Local Facilities Management Zone 1. The
properties are currently developed with existing retail
consisting of 58,735 square feet. Topographically, the
site descends gently in elevation from approximately 73
feet (northeast) above mean sea level (MSL) to 63 feet
MSL (southwest). The site is bounded by Carlsbad Village
Drive to the north, Oak Avenue to the south, Interstate-5
to the east, Hope Avenue Alley to the west; and is also
located approximately 0.4-miles from the Carlsbad
Village center and 0.6 miles from local beaches.
Site Map
Table “A” below includes the General Plan and Zoning designations, Village & Barrio Master Plan (VBMP) land use
district(s), and current land uses of the subject site and surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation
Zoning
Designation
VBMP Land
Use District Current Land Use
Site Village Barrio
(V-B)
Village Barrio
(V-B)
Freeway
Commercial
(FC)
Retail shopping center with five buildings
totaling 58,735 square feet anchored by a
24,800-square-foot “Smart & Final” grocery
store. Other uses in the center include a
hardware store, laundromat, pharmacy, bar,
liquor store, thrift stores, antique store,
restaurants, etc.
North V-B V-B FC
Carlsbad Village Drive, gas station, a Carl’s Jr
fast food restaurant, commercial uses, and a
four-story multiple-family apartment building.
South V-B V-B
Barrio
Perimeter
(BP)
Oak Avenue, mix of residential uses from
single-family to multiple-family, one, two, and
three-story construction.
East
V-B; and
Transportation
Corridor (TC)
V-B; TC V-B; T-C Gas Station, Interstate-5
West V-B V-B Village Center
(VC)
Hope Avenue Alley, various public and
commercial uses, including a Jack in the Box
fast food restaurant.
July 17, 2024 Item #1 2 of 312
General Plan Designation(s)
Zoning Designation(s)
Proposed Project
The project developer, Tooley Interests LLC, herein referred to as “Developer,” has submitted application for the
development of a mixed-use development consisting of 13,800 square feet of neighborhood-serving commercial
within two (2) stand-alone one-story buildings (Building A = 8,000 square feet / Building B = 5,800 square feet),
218 multiple-family residential apartment units within two (2) stand-alone five-story buildings with a bridge
connecting the fourth levels, and a five-story above-grade parking garage. The proposed project includes
demolition of an existing retail shopping center with five (5) buildings totaling 58,735 square feet. To facilitate
the development of the project site and to achieve the desired density yield of 218 units at 53 dwelling units per
acre, the project is conditioned to submit for a ministerial approval of a Tentative Parcel Map to consolidate the
four (4) existing parcels into two (2) lots, which also includes recordation of a covenant of easements for private
reciprocal access, parking and drainage purposes; dedication of easements for right-of-way along Carlsbad
Village Drive and Oak Avenue; dedication of easements for Fire Department access along the Hope Avenue
Alley; and dedication of a public drainage easement and a water easement for public water and access purposes.
According to the application, the two (2) single-story commercial buildings fronting Carlsbad Village Drive are
anticipated to contain a combination of retail and restaurant uses, including a neighborhood market.
The Developer is seeking a density bonus under State law, which would entitle the developer to increase the
density of the project by 50% in return for designating at least 15% of the proposed base dwelling units (145
units) affordable to very low-income households. The Freeway Commercial (FC) district in the Village and Barrio
Master Plan allows for 35 dwelling units per acre. The density bonus that is authorized by State law (Gov. Code
§65915) is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to
50% additional units over the base number of units permitted pursuant to the Village & Barrio Master Plan
(VBMP). With the 50% density bonus, the maximum number of residential units allowed on the site is 218 units,
with 22 of those required to be restricted as affordable to very low-income households (per State Density Bonus
Law). In addition, the developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. In this
case, since very low-income units are proposed, 12.5% of the total number of units proposed or 27 units are
required. The Developer is proposing to provide 27 very low-income units (50% of the area median income),
which satisfies both the State Density Bonus Law and Inclusionary Housing Ordinance requirements. The project
is proposing five density bonus waivers that are discussed in Exhibits 4 and 6.
Vehicular access to the site will occur via three access points from two surrounding streets and the Hope Avenue
Alley. One vehicular driveway is provided on the northern boundary of the site along Carlsbad Village Drive
July 17, 2024 Item #1 3 of 312
which provides access via an existing driveway and left turn pocket. A second access will be provided from the
midpoint of the Hope Avenue Alley. Both the at-grade parking stalls and parking structure will be accessed via
these driveways. The third access will be provided to the parking garage from Oak Avenue for residential tenants
only, which is restricted by a gate.
Along Carlsbad Village Drive, the project is proposing an 8-foot right-of-way dedication and construction of a
new 16-foot-wide parkway with 10-foot-wide sidewalks and 6-foot-wide landscape planters with street trees; an
existing six-inch diameter water line located within the right-of-way is being replaced with an eight-inch
diameter water line; and an existing North County Transit bus stop will be upgraded to include a bus shelter and
bench. On Oak Avenue, the project will maintain the existing 10-foot right-of-way along the project’s frontage,
but will replace existing curb, gutter, and sidewalk with a new 10-foot-wide sidewalk reduced down to 5.5 feet
at each tree well planter location. Along the north side of Oak Avenue, the project will improve the dead-end
street design consistent with city standard cul-de-sac design.
Pursuant to the FC Supplemental District Standard 2.7.4(G)(1), a maximum height limit of 45 feet and four (4)
stories applies to the site. The project will utilize a density bonus waiver to allow a maximum building height
limit of five (5) stories measuring 56 feet in height. Parapets of 4.5 feet tall are proposed around the edge of the
roof structures. Stair and elevator towers of various heights would extend up to 10 feet above the building
height except for the elevator towers on and adjacent to the parking structure that will extend 14 feet above the
maximum building height in order to provide elevator access to the rooftop parking level. No roof structures or
any other space projecting above the roof top provides additional usable floor space beyond its purpose.
As it relates to height specifically, the two (2) proposed one-story commercial buildings fronting Carlsbad Village
Drive and the Hope Avenue Alley each range from 20 feet to 24.5 feet in height. The two (2) proposed five-story
apartment buildings fronting Oak Avenue and the Hope Avenue Alley are separated by a grade break of an
approximately 2.2 feet. The most westerly oriented apartment building (Building C) is the tallest of the two (2)
proposed buildings situated at 56 feet in height as measured at the top of roof, and includes projections, such as
parapets extending up to 60.5 feet, and stair and elevator towers extending up to 66 feet. The easterly situated
apartment building (Building D), which is connected to the proposed five-story parking garage, is 53.8 feet in
height as measured at the top of roof, and includes similar projections, such as parapets extending up to 58.3 feet
in height, stair towers extending up to 63.8 feet and elevator towers extending up to 67.8 feet in height. Bollard
type lighting, consisting of 4-foot-tall bollards, are proposed on the interior parapet walls of the fifth level of the
parking garage to provide roof top lighting, but also avoid glare from overspilling the top deck.
The residential building design incorporates stucco as the primary building material with horizontal and vertical
composite wood siding, metal guardrails and composite shutters and trellis features. The commercial building
designs incorporate horizontal and vertical composite wood siding as the primary building material with a stucco
base, pitched metal roofs and glass storefronts. Accents include metal canopies, metal awnings, and composite
wood trellises.
A general breakdown of the apartment unit types is summarized in Table “B” below.
TABLE B – DETAILS FOR UNIT TYPE
Unit Type Unit Size
Range
Deck Area
(Minimum)
Market Rate
Quantity
Affordable
Quantity Total
Studio 436 SF 80 SF 13 2 15
One-Bedroom 637 SF to 1,132 SF 80 SF 76 11 87
Two-bedroom 879 SF to 1,221 SF 80 SF 79 11 90
Three-bedroom 1,203 SF to 1,365 SF 80 SF 23 3 26
191 units 27 units 218
July 17, 2024 Item #1 4 of 312
To address open space requirements and provide amenities for the residential portion of the project, a total of
23,110 square feet of common open space is proposed and 17,760 square feet of private open space is proposed.
Common open space includes three (3) interior courtyard areas on the ground level and a “sky deck” on the fifth
level. The central courtyard areas include a pool and spa with enhanced paving, raised planters and landscaping,
cabanas with fireplaces, and outdoor barbeques and social cooking/dining areas. Also included are two (2) large
turf areas for lawn games. Additional outdoor barbeques and social cooking/dining areas are oriented around
these turf areas. The “sky deck” on the fifth level is accessed from an undescribed amenity area. The private
open space includes decks for each unit meeting the minimum 80-square-foot area and minimum 6-foot
dimensional requirements.
Pursuant to State Density Bonus Law (Gov. Code §65915(p)(2)), the residential portion of the project is required
to provide 0.5 parking spaces per unit, resulting in a minimum requirement of 109 parking stalls. Further, per
Assembly Bill (AB) 2097, no parking is required for the project due to the site’s one-half mile proximity to a
major transit stop. However, the project will provide a total of 340 parking stalls at grade surrounding the
residential and commercial buildings and within a five-story above grade parking structure1.
Grading for the proposed project includes 1,200 cubic yards of fill and 10,000 cubic yards of cut. As a result, a
total of 7,520 cubic yards of material is proposed to be exported from the site. Plans are attached to the staff
report (Exhibits 14 and 15).
Public Outreach & Comment
The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on June 15, 2023 to
all owners of property located within a 600-foot radius of the project site. A two-foot-tall by three-foot-wide
yellow sign was also posted at the project site on June 15, 2023, notifying all pass-by traffic of the project, which
provides project name, application numbers, description, as well as both Developer and city staff contact
information. A total of 132 property owners were notified through the notice of project application.
In addition to the above, the Developer also completed the Enhanced Stakeholder Outreach Program pursuant
to City Council Policy No. 84 (Development Project Public Involvement Policy). In this case, the Developer
created a project website. The above notice that was mailed on June 15, 2023 included a URL to a project
website (www.carlsbadvillagemixed use.com) for those interested in learning more about the project and/or
providing feedback. The Project website included information about the project, conceptual project images, and
a fillable form to provide feedback.
A total of seven comments were received at the time of the filing of the Enhanced Stakeholder Outreach report
on August 10, 2023 to the city. A copy of the report is included as Exhibit 10. Additional public comments
received during the review process of this application have all been added to the Public Comments Exhibit 11.
Additional public comments will be batched and distributed to the Planning Commission as they are received.
Response to Public Comment & Project Issues
Public comments received were responded to in a timely manner with updates on City processes and confirming
that all comments would be attached to this staff report. Public comments were also forwarded on to the
applicant. Additionally, all commentators were added to an interested parties/stakeholders list to be notified
1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097
that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station).
July 17, 2024 Item #1 5 of 312
separately of the public hearing dates in addition to the city’s public noticing procedures. Main project issues
identified in the public comments are:
• Building Height: The Village & Barrio Master Plan allows for four stories and 45 feet in the Freeway
Commercial (FC) District. However, the project is implementing State Density Bonus Law as discussed
throughout staff report, which includes requests for waivers where such deviations are necessary to
achieve the density allowed under State law.
• Loss of retail grocery store: The city cannot mandate that the grocery store, or any private business,
remain. Landlord and tenant arrangements are outside of the purview of the city. However, the
proposed project will result in the removal of the current tenants. The CEQA analysis looked at vehicle
miles travelled, the measure to look at if there are transportation impacts of a project and did not
identify impacts. The same is true for other uses such as the pharmacy and the hardware store. These
are retail uses that can still be provided within the Village & Barrio Master Plan in the future and are
allowed within several of the nearby districts, such as the:
Village Center (VC) District
Village General (VG) District
Hospitality (H) District
Freeway Commercial (FC) District
Pine-Tyler Mixed-Use (PT) District
• Project design and neighborhood character: California Senate Bill 330 (SB-330), commonly referred to as
the Housing Crisis Act, dictates that only objective design standards can be applied to eligible housing
development projects. Development standards that are subjective in nature cannot be applied to the
project. This application satisfies the objective standards within the Village and Barrio Master Plan, or
proposes to use the provisions allowed by density bonus under state law. Additionally, the project is
protected by SB-330 and was deemed complete prior to the city’s Objective Design Standards being
adopted in Fall 2023.
Project Analysis
General Plan Consistency
The City of Carlsbad General Plan includes several goals and policies that guide development and land use
within the city. A discussion of how the project is consistent with the applicable General Plan policies is
summarized in Exhibit 4.
Village and Barrio Master Plan and Municipal Code Consistency
The Village & Barrio Master Plan as well as certain requirements and provisions in Title 21 of the Municipal Code
(Zoning Ordinance) guide development and land use within the city, consistent with the General Plan. Specific
compliance with these relevant requirements is described in Exhibit 4.
State Density Bonus
The Developer is seeking an increase in the allowable density of the project under Gov. Code §65915, the State
Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit
set by a city’s general plan in exchange for reserving a certain number of the new dwelling units as affordable or
other qualifying housing for at least 55 years. Developers can also have development standards waived or
revised when such deviations are needed to achieve the density allowed under State law.2 The 4.12 acre site is
located in the Freeway Commercial (FC) District of the Village & Barrio Master Plan which permits a density
range of 28 to 35 dwelling units per acre (stated as a minimum to maximum density range). This results in a
2 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works.
July 17, 2024 Item #1 6 of 312
maximum base density of 144.2 units (4.12 acres multiplied by 35 units per acre), which rounds up to 145 units
for this site (pursuant to Density Bonus Law, all density calculations are rounded up.) The density bonus that is
authorized by State law is set on a sliding scale based upon the percentage of affordable units in the project,
ranging from 5% to 50% additional units over the number ordinarily permitted. The Developer is requesting a
50% density bonus allowed under State law, for a total of 73 units (145 units multiplied by 50%). In exchange for
the 50% density bonus, the Developer is required to designate 15% of the 145 base maximum density units, or
22 units, as affordable density bonus units. The affordable density bonus units are required to be affordable to
“very low-income households” for a period of 55 years. At the maximum 50% density bonus, a total of 218 units
could be constructed, and the developer is proposing to construct the maximum 218 units at a density of 52.9
dwelling units per acre. The project is requesting incentives, concessions or waivers as allowed under State
Density Bonus Law. Pursuant to Carlsbad Municipal Code (CMC) Section 21.86.060 of the Density Bonus
Ordinance, a project can request incentives, concessions and waivers as defined in State Density Bonus Law,
based on the percentage of affordable units.
Specifically, the Developer is requesting five waivers from development standards of the Village & Barrio Master
Plan as listed below and included in Exhibit 6. Pursuant to State Density Bonus Law, there is no limit to the
number of waivers an applicant can request as long as the waiver does not cause a specific adverse impact on
public health or safety, an adverse impact on property listed on the California historical register or would violate
state or federal law.
Waivers
• Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(1) limiting maximum building height to 45
feet and 4 stories.
• Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(c) to limit architectural features up to 10 feet above
maximum building height.
• Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(b) to limit roof structures above the building height
maximum: (i) guardrails, roof deck amenities, trellises, parapets up to 42 inches above maximum height
and (ii) roof structures specifically for the housing of elevators and stairways up to 10 feet above
maximum height.
• Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(2)(b) to limit the total square footage of
enclosed fourth floor space not to exceed 80% of the largest floor space below.
• Waiver of VBMP Area-Wide Standard 2.6.1(A)(3) to require vehicle access be taken from an alley and
limit driveway apron to 20 feet.
Inclusionary Housing Ordinance
In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is also
required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all
residential development provides a range of housing opportunities for all economic segments of the population,
including households of lower and moderate income.3 Pursuant to the Inclusionary Housing Ordinance, projects
are typically required to designate 15% of their total units as affordable to lower income households. However,
pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of
3 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance
July 17, 2024 Item #1 7 of 312
Compliance, the percentage of units designated as affordable to lower income households can be reduced to
12.5% if:
1. All of the affordable units are made available to very low or extremely low-income households, or
combination thereof;
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the applicant is proposing to satisfy the affordable housing requirements by providing 12.5% or a
total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as affordable to very
low-income households. The inclusionary units will be located on the same site as the market-rate units and the
Developer is not requesting financial assistance from the city.
The 22 very low-income units required under State density bonus can also be used to satisfy the affordable
housing requirements of the city’s Inclusionary Housing Ordinance under the terms of Carlsbad Municipal Code
Section 21.85.040 – Affordable housing standards and City Council Policy Statement No. 57, Inclusionary
Housing Ordinance – Alternative Means of Compliance. Therefore, for the project to demonstrate consistency
with the Inclusionary Housing Ordinance and City Council Policy Statement No. 57, five additional inclusionary
affordable units are required (in addition to those required by Density Bonus Law). The total number of required
affordable units for the project is 27 units.
Summary of density bonus request and calculations
Base Units (4.12 acres x 35 du/acre) 145 units (144.2 rounded up) Density Bonus Units (145 base units x 50%) 73 units (72.5 rounded up)
Maximum No. of Units (Allowed) (base units + density bonus) 218 units
Total No. of Units (Requested/Proposed) 218 units
Density Bonus Affordable Units (Very Low) (145 base units x 15%) 22 (21.8 rounded up)
Inclusionary Affordable Units (Very Low) (218 total units x 12.5%) 27 (27.25 rounded down)
Total Affordable Units* 27 units
*Inclusionary units also count as Density Bonus Affordable Units
Housing Crisis Act of 2019 (HCA)
This project is subject to California Gov. Code §65589.5(j)(1), which states when a proposed housing
development project complies with the applicable, objective general plan, zoning, and subdivision standards and
criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the
project or impose a condition requiring lower density unless the city finds based on a preponderance of
evidence that the project would have a specific, adverse impact on public health and safety, or there is no
feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application was deemed complete; and
there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of
the project or the approval of the project upon the condition that it be developed at a lower density.
There is no preponderance of evidence that the project would have a specific, adverse impact on public health
and safety. The design of the site development and the types of improvement would not cause serious public
health or safety problems since the project would not degrade the levels of service on the adjoining streets,
drainage system, public facilities, and city sewer and water is available to the site or can be provided. The
project’s proposed street alignments, grades, and widths; drainage and sanitary facilities and utilities, including
July 17, 2024 Item #1 8 of 312
alignments and grades thereof; location and size of all required easements and right-of-way; lot size and
configuration; and traffic and emergency response access were all reviewed for compliance to relevant city
policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus,
which are permitted pursuant to State Density Bonus Law), supplement the Developer’s land use application to
avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the
city.
Discretionary Actions & Findings
The proposed project requires the approval of a Site Development Plan, which is discussed below.
Site Development Plan, SDP 2023-0014
Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for
the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds
that the required findings for this application can be met (Exhibit 1).
Environmental Review
The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”)
adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have been
determined not to have a significant effect on the environment and as a result are exempt from further
environmental review under CEQA. The City Planner, through the process outlined in CMC Section 19.04.060,
completed a review of the project and potential environmental impacts associated with the project pursuant to
CEQA and determined that the project qualified for an exemption pursuant to CEQA Guidelines Section 15332 –
In-Fill Development. CEQA Guidelines Section 15332 is a Class 32 exemption for projects under five acres,
located within urbanized areas, and consistent with the General Plan and zoning regulations for the site.
This notice was posted on Feb. 29, 2024 for a period of 10-days. No appeals from the public were filed and no
letters were received from the public on the CEQA determination. Therefore, the determination that the project
is exempt from CEQA Guidelines Section 15332 – In-Fill Development, is final and is not subject to consideration
by the public or the Planning Commission. Please see Exhibit 12 for reference.
Conclusion
Considering the information above and in the referenced Exhibits, staff has found that the proposed project is
consistent with all applicable policies of the General Plan, Village & Barrio Master Plan, provisions of the
Municipal Code and Local Facilities Management Zone 1. All required public improvement and utilities are
available to serve the proposed development. In addition, there are no environmental issues associated with the
project.
The project is conditioned to ensure the proposed project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolution, recommending approval of the proposed project to the City Council as described in this staff
report.
July 17, 2024 Item #1 9 of 312
Exhibits
1. Planning Commission Resolution
2. Location Map
3. Disclosure Statement
4. Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan)
5. Informational Bulletin IB-131 – AB 2097 Parking Requirements
6. Supplemental Application - Density Bonus Checklist
7. Informational Bulletin IB-112 – State Density Bonus Law
8. Informational Bulletin IB-157 – Inclusionary Housing Program
9. City Council Policy Statement No. 57 – Inclusionary Housing Ordinance - Alternative Means of
Compliance
10. Enhanced Stakeholder Public Outreach Report
11. Public Comments
12. Notice of CEQA Determination of Exemption, Feb. 29, 2024
13. List of Acronyms and Abbreviations
14. Reduced Exhibits
15. Full Size Exhibits “A” – “UU” dated June 5, 2024 (on file in the Planning Department)
16. Public Comments received June 6 – 12, 2024, 10 a.m.
17. Public Comments received June 12 – July 10, 2024, 10 a.m.
July 17, 2024 Item #1 10 of 312
PLANNING COMMISSION RESOLUTION NO. 7517
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING APPROVAL OF SITE DEVELOPMENT PLAN,
SDP 2023-0014, TO DEMOLISH FIVE EXISTING COMMERCIAL STRUCTURES
AND CONSOLIDATE FOUR PARCELS OF LAND INTO TWO PARCELS; AND
CONSTRUCT A MIXED-USE DEVELOPMENT CONSISTING OF 13,800 SQUARE
FEET OF NEIGHBORHOOD-SERVING COMMERCIAL WITHIN TWO ONE-STORY
BUILDINGS, 218 MULTIPLE-FAMILY RESIDENTIAL APARTMENT UNITS
WITHIN TWO FIVE-STORY BUILDINGS, AND A FIVE-STORY ABOVE GRADE
PARKING STRUCTURE ON A 4.12-ACRE PROPERTY LOCATED AT 945-1065
CARLSBAD VILLAGE DRIVE IN THE NORTHWEST QUADRANT OF THE CITY, THE
VILLAGE & BARRIO MASTER PLAN, AND LOCAL FACILITIES MANAGEMENT
ZONE 1.
CASE NAME: CARLSBAD VILLAGE MIXED USE
CASE NO.: SDP 2023-0014 (DEV2023-0078)
WHEREAS, Tooley Interests, LLC, "Developer," has filed a verified application with the City
. of Carlsbad regarding property owned by GRT Carlsbad Village, LLC, "Owner," described as
PARCELS A THROUGH DAS SHOWN ON "CITY OF CARLSBAD M.S. 2018-
0014", IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16,
2019.
("the Property/}); and
WHEREAS, said verified application constitutes a request for a Site Development Plan as
shown on Exhibit(s) "A" -"UU" dated June 5, 2024, on file in the Planning Division, SDP 2023-0014 -
CARLSBAD VILLAGE MIXED USE as provided by Chapters 21.06, 21.85 and 21.86 of the Carlsbad Municipal
Code and the Village & Barrio Master Plan; and
WHEREAS, the Planning Division studied the Site Development Plan application and
performed the necessary investigations to determine if the project qualified for an exemption from
further environmental • review pursuant to the California Environmental Quality Act, (CEQA, Public
Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines),
Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence
presented, and studies and investigations made by the City Planner and on its behalf, the City Planner
determined that the project was exempt from further environmental review pursuant to State CEQA
Guidelines section 15332 -In-fill Development Projects. CEQA Guidelines Section 15332 is a Class 32
exemption for projects under five acres, located within urbanized areas, and consistent with the General
Plan and zoning regulations for the site. The project will not have a significant effect on the environment
and all of the requirements of CEQA have been met; and
WHEREAS, on Feb. 29, 2024, the city distributed a notice of intended decision to adopt
the "In-fill Development Projects" exemption. The notice was posted for a 10-day period, which began on
Feb. 29, 2024 and ended on March 11, 2024. The city did not receive any comment letters or an appeal
on the CEQA findings and determination. The effective date and order of the City Planner CEQA
determination was March 11, 2024.
WHEREAS, the Planning Commission did, on July 17, 2024, hold a duly noticed public
hearing as prescribed by law to consider said request relative to the Site Development Plan land use
application; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Site Development Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL OF SDP 2023-0014-CARLSBAD VILLAGE MIXED USE, based
on the following findings and subject to the following conditions:
Findings:
Site Development Plan, SDP 2023-0014
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project
proposes the demolition of an existing shopping center with approximately 58,735 square feet
of commercial uses, and in its place the construction of a new mixed-use development
consisting of 13,800 square feet of neighborhood-serving commercial within two one-story
buildings, 218 multiple-family residential apartment units (191 market rate and 27 affordable)
within two five-story buildings, 289 garage parking spaces within a five-story parking structure,
and 51 surface parking spaces, all on a 4.12-acre infill site located within the Freeway
Commercial (FC} District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-
family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right
within the FC District. The project is consistent with the various elements and objectives of the
Village (V} General Plan Land Use designation and the Village & Barrio Master Plan as discussed
in the findings below and in the project staff report dated June 5, 2024 incorporated by
reference. Although the project's residential density of 53 dwelling units per acre is above the
35 du/ac maximum that is allowed by the FC District, the 218-unit residential project can be
found consistent with the General Plan Land Use Policies as discussed in the findings below and
in the project staff report dated June 5, 2024 through use of a Density Bonus as allowed under
California Law and the Carlsbad Municipal Code. State law encourages cities to provide
affordable housing through incentives to developers (i.e., State Density Bonus Law,
Government Code §65915}. State Density Bonus Law allows a developer to increase density on
a property above the maximum density, set under the land use policies of the General Plan,
zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use
density of the Freeway Commercial (FC} District of the Village and Barrio Master Plan, the base
number of units allowed for a 4.12-acre parcel at 35 du/ac is 145 dwelling units. The applicant
is requesting a 50% increase in density to yield 218 total units. Density Bonus Law stipulates
that a request for a density bonus does not constitute a valid basis on which to find a proposed
housing development project is not compliant with a general plan. In addition, State Density
Bonus Law explicitly requires the city to consider "the density allowed under the land use
element of the general plan" in determining maximum allowable residential density and
General Plan conformance. Therefore, the proposed density of the project is deemed compliant
with the land use density designation of the General Plan and Village and Barrio Master Plan.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the proposed mixed-use development is located within the Freeway Commercial (FC} District of
the Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses
specifically permitted in the area in which the use is located in that mixed-use, consisting of
multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted
by right in the FC District. All the properties surrounding the site are designated for FC uses
under the VBMP, except for properties located to the south of the site, across Oak Avenue,
which are designated as Barrio Perimeter (BP} and those along Harding Avenue to the west,
which are designated as Village Center (VC}. The project site is surrounded by a variety of urban
uses, including an adjacent gas station, a four-story mixed-use building across Carlsbad Village
Drive to the north, one-to-three-story residential (multiple-family and single-family) buildings
to the south across Oak Avenue, and various one-story public and commercial uses to the west
across the Hope Avenue Alley along Harding Street. The proposed site design places residential
adjacent to residential to the south and commercial development adjacent to existing
commercial development to the north and west. The proposed mixed-use development will not
adversely impact the site, surroundings, or traffic circulation. The mixed-use project is estimated
to generate fewer trips (2,242 ADT) than the existing commercial land uses (7,044 ADT) it
intends to replace, resulting in a net decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad
Village Drive and Oak Avenue are designed to adequately handle the traffic generated by the
project, and the project is adequately parked on-site in accordance with State Density Bonus
Law and the Village & Barrio Master Plan.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that pursuant to State Density Bonus Law, the Developer has requested waivers to
standards in the Village & Barrio Master Plan related to maximum building height and the
number of floor levels, height limits on roof structures, height limits on architectural features,
limitations on total square footage of the fourth floor, and restricting vehicular access to an
alley. The project is entitled to the requested number of units and the density bonus waivers
are necessary for the project to be developed at the density. The waivers are permitted
pursuant to CMC Chapter 21.86 and State Density Bonus Law.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the project complies with all applicable
development standards for mixed-use projects within the FC District of the Village & Barrio
Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to
density bonus provisions for concessions and waivers, including reductions of standards. The
architecture of the building is compatible with the surrounding residential and commercial
development. Landscaping along the street frontages and throughout the project will be
provided consistent with the requirements of the city's Landscape Manual and the Village &
Barrio Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed project is considered a through
lot since it has two primary street frontages, Carlsbad Village Drive to the north, and Oak
Avenue to the south, both of which are connected by the existing Hope Avenue Alley bordering
the entire westerly property line of the subject property. Along Carlsbad Village Drive, the
project is proposing 8-feet of right-of-way dedication. With a total of 16-feet from curb to
property line, the project proposes a 10-foot-wide sidewalk buffered by a 6-foot-wide
landscape planter with street trees. In addition to the pedestrian improvements described, the
project will also be updating an existing bus stop on Carlsbad Village Drive with a new
Americans with Disabilities Act (ADA) compliant bus stop pad with shelter, bench, trash
receptacles and shelter lighting, etc., pursuant to NCTD standards. On Oak Avenue, the project
will maintain the existing 10-foot right-of-way along the project frontage and will replace the
existing curb, gutter, and sidewalk. Along this frontage, the project is proposing a 10-foot-wide
sidewalk reduced down to 5.5 feet at each tree well planter location. Along the north side of
Oak Avenue, the project also proposes to improve the dead-end street design to a cul-de-sac
pursuant to City of Carlsbad standards. Primary vehicular access into the project site will be
provided via two existing driveways on Carlsbad Village Drive -one (1) unsignalized right-turn
only driveway to the Hope Avenue Alley along the western boundary of the site and one (1)
unsignalized private driveway permitting right turns and inbound left turns only. The existing
median in Carlsbad Village Drive prohibits left turns out from this driveway. Secondary
vehicular access will be provided on Oak Avenue via a full-access driveway located at the end
of the cul-de-sac where Oak Avenue terminates west of lnterstate-5. The proposed project is
estimated to generate fewer trips (2,242 ADT) than the existing land uses (7,044 ADT) it will
replace, resulting in a net decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad Village
Drive and Oak Avenue are designed to adequately handle the traffic generated by the project.
The project site is also located within 0.4 miles of the Carlsbad Village mass transit station which
provides bus, train, and Coaster service on a daily basis. Bike lanes are provided on Carlsbad
Village Drive. In addition, the Developer will be required to pay traffic impact fees in accordance
with Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go
towards future road improvements.
lnclusionary Housing and Density Bonus
6. Project has been granted additional units, incentives, and waivers in accordance with density
bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter
21.86. Per density bonus definitions, the project had a calculation of 145 Base Units. Applicant
requested a 50% increase, which allows up to an additional 73 units for a total maximum project
size of 218 units. Based on the requested density bonus, Applicant must provide 15% of the
Base Units to very-low-income units as defined by California Health and Safety Code §50053.
The project is conditioned to provide 22 units (145 x 0.15 = 21.8 rounded up to 22) density bonus
affordable units based on calculations in Government Code §65915 and enforced by the
California Department of Housing and Community Development.
7. Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring 15% of the total
residential units be affordable for lower income households. Carlsbad Municipal Code (CMC)
Section 21.85.070 provides alternatives to construction of inclusionary units, including reducing
the required number of inclusionary units to twelve and a half (12.5) percent for projects that
restrict all affordable units to extremely low or very-low-income households. Under this
alternative, this project is providing very-low-income units pursuant to Government Code
§65915, arid therefore, the very-low-income inclusionary units shall be twelve and a half (12.5)
percent of the total residential units approved by the final decision-making authority, including
density bonus units. Therefore, the affordable units required by this code section is 27 units
(218 x 0.125 = 27.25 rounded down to 27). The project is conditioned to provide 27 inclusionary
units based on Carlsbad Municipal Code Chapter 21.85.
8. Per Carlsbad Municipal Code Section 21.86.130, those affordable dwelling units provided to
meet the inclusionary requirement established pursuant to Chapter 21.85 of this title, shall be
counted toward satisfying the density bonus requirements of this chapter. Twenty-two (22) of
the 27 units count toward the density bonus affordable requirement, as long as they meet the
affordability requirement identified in Government Code §65915. Therefore, the conditions
identified in the two findings above are cumulative and will be satisfied through one Affordable
Housing Agreement to provide 27 total affordable units based on Carlsbad Municipal Code
Chapter 21.85, all of which will be at the very-low-income level to satisfy Carlsbad Municipal
Code Chapter 21.86.
General
9. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city's General Plan, based on the facts set forth in the staff report dated June
5, 2024 including, but not limited to the following:
a. Land Use & Community Design, Goal 2-G.2 -The mixed-use project provides 13,800 square
feet of new neighborhood-serving commercial development that is oriented towards
Carlsbad Village Drive in accordance with the Village & Barrio Master Plan, 218 multiple-
family residential apartment units (191 market rate and 27 affordable) and 340 parking
spaces all located near jobs, schools, beaches, lagoons, and other convenient
neighborhood-serving commercial services. The project provides 340 parking spaces onsite
and also has access to public transit via the Carlsbad Village Station providing bus, train,
and Coaster services, as well as NCTD bus route 315 providing service between Camp
Pendelton, Sprinter, and the Carlsbad Village Station.
b. Land Use & Community Design, Goal 2-G.3 -The mixed-use project is proposed on a
developed site surrounded by urban development. In addition to 13,800 square feet of new
neighborhood-serving commercial development oriented towards Carlsbad Village Drive,
the project will provide future residents with access to convenient neighborhood-serving
commercial uses onsite and within the area, as well as providing new housing to support
nearby employment centers.
c. Land Use & Community Design, Goal 2-G.4 -The multiple-family residential portion of the
mixed-use project includes 218 apartments units (191 market rate and 27 affordable) in a
variety of bedroom counts and provides much-needed higher density housing located in
close proximity to neighborhood-serving commercial uses, nearby employment centers and
the mass transit station located in the core of Carlsbad Village.
d. Land Use & Community Design, Goal 2-G.30 and Policy 2-P.70-The proposal to construct a
mixed-use development with 13,800 square feet of commercial and 218 multiple-family
residential apartments would enhance the vitality of the Village by providing new
residential and updated commercial land uses near the downtown core area. The project
reinforces the pedestrian orientation desired for the downtown area by providing residents
an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The
project's proximity to existing bus routes and other mass transit helps to further the goal of
providing new economic development near transportation corridors.
e. Mobility, Goal 3-G.3 and Policy 3-P .5 -Along Carlsbad Village Drive, the project is proposing
an 8-foot right-of-way dedication and construction of a new 16-foot-wide parkway with 10-
foot-wide sidewalks and 6-foot-wide landscape planters with street trees. On Oak Avenue,
the project will maintain the existing 10-foot right-of-way along the project frontage, but
will replace the existing curb, gutter, and sidewalk with a 10-foot-wide sidewalk reduced
down to 5.5 feet at each tree well planter location. Along the north side of Oak Avenue, the
project also proposes to improve the dead-end street design to a cul-de-sac pursuant to City
of Carlsbad standards. In addition, the proposed project is located approximately 0.4 miles
from the Carlsbad Village station, which provides rail and bus service throughout the day.
The project's proximity to the transit station would provide visitors with new
neighborhood-serving commercial and residents with the opportunity to commute to major
job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint.
Furthermore, the project supports walkability and mobility by locating the project near
other existing goods and services within the Village.
f. Noise, Goals 5-G.1 and 5-G.2 -Dudek Environmental Consulting conducted a noise study
(Dec. 2023) for the proposed project. The principal noise source associated with the
proposed project is traffic generated from the lnterstate-5 freeway and the surrounding
street system. As it relates to exterior use areas, the project will include outdoor usable
space within multiple interior courtyards. Due to sound-blocking acoustical shielding
afforded by the onsite positions and multi-floor structural arrangement of the proposed
buildings, these exterior use areas will not be subject to noise exposure levels exceeding
the City's 65 dBA CNEL standard. As it relates to interior spaces, pursuant to Chapter
18.04.080 of the Carlsbad Municipal Code (CMC), any new residence or addition of one or
more habitable rooms to an existing residence located within the noise impact boundary of
an airport or freeway must be designed to ensure that internal noise levels due to airport
or freeway operations do not exceed 45 dB. The project will not be built without adequately
demonstrating compliance with the California Building Code (CBC), as locally amended.
Modeling was performed to determine interior noise levels from street-facing units of the
project. An assessment was conducted on street-facing units intended for residential
occupation since the facade noise levels were modeled above 60 dBA CNEL. As a project
design feature, glass assemblies would require a closed window condition to reduce the
interior noise levels below the City's 45 dBA CNEL threshold. Therefore, mechanical
ventilation (e.g., air conditioning) will be installed in impacted street-facing units to move
air within the structure and control temperature when windows are closed. Pursuant to
standard building permit procedures, a final interior noise assessment will be conducted to
ensure interior noise reductions are met. As is relates to airport noise, the nearest airport
is McClellan-Palomar Airport, which is approximately 4.0 miles southeast of the project site
and is located outside of all CNEL noise contours outlined in the McClellan-Palomar Airport
Land Use Compatibility Plan (ALUCP) and included in the City's General Plan.
g. Public Safety, Goal 6-G.1-The proposed project is not located in any Very High Fire Severity
Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements
would be required to meet all seismic design standards at time of building permit in
accordance with the California Building Code. The Fire & Life Safety Division has approved
the proposed conceptual building design with fire sprinklers included throughout per the
National Fire Protection Association (NFPA) standards. In addition, an Alternative Means
and Method Request (AM&M) plan has been reviewed and approved by the Fire & Life
Safety Division (June 23, 2023) and will be implemented at the construction stage of
development.
h. Public Safety, Goal 6-G.4 -The proposed project will provide all supporting water
infrastructure in accordance with Fire & Life Safety requirements; fire sprinklers are
required and provided for all residential structures; and the dwelling units proposed by this
project are all within a five minute emergency response time. In addition, the existing six-
inch (6") diameter water line located within the Carlsbad Village Drive project frontage
right-of-way is proposed to be replaced with a new eight-inch (8") diameter water line.
i. Public Safety, Policy 6-P.6-The project has been conditioned to develop and implement a
program of "best management practices" for the elimination and reduction of pollutants
which enter and/or are transported within storm drainage facilities.
j. Public Safety, Policy 6-P.34 -The project is required to comply with all Building and Fire
codes to ensure that fire protection standards are met by the proposed structures. The Fire
& Life Safety Division has approved conceptual building designs with fire sprinklers included
throughout per the National Fire Protection Association (NFPA) standards. In addition, an
Alternative Means and Method Request (AM&M) plan has been reviewed and approved by
the Fire & Life Safety Division dated June 23, 2023 and shall be implemented at the
construction stage of development. Therefore, the proposed project is consistent with the
applicable fire safety requirements.
k. Public Safety, Policy 6-P.39 -The project is required to construct or pay applicable fees for
necessary improvements, public utilities, and facilities in accordance with Growth
Management requirements; Fire Station No. 1, located less than 0.25-miles of the project
site, is within emergency response timeframes; and the project design will not affect the
city's ability to implement its Emergency Operations Plan. Improvements to existing utilities
includes the replacement of an existing six-inch (6") diameter water line located within the
Carlsbad Village Drive project frontage right-of-way with a new eight-inch (8") diameter
water line.
I. Sustainability, Policy 9-P.1 -The project implements and is consistent with measures
identified in the Climate Action Plan (CAP) through the provision of renewable energy
generation (photovoltaic systems), energy conservation (Green Building Code), and by
accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and
features. At building permit, the project will also be reviewed for compliance with the CAP
ordinances.
m. Housing, Goal 10-G.3 -Per CMC Chapter 21.85, a project is required to provide 15% of the
total residential units as affordable for lower income households. Pursuant to City Council
Policy No. 57, the percentage can be reduced to 12.5% if the inclusionary units are very low
or extremely low-income, the units are located on the same site as the market-rate units
and the Developer is not requesting financial assistance from the city. The project proposes
27 very low-income units onsite, and the Developer is not requesting financial assistance
from the city. In addition, the project is conditioned to enter into an Affordable Housing
Agreement with the city to provide and deed restrict 27 dwelling units as affordable to very
low-income households for 55 years, earning up to 50% of the area median income (AMI).
n. Housing, Policy 10-G.2 and 10-P.15 -The proposed project will increase the diversity of
housing in Carlsbad by adding 218 multiple-family apartment units to the city's housing
inventory. In addition, the project will increase housing diversity by providing housing
offered at a price affordable to very low-income households. The project is conditioned to
enter into an Affordable Housing Agreement with the city to provide and deed restrict 27
dwelling units (12.5%) as affordable to very low-income households for 55 years, earning
up to 50% of the area median income (AMI). Additionally, of those 27 affordable units, a
minimum of three (3) units will have three-bedrooms, consistent with requirements of the
city's lnclusionary Housing Ordinance.
a. Housing, Policy 10-P.19 -The city currently has a jobs/housing ratio where there are more
jobs than housing. The project replaces an existing commercial shopping center with a new
mixed-use development consisting of 13,800 square feet of neighborhood-serving
commercial and 218 multiple-family apartments (191 market rate and 27 affordable). The
residential portion of this mixed-use project expands the city's affordable housing stock to
assist in meeting its Regional Housing Needs Assessment and provides an adequate number
of housing units to meet the needs of very low-income households.
10. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
c. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
11. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
12. This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
13. That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted city standards.
14. That the project is consistent with the city's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
15. The City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for preparation of environmental
documents pursuant to Section 15332 -In-fill Development Projects of the State CEQA
Guidelines as an in-fill development project. In making this determination, the City Planner has
found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to
this project. No appeals were made to this determination; therefore, it is final.
16. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed development, must be met prior to approval of a parcel map, building or grading
permit whichever occurs first. All references to the "Site Plan" reference the project plans dated
Nov. 13, 2023 attached as Exhibits 14 and 15 of the Planning Commission Staff Report dated
June 5, 2024.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city's approval of this Site Development Plan.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged,
this approval shall be suspended as provided in Government Code §66020. If any such condition
is determined to be invalid, this approval shall be invalid unless the City Council determines that
the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly,
from (a) city's approval and issuance of this Site Development Plan (b) city's approval or issuance
of any permit or action, whether discretionary or nondiscretionary, in connection with the use
contemplated herein, and (c) Developer/Operator's installation and operation of the facility
permitted hereby, including without limitation, any and all liabilities arising from the emission by
the facility of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the city's approval is not
validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Project Site Plan
or other), conceptual grading plan and preliminary utility plan reflecting the conditions approved
by the final decision making body. The copy shall be submitted to the City Planner, reviewed and,
if found acceptable, signed by the city's project planner and project engineer. If no changes were
required, the approved exhibits shall fulfill this condition.
7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
8. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
9. This approval shall become null and void if building or grading permits are not issued for this
project within 24 months from the date of project approval.
10. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy.
11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1
pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the
taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
12. Developer shall submit to the city a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Site Development Plan on the property. Said Notice of
Restriction shall note the property description, location of the file containing complete project
details and all conditions of approval as well as any conditions or restrictions specified for
inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an
amendment to the notice which modifies or terminates said notice upon a showing of good cause
by the Developer or successor in interest.
13. Prior to issuance of grading permit(s), developer shall make a separate formal landscape
construction drawing plan check submittal to the Planning Division and obtain City Planner
approval of a Final Landscape and Irrigation Plan showing conformance with the approved
Preliminary Landscape Plan and the city's Landscape Manual. Developer shall construct and install
all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be
maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation
systems shall be maintained to provide the optimum amount of water to the landscape for plant
growth without causing soil erosion and runoff.
14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
15. Project has been granted additional units and waivers in accordance with density bonus
provisions found in Government Code §65915 and Carlsbad Municipal Code {CMC) Chapter
21.86. Per density bonus definitions, the project had a calculation of 145 Base Units. Applicant
requested a 50% increase which allows up to an additional 73 units for a total maximum project
size of 218 units. Based on the requested density bonus, applicant must provide 15% of the Base
Units to very low-income units, as defined by California Health and Safety Code §50053. The
project must provide 22 density bonus affordable units based on calculations in Government
Code §65915.
Project is also subject to Carlsbad Municipal Code {CMC) Chapter 21.85, requiring 15% of the
total residential units be affordable for lower income households. CMC Section 21.85.070
provides alternatives to construction of inclusionary units, including reducing the required
number of inclusionary units to twelve and a half percent {12.5%) for projects that restrict all
affordable units to extremely low or very-low-income households. Under this alternative, this
project is providing very-low-income units pursuant to Government Code §65915, and
therefore, the very-low-income inclusionary units shall be 12.5 percent of the total residential
units approved by the final decision-making authority, including density bonus units. Therefore,
the affordable units required by this code section is 27 units {218 x 0.125 = 27 .25 rounded down
to 27). Per CMC Section 21.86.130 those affordable dwelling units provided to meet the
inclusionary requirement established pursuant to CMC Chapter 21.85 shall be counted toward
satisfying the density bonus requirements of this chapter. Twenty-two (22) of the 27 units can
count towards the density bonus affordable requirement, as long as they meet the affordability
requirement identified in Government Code §65915.
16. Developer shall construct the project's required affordable units concurrent with the project's
market rate units in accordance with the unit type distribution identified below and in
accordance with Section 21.85.lO0(C) of the Carlsbad Municipal Code (CMC). Affordable units
within the project must be distributed evenly across various areas and floors, adhering to the
guidelines of California Health and Safety Code Section 17929, rather than being concentrated
in specific locations. Additionally, these affordable units should be equipped with equivalent
amenities as those found in market rate units, in accordance with CMC 21.85.040 {G).
Unit Type Total Units Market Rate Affordable Units Affordability
Units Level
Studio 15 13 2 50%
One-bedroom 87 76 11 50%
Two-bedroom 90 79 11 50%
Three-bedroom 26 23 3 50%
TOTALS: 218 units 191 units 27 units
17. Prior to the approval of the final map for any phase of this project, or where a map is not being
processed, prior to the issuance of building permits for any lots or units, the Developer shall enter
into an Affordable Housing Agreement with the city to provide and deed restrict 27 dwelling units
as affordable to very-low-income households for 55 years, earning up to 50% of the area median
income (AMI) in accordance with the requirements and process set forth in Chapters 21.85 and
21.86 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted
to the City Planner no later than 60 days prior to the request to final the map and shall be recorded
prior to issuance of the first building permit. The recorded Affordable Housing Agreement shall
be binding on all future owners and successors in interest.
18. Prior to issuance of grading and building permits, Developer shall list the following condition on
all grading and building permit construction plans. Construction activities shall take place during
the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure
that construction activities for the proposed project are limited to the hours from 7:00 a.m. to
6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be
conducted on Sundays or on federal holidays.
19. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and
Building Official.
20. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
21. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
22. Prior to issuance of the grading permit and removal of any trees within the public right-of-way,
Developer shall inform the Carlsbad Parks and Recreation Department in writing of said
requested removal(s) and obtain any required permits, to the satisfaction of the City Planner
and Parks & Recreation Director.
23. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall provide written confirmation to the City Planner that a
qualified paleontologist has been retained to draft and implement a paleontological monitoring
program in accordance with the provisions of the City of Carlsbad Tribal, Cultural, and
Paleontological Resources Guidelines (September 2017) and as further detailed in the
Paleontological Assessment (BFSA Environmental Services, May 23, 2023) prepared for the
project. Prior to release of the grading bonds, the qualified paleontologist shall complete a
report describing the methods and results of the paleontological monitoring and data recovery
program and file a copy of the report at the San Diego Natural History Museum, to the
satisfaction of the City Planner.
24. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall:
a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground
disturbing activities. In the event cultural resource material is encountered, the
archaeologist is empowered to temporarily divert or halt grading to allow for coordination
with the Luiseno Native American monitor and to determine the significance of the
discovery. The archaeologist shall follow all standard procedures for cultural resource
materials that are not Tribal Cultural Resources, in accordance with applicable laws and
regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological
Resources Guidelines (2017).
b. Enter into a Pre-Excavation Agreement, otherwise known as a Triba l Cu ltural Resources
Treatment and Triba l M onitoring Agreement, with the San Luis Rey Band of Mission Indians
or other Luiseno Native American tribe that meets all standard requ irements of the tribe
for such Agreements, in accordance with applicable laws and regul ations including but not
limited to the Carlsbad Tribal, Cu ltural and Paleontologica l Resources Guideli nes (2017}.
This agreement will address provision of a Luiseno Native American monitor and contain
provisions to address t he proper treatment of any Tribal Cu ltural Resources and/or Native
American human remains inadvertently discovered during the course of the project. The
agreement will outline the roles and powers of the Lu iseno Native American monitor and
the archaeologist.
25 . Tier 4 or diesel construction equipment with diese l particulate filters shall be utilized for all
construction activities. Grad ing and bui lding plans shall note this requirement and the
Developer shall adhere to the condition for all construction phases of the project.
Engineering:
General
26. Prior to ha uling dirt or const ruction materials to or from any proposed construction site within
t his project, developer shall apply fo r and obtain approval from, the City Engineer for the
proposed haul route.
27. This project is approved upon the express condition that building permits will not be issued fo r
the development of the subject property unless the District Engineer has determined that
adequate water and sewer facilities are available at the t ime of permit issuance and will continue
to be available until time of occupancy.
28. Developer shall submit to the City Engineer an acceptable instrument, via CC&Rs and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements wit hin this subdivision, including but not limited to private driveways, utilities,
landscaping, trees, sidewalks, parking spaces, stormwater treatment quality treatment facilities
and street lights located therein and to distribute the costs of such maintenance in an equitable
manner among the owners of the properties within this subdivision . The CC&Rs shall include a
requirement to provide an annual ve rification of the effective operation and maintenance of each
structural treatment control BMP in acco rdance with t he BMP maintenance agreement and the
SWQMP . The annual verification shall be submitted to the enforcement official in a format as
approved by the city prior to the start of the rainy season .
29. Developer shall include rain gutters on the building plans subject to the City Engineer's review
and approval. Developer shall install rain gutters in accordance with said plans.
30. Developer shall prepare, submit and process for City Engineer approval a ministerial Parcel Map.
There shall be one Parcel Map recorded for this project. Developer shall pay the city standard
map review plan check fees.
31. Develope r shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards or applicable standards within the Village & Barrio
Master Plan, whichever is more restrictive. The property owner shall maintain this condition.
32. Developer shall submit to the City Engineer written approval from North County Transit District
(NCTD) demonstrating mass-transit improvement requirements for this project have been
satisfied.
33. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.)
and irrigation along the parkway frontage with Carlsbad Village Drive and Oak Avenue as shown
on the Site Plan.
Fees/ Agreements
34. Developer shall cause property owner to execute and submit to the City Engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
35. Developer shall cause property owner to execute and submit to the City Engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
36. Developer shall cause property owner to submit an executed copy to the City Engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement. Developer shall include all private permanent stormwater quality
best management practices as well as maintenance of the public curb inlet on Oak Avenue that
drains storm water to the treatment facility on site.
37. Developer shall cause property owner to apply for, execute, and submit, to the City Engineer for
recordation, an Encroachment Agreement covering private storm drain located over the existing
public right-of-way or easements as shown on the site plan. Developer shall pay processing fees
per the city's FY 2022-23 fee schedule, which was effective at the time of the Senate Bill 330
(SB-330) preliminary housing development pre-application submittal date of March 22, 2023.
38. The developer may be eligible for a reimbursement agreement for the sewer main and water
main replacement on Carlsbad Village Drive and Harding Street, for portions beyond the
frontage of the project, as approved by the District Engineer in proportion to generation and
use by the development.
Grading
39. Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by City Engineer, post security and pay all applicable grading
plan review and permit fees per the city's FY 2022-23 fee schedule, which was effective at the
time of the Senate Bill 330 {SB-330) preliminary housing development pre-application submittal
date of March 22, 2023.
40. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the City
Engineer for review and approval. Said Plan may be required to include, but not be limited to,
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
41. Concurrent with the grading plans Developer shall include shoring plans as part of the grading
plans to the satisfaction of the City Engineer and Building Official. Structural calculations for all
shoring shall be submitted for review and approval by the building division. Developer shall pay
all deposits necessary to cover any 3rd party review.
Storm Water Quality
42. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
43. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3
SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by
the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER
3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during
construction of the project to the maximum extent practicable. Developer shall pay all applicable
SWPPP plan review and inspection fees per the city's FY 2022-23 fee schedule, which was
effective at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-
application submittal date of March 22, 2023.
44. This project is subject to 'Priority Development Project' requirements and Trash Capture
Requirements. Developer shall prepare and process a Storm Water Quality Management Plan
(SWQMP), subject to City Engineer approval, to comply with the Carlsbad BMP Design Manual
latest version. The final SWQMP required by this condition shall be reviewed and approved by the
City Engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and
inspection fees per the city's FY 2022-23 fee schedule, which was effective at the time of the
Senate Bill 330 (SB-330) preliminary housing development pre-application submittal date of
March 22, 2023.
45. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
46. Developer shall cause owner to submit to the City Engineer for recordation a covenant of
easement for private reciprocal access, parking and drainage purposes as shown on the site plan.
The offer shall be made by certificate on the parcel map or separate recorded document.
Developer shall pay processing fees per the city's FY 2022-23 fee schedule, which was effective
at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-application
submittal date of March 22, 2023.
47. Developer shall cause owner to dedicate to the city and/or other appropriate entities easements
for public street and utility purposes as shown on the Site Plan: 8-foot wide along Carlsbad
Village Drive, portions of Oak Avenue to construct a cul-de-sac, an unobstructed 4-foot wide
fire access easement along the Hope Avenue Alley, a public drainage easement and a water
easement for public water and access purposes as shown on the Site Plan. The offer shall be
made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the City
Engineer. The city will also vacate a portion of the public right-of-way on Oak Avenue, as shown
on the Site Plan.
48. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction
of the City Engineer. All private drainage systems (12-inch diameter storm drain and larger) shall
be inspected by the city. Developer shall pay the standard improvement plan check and inspection
fees for private drainage systems.
49. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a
right-of-way permit to the satisfaction of the City Engineer.
50. Developer shall prepare and process public improvement plans; and prior to City Engineer
approval of said plans, shall execute a city standard Development Improvement Agreement to
install and shall post security in accordance with Carlsbad Municipal Code Section 20.16.070 for
public improvements shown on the site plan. Said improvements shall be installed to city
standards to the satisfaction of the City Engineer. As shown on the Site Plan, these improvements
include, but are not limited to:
a. Replace curb, gutter, sidewalk and street trees on Carlsbad Village Drive. Install 10-foot
wide sidewalk.
b. Remove and install new ADA compliant driveways and curb ramps on Carlsbad Village
Drive.
c. Install an Americans with Disabilities Act (ADA) compliant bus stop pad, a bus stop
shelter, a bench, trash receptacle, lighting, and connecting sidewalk along Carlsbad
Village Drive. All bus stop furniture (i.e., shelter, bench, trash receptacle, etc.) shall
consist of the brown color type to the satisfaction of the City Engineer and City Planner.
d. Install curb, gutter, sidewalk, driveways and street trees along Oak Avenue.
e. Replace 10-inch sewer main with new 12-inch PVC sewer main in Harding Street and
rehabilitate manholes. Sewer replacement diameter to be confirmed by District
Engineer during final engineering.
f. Replace 6-inch VCP sewer main with new 8-inch PVC sewer main in Carlsbad Village
Drive and rehabilitate manholes. Sewer replacement diameter to be confirmed by
District Engineer during final engineering.
g. Replace 6-inch AC waterline with new 8-inch PVC water main in Carlsbad Village Drive.
Water replacement diameter to be confirmed by District Engineer during final
engineering.
h. Install 8-inch PVC Water in Oak Avenue as shown on the Site Plan.
i. Install water services, fire Services and sewer services necessary to serve the project.
j. Install water and sewer appurtenances generally, as shown on the Site Plan.
k. Provide sewer bypass and water highline service during construction.
I. Along project frontage, AC grind and overlay full width of Oak Avenue, south half of
Carlsbad Village Drive and the east half of the Hope Avenue Alley. Outside of the project
frontage, AC grind and overlay per Engineering Standards.
m. Developer shall remove and replace structural section to meet Fire Department
standards if existing structural section of t he Hope Avenue Alley is found to be
insufficient.
n. Develo per shall remove and replace existing pedestrian lighting on Carl sbad Village
Drive in compliance with city standards.
Additional public improvements required in other conditions of this resolution are he reby
included in the above list by reference. Developer shall pay the standard improvement plan check
and inspection fees in accordance with the city's FY 2022-23 fee schedule, which was effective
at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-application
submittal date of March 22, 2023. Improvements listed above shall be constructed within 36
months of approval of the subdivision or development improvement agreement or such other
time as provided in said agreement.
51. Developer shall design, and obtain approval from the City Engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design of the aisle ways shall be submitted together with
required R-value soil test informat ion subject to the review and approval of the City Engineer.
52. Developer is responsible to ensure all existing overhead utilities servicing the subject property are
to be undergrounded as shown on the Site Plan and to the satisfaction of the City Engineer. No
new or relocated utility poles are allowed.
53 . Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the Site Plan and to the
satisfaction of the City Engineer. These facilities shall be constructed within the property.
54 . Developer shall provide evidence of quitclaim all existing easements from San Diego Gas &
Electric that are conflicting with the proposed design of this project.
55. Developer shall have the public improvement plans reviewed by a Certified Access Specialist
person (CASp) for disabled accessibility compliance with local, state and federal regulations and
submit a letter from the CASp confirming that the designed plans are in conformance with said
regulations.
Non-Mapping Notes
56. Add the following notes to the parcel map as non-mapping data:
A. Developer has executed a city standard Development Improvement Agreement and has
posted security in accordance with Carlsbad Municipal Code Section 20.16.070 to install
public improvements shown on the Site Plan. As shown on the Site Plan, these improvements
include, but are not limited to:
a. Replace curb, gutter, sidewalk and street trees on Carlsbad Village Drive.
b. Remove and install new ADA compliant driveways and curb ramps on Carlsbad
Village Drive. Install 10-foot wide sidewalk.
c. Install an American with Disabilities Act (ADA) compliant bus stop pad, a bus stop
shelter, a bench, trash receptacle, lighting, and connecting sidewalk along Carlsbad
Vill age Drive. All bus stop furn iture (i.e., she lter, bench, trash receptacle, etc.) shall
consist of t he brown color type to the satisfaction of the City Engineer and City
Plann er.
d. Install curb, gutter, sidewalk, driveways and street trees along Oak Avenue.
e. Rep lace 10-inch sewer main with new 12-inch PVC sewer ma in in Harding Street
and rehabilitate manholes. Sewer rep lacement diameter to be confi rmed by District
Engineer during final engineering.
f. Re place 6-inch VCP sewer main with new 8-inch PVC sewer main in Carlsbad Village
Drive and rehab ilitate manholes. Sewer replacement diameter to be confi rmed by
District Engineer during fi nal engineering.
g. Replace 6-inch AC waterline with new 8-inch PVC water main in Carlsbad Village
Drive. Water replacement diameter to be con fi rmed by District Engineer during
final engineering.
h. Install 8-in ch PVC Water in Oak Avenue as shown on the Site Plan.
i. Install water servi ces, fire Services and sewer services necessary to serve the
project.
j. Install water and sew er appurtenances, generally as shown on the Site Plan.
k. Provide sewer bypass and water highline se rvice during construct ion.
I. AC grind and overlay full width of Oak Avenue, sout h half of Ca rl sbad Village Drive,
and east half of the Hope Avenue Alley.
m. Developer shall remove and repl ace structural section to meet Fire Department
standards if existing structural section of the Hope Avenu e Alley is found to be
insufficient.
n. De veloper shall remove and replace exi sting pedestrian lighting on Carlsbad Village
Drive in compliance with city standards.
B. Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
C. Geotechnical Caution:
a. The owner of this property on behalf of itself and all of its successors in interest has
agreed to hold harmless and indemnify the City of Carlsbad from any action that may
arise through any geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its
construction, operation or maintenance.
D. No struc~ure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
encroach within the area identified as a sight distance corridor as defined by City of Carlsbad
Engineering Standards or the applicable standards within the Village & Barrio Master Plan,
whichever is more restrictive.
E. The owner of this property on behalf of itself and all of its successors in interest has agreed
to hold harmless and indemnify the City of Carlsbad from any action that may arise through
any diversion of waters, the alteration of the normal flow of surface waters or drainage, or
the concentration of surface waters or drainage from the drainage system or other
improvements identified in the city approved development plans; or by the design,
construction or maintenance of the drainage system or other improvements identified in the
city approved development plans.
Utilities
57. Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project.
58. Developer shall design and agree to construct public facilities within public right-of-way or within
easements granted to the district or the City of Carlsbad as shown on the Site Plan. At the
discretion of the district or City Engineer, wider easements may be required for adequate
maintenance, access and/or joint utility purposes.
59. Developer shall install potable water services and meters at locations approved by the District
Engineer. The locations of said services shall be reflected on public improvement plans.
60. The developer shall agree to install sewer laterals and clean-outs at locations approved by the
City Engineer. The locations of sewer laterals shall be reflected on public improvement plans.
61. The developer shall design and agree to construct public water and sewer facilities substantially
as shown on the Site Plan to the satisfaction of the District Engineer and City Engineer.
62. The potable water service for this project shall be master-metered which shall be located within
a water easement subject to approval by the District Engineer. Developer shall install private sub-
meters as necessary for all proposed units in the building. Final meter design, backflow preventer,
size, and manufacturer shall be provided to the satisfaction of the District Engineer and shown on
public improvement plans.
63. The developer shall modify as needed the existing sewer study, prepared by a registered engineer,
that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in
the main lines, and the capacity of the existing infrastructure to confirm final sewer main
replacement diameter for construction plans.
Fire & Life Safety:
64. The project is subject to an Alternate Materials & Methods Request approved by the Fire & Life
Safety Division and dated June 23, 2023.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
65. Government Code Section 65589.5, subsection (o), states that, subject to certain exceptions
and limitations, a housing development project shall be subject only to the ordinance, policies,
and standards adopted and in effect when a complete preliminary application was submitted.
The applicant submitted a complete SB 330 preliminary application for the project on March
22, 2023.
66. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
Carlsbad Municipal Code to the satisfaction of the City Engineer.
67. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor
area contained in the staff report and shown on the site plan are for planning purposes only.
68. Subdivider shall comply with Section 20.16.040(D) of the Carlsbad Municipal Code regarding the
undergrounding of existing overhead utilities.
69. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable city ordinances in effect at time of building permit issuance,
exce pt as otherwise preempted by State law or specifically provided herein.
70. Any signs proposed for this development shall at a minimum be designed in conformance with
the Village & Barrio Master Plan, shall require review and approval of the City Planner prior to
installation of such signs.
71. Developer acknowledges that the project is required to comply with the city's greenhouse gas
(GHG) reduction ordinances and requirements. GHG reduction requirements are in accordance
with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition
to the California Green Building Standards Code (CCR, Title 24, Part 11-CALGreen), as amended
from time to time. GHG reduction requirements may be different than what is proposed on the
project plans or in the Climate Action Plan Checklist originally submitted with this project.
Developer acknowledges that new GHG reduction requirements related to energy efficiency,
photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements as set forth in the ordinances and codes may impact, but are not limited to, site
design and local building code requirements. If incorporating GHG reduction requirements results
in substantial modifications to the project, then prior to issuance of development (grading,
building, etc.) permits, Developer may be required to submit and receive approval of a
Consistency Determination or Amendment for this project through the Planning Division.
Compliance with the applicable GHG reduction requirements must be demonstrated on or with
the construction plans prior to issuance of the applicable development permits.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code §66020(a) and file the protest
and any other required information with the City Manager for processing in accordance with Carlsbad
Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal
action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on July 17, 2024, by the following vote, to wit:
AYES: Danna, Hubinger, Meenes, Merz, Stine
NAYES: Kamenjarin, Lafferty
ABSENT: None.
ABSTAIN: None.
WILLIAM KA
CARLSBAD P
ATTEST:
t,,,i,c� ERIC LARDY
City Planner
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SDP 2023-0014
Carlsbad Village Mixed Use
SITE MAP
J
SITE
Map generated on: 1/31/2024
Exhibit 2
July 17, 2024 Item #1 33 of 312
Exhibit 3
July 17, 2024 Item #1 34 of 312
( (
( City of
Carlsbad
DISCLOS URE STATEMENT
P- 1(A)
Development Services
Planning Division
1635 Faraday Avenue
(442) 339-2610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1.
2.
P-1(A)
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 Tooley Interests LLC Corp/Part. ___________ _
Title Patrick Tooley, Manager Title --------------
Address 11661 San Vicente Blvd, Suite 850 Address Los Angeles, CA 90049 ·-------------
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 GRT Carlsbad Village LLC
Title Patrick Tooley, Managing Member
Corp/Part. ___________ _
Title _____________ _
Page 1 of 2
July 17, 2024 Item #1 35 of 312
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 ProfiUTrust. _________ _
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?
D Yes ~ No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I ce • II the above information is true and correct to e best of my knowledge.
s/,s 2.3 23 -I--=---¥-:;__ ___ ......:.,___;:::.....,_-=:,_ __ _
Signatu
GRT Carlsbad Village LLC Tooley Interests LLC
Print or type name of owner Print or type name of applicant
signature of owner/applicant's agent if applicable/date
Jonathan Frankel
Print or type name of owner/applicant's agent
P-1(A} Page 2 of 2 Revised 3/22
July 17, 2024 Item #1 36 of 312
Tooley Interests LLC
I 1661 San Vicente Blvd, Suite 850
Los Angeles, CA 90049
City of Carlsbad Community Development Department
Planning Division
1635 Faraday Avenue
Carlsbad, CA 90028
Re: Letter of Authorization
Land Use Review Application; 945-1065 Carlsbad Village Drive, APN's: 203-320-53, 203-320-54,
203-320-55, 203-320-56
Dear City of Carlsbad Community Development Department:
Tooley Interests LLC, a Delaware limited liability company ("Tl"), hereby certifies that Patrick
Tooley, an individual, is a member of Tl and is legally authorized to sign and bind the organization on its
behalf.
Sincerely,
"Tl"
Tooley Interests LLC
a Delaware Ii ited liability company
By:
Manager
Date: May 15, 2023
PROJECT ANALYSIS Exhibit 4
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
PROJECT ANALYSIS
The project is subject to the following regulations:
A. Village-Barrio (V-B) General Plan Land Use Designation
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus
Ordinance (CMC Chapter 21.86)
C. Site Development Plan (CMC Chapter 21.06)
D. Inclusionary Housing Ordinance (Chapter 21.85)
E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A. Village-Barrio (V-B) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the
Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as
it relates to Growth Management Plan compliance. For discussion regarding residential density see
section B below. The project’s compliance with the various Elements of the General Plan is outlined in
Table “A” below:
TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.2 – Promote a diversity of
compatible land uses throughout
the city, to enable people to live
close to job locations, adequate and
convenient commercial services,
and public support systems such as
transit, parks, schools, and utilities.
The mixed-use project provides
13,800 square feet of new
neighborhood-serving commercial
development that is oriented
towards Carlsbad Village Drive in
accordance with the Village & Barrio
Master Plan, 218 multiple-family
residential apartment units (191
market rate and 27 affordable) and
340 parking spaces all located near
jobs, schools, beaches, lagoons, and
other convenient neighborhood-
serving commercial services. The
project provides 340 parking spaces
onsite and also has access to public
transit via the Carlsbad Village
Station providing bus, train, and
Coaster services, as well as NCTD
bus route 315 providing service
between Camp Pendelton, Sprinter,
and the Carlsbad Village Station.
Yes
July 17, 2024 Item #1 37 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.3 – Promote infill
development that makes efficient
use of limited land supply, while
ensuring compatibility and
integration with existing uses.
Ensure that infill properties develop
with uses and development
intensities supporting a cohesive
development pattern.
The mixed-use project is proposed
on a developed site surrounded by
urban development. In addition to
13,800 square feet of new
neighborhood-serving commercial
development oriented towards
Carlsbad Village Drive, the project
will provide future residents with
access to convenient neighborhood-
serving commercial uses onsite and
within the area, as well as providing
new housing to support nearby
employment centers.
Yes
Land Use &
Community
Design
Goal 2-G.4 – Provide balanced
neighborhoods with a variety of
housing types and density ranges to
meet the diverse demographic,
economic and social needs of
residents, while ensuring a cohesive
urban form with careful regard for
compatibility.
The multiple-family residential
portion of the mixed-use project
includes 218 apartments units (191
market rate and 27 affordable) in a
variety of bedroom counts and
provides much-needed higher
density housing located in close
proximity to neighborhood-serving
commercial uses, nearby
employment centers and the mass
transit station located in the core of
Carlsbad Village.
Yes
Land Use &
Community
Design
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail
shops, which traditionally locate in a
pedestrian–oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
Policy 2-P.70
Seek an increased presence of both
residents and activity in the Village
with new development, particularly
residential, including residential as
part of a mixed-use development,
The proposal to construct a mixed-
use development with 13,800
square feet of commercial and 218
multiple-family residential
apartments would enhance the
vitality of the Village by providing
new residential and updated
commercial land uses near the
downtown core area. The project
reinforces the pedestrian
orientation desired for the
downtown area by providing
residents an opportunity to walk to
shopping, restaurants, recreation,
and mass transit functions. The
project’s proximity to existing bus
routes and other mass transit helps
to further the goal of providing new
Yes
July 17, 2024 Item #1 38 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
as well as commercial,
entertainment and cultural uses
that serve both residents and
visitors.
economic development near
transportation corridors.
Mobility Goal 3-G.3 – Provide inviting
streetscapes that encourage
walking and promote livable streets.
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.
Along Carlsbad Village Drive, the
project is proposing an 8-foot right-
of-way dedication and construction
of a new 16-foot-wide parkway with
10-foot-wide sidewalks and 6-foot-
wide landscape planters with street
trees. On Oak Avenue, the project
will maintain the existing 10-foot
right-of-way along the project
frontage, but will replace the
existing curb, gutter, and sidewalk
with a 10-foot-wide sidewalk
reduced down to 5.5 feet at each
tree well planter location. Along the
north side of Oak Avenue, the
project also proposes to improve
the dead-end street design to a cul-
de-sac pursuant to City of Carlsbad
standards. In addition, the proposed
project is located approximately 0.4
miles from the Carlsbad Village train
station, which provides rail and bus
service throughout the day. The
project’s proximity to the transit
station would provide visitors with
new neighborhood-serving
commercial and residents with the
opportunity to commute to major
job centers, thereby reducing
vehicle miles traveled (VMTs) and
the carbon footprint. Furthermore,
the project supports walkability and
mobility by locating the project near
other existing goods and services
within the Village.
Yes
July 17, 2024 Item #1 39 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Noise Goal 5-G.1 – Protect public health
and welfare by eliminating existing
noise problems where feasible,
maintaining an acceptable indoor
and outdoor acoustic environment,
and preventing significant
degradation of the acoustic
environment.
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.
Dudek Environmental Consulting
conducted a noise study (Dec. 2023)
for the proposed project. The
principal noise source associated
with the proposed project is traffic
generated from the Interstate-5
freeway and the surrounding street
system. As it relates to exterior use
areas, the project will include
outdoor usable space within
multiple interior courtyards. Due to
sound-blocking acoustical shielding
afforded by the onsite positions
and multi-floor structural
arrangement of the proposed
buildings, these exterior use areas
will not be subject to noise
exposure levels exceeding the
City’s 65 dBA CNEL standard. As it
relates to interior spaces, pursuant
to Chapter 18.04.080 of the
Carlsbad Municipal Code (CMC), any
new residence or addition of one or
more habitable rooms to an existing
residence located within the noise
impact boundary of an airport or
freeway must be designed to ensure
that internal noise levels due to
airport or freeway operations do
not exceed 45 dB. The project will
not be built without adequately
demonstrating compliance with the
California Building Code (CBC), as
locally amended. Modeling was
performed to determine interior
noise levels from street-facing units
of the project. An assessment was
conducted on street-facing units
intended for residential occupation
since the facade noise levels were
modeled above 60 dBA CNEL. As a
project design feature, glass
assemblies would require a closed
window condition to reduce the
Yes
July 17, 2024 Item #1 40 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
interior noise levels below the City’s
45 dBA CNEL threshold. Therefore,
mechanical ventilation (e.g., air
conditioning) will be installed in
impacted street-facing units to
move air within the structure and
control temperature when windows
are closed. Pursuant to standard
building permit procedures, a final
interior noise assessment will be
conducted to ensure interior noise
reductions are met. As is relates to
airport noise, the nearest airport is
McClellan-Palomar Airport, which is
approximately 4.0 miles southeast
of the project site and is located
outside of all CNEL noise contours
outlined in the McClellan-Palomar
Airport Land Use Compatibility Plan
(ALUCP) and included in the City’s
General Plan.
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.
The proposed project is not located
in any Very High Fire Severity Zone,
Flood Zones, or Earthquake Fault
Zones. The proposed structural
improvements would be required to
meet all seismic design standards at
time of building permit in
accordance with the California
Building Code. The Fire & Life Safety
Division has approved the proposed
conceptual building design with fire
sprinklers included throughout per
the National Fire Protection
Association (NFPA) standards. In
addition, an Alternative Means and
Method Request (AM&M) plan has
been reviewed and approved by the
Fire & Life Safety Division (June 23,
2023) and will be implemented at
the construction stage of
development.
Yes
Public Safety Goal 6-G.4 – Maintain safety
services that are responsive to
The proposed project will provide
all supporting water infrastructure
Yes
July 17, 2024 Item #1 41 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
citizens’ needs to ensure a safe and
secure environment for people and
property in the community.
in accordance with Fire & Life Safety
requirements; fire sprinklers are
required and provided for all
residential structures; and the
dwelling units proposed by this
project are all within a five minute
emergency response time. In
addition, the existing six-inch (6”)
diameter water line located within
the Carlsbad Village Drive project
frontage right-of-way is proposed to
be replaced with a new eight-inch
(8”) diameter water line.
Public Safety 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.
The project has been conditioned to
develop and implement a program
of “best management practices” for
the elimination and reduction of
pollutants which enter and/or are
transported within storm drainage
facilities.
Yes
Public Safety 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.
The project is required to comply
with all Building and Fire codes to
ensure that fire protection
standards are met by the proposed
structures. The Fire & Life Safety
Division has approved conceptual
building designs with fire sprinklers
included throughout per the
National Fire Protection Association
(NFPA) standards. In addition, an
Alternative Means and Method
Request (AM&M) plan has been
reviewed and approved by the Fire
& Life Safety Division dated June 23,
2023 and shall be implemented at
the construction stage of
development. Therefore, the
proposed project is consistent with
the applicable fire safety
requirements.
Yes
Public Safety Policy 6-P.39 – Ensure all new
development complies with all
applicable regulations regarding the
The project is required to construct
or pay applicable fees for necessary
improvements, public utilities, and
facilities in accordance with Growth
Yes
July 17, 2024 Item #1 42 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
provision of public utilities and
facilities.
Management requirements; Fire
Station No. 1, located less than
0.25-miles of the project site, is
within emergency response
timeframes; and the project design
will not affect the city’s ability to
implement its Emergency
Operations Plan. Improvements to
existing utilities includes the
replacement of an existing six-inch
(6”) diameter water line located
within the Carlsbad Village Drive
project frontage right-of-way with a
new eight-inch (8”) diameter water
line.
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
strategy to reduce greenhouse gas
emissions.
The project implements and is
consistent with measures identified
in the Climate Action Plan (CAP)
through the provision of renewable
energy generation (photovoltaic
systems), energy conservation
(Green Building Code), and by
accommodating Zero-Emission
vehicles and other greenhouse gas
reduction measures and features.
At building permit, the project will
also be reviewed for compliance
with the CAP ordinances.
Yes
Housing Goal 10-G.3 – Sufficient new,
affordable housing opportunities in
all quadrants of the city to meet the
needs of current lower and
moderate-income households and
those with special needs, and a fair
share proportion of future lower
and moderate-income households.
Per CMC Chapter 21.85, a project is
required to provide 15% of the total
residential units as affordable for
lower income households. Pursuant
to City Council Policy No. 57, the
percentage can be reduced to
12.5% if the inclusionary units are
very low or extremely low-income,
the units are located on the same
site as the market-rate units and the
Developer is not requesting
financial assistance from the city.
The project proposes 27 very low-
income units onsite, and the
Developer is not requesting
financial assistance from the city. In
Yes
July 17, 2024 Item #1 43 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
addition, the project is conditioned
to enter into an Affordable Housing
Agreement with the city to provide
and deed restrict 27 dwelling units
as affordable to very low-income
households for 55 years, earning up
to 50% of the area median income
(AMI).
Housing
Policy 10-G.2 – New housing
developed with diversity of types,
prices, tenures, densities, and
locations, and in sufficient quantity
to meet the demand of anticipated
city and regional growth.
Policy 10-P.15 – Pursuant to the
Inclusionary Housing Ordinance,
require affordability for lower
income households of a minimum
15 percent of all residential
ownership and qualifying rental
projects. For projects that are
required to include 10 or more units
affordable to lower income
households, at least 10 percent of
the lower income units should have
three or more bedrooms (lower
income senior housing projects are
exempt).
The proposed project will increase
the diversity of housing in Carlsbad
by adding 218 multiple-family
apartment units to the city’s
housing inventory. In addition, the
project will increase housing
diversity by providing housing
offered at a price affordable to very
low-income households. The project
is conditioned to enter into an
Affordable Housing Agreement with
the city to provide and deed restrict
27 dwelling units (12.5%) as
affordable to very low-income
households for 55 years, earning up
to 50% of the area median income
(AMI). Additionally, of those 27
affordable units, a minimum of
three (3) units will have three-
bedrooms, consistent with
requirements of the city’s
Inclusionary Housing Ordinance.
Yes
Housing Policy 10-P.19 – Address the unmet
housing needs of the community
through new development and
housing that is set aside for lower
and moderate-income households
consistent with priorities set by the
Housing and Neighborhood Services
Division, in collaboration with the
Planning Division, as set forth in the
city’s Consolidated Plan.
The city currently has a
jobs/housing ratio where there are
more jobs than housing. The project
replaces an existing commercial
shopping center with a new mixed-
use development consisting of
13,800 square feet of
neighborhood-serving commercial
and 218 multiple-family apartments
(191 market rate and 27
affordable). The residential portion
of this mixed-use project expands
the city’s affordable housing stock
to assist in meeting its Regional
Yes
July 17, 2024 Item #1 44 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Housing Needs Assessment and
provides an adequate number of
housing units to meet the needs of
very low-income households.
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus
Ordinance (CMC Chapter 21.86)
The minimum and maximum densities for residential development are established in the Village &
Barrio Master Plan. Table B below identifies the permissible density range for properties located within
the Freeway Commercial (FC) District of the Village & Barrio Master Plan.
TABLE B – PROPOSED DENSITY
Gross
Acres
Net
Acres
Allowable Density Range,
Dwelling Units per Acre FC District*
Project Density,
Proposed Dwelling Units
4.12 4.12
28-35 du/ac
Minimum: 58 dwelling units**
Maximum: 145 dwelling units
52.9 du/ac
218 dwelling units
*For density bonus projects fractional units shall be rounded up per Section 21.86.050 of the Carlsbad Municipal Code.
**For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density
shall be calculated based on the entire developable area (Village & Barrio Master Plan, Chapter 2.4 - Density).
The residential portion of the proposed mixed-use development includes a request to construct a 218-
unit, five-story multiple-family residential apartment project. As summarized above, the base number of
units for a 4.12-acre parcel at 35 du/ac is 145 dwelling units. In order to construct 218 units, the
Developer is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Density Bonus
Ordinance, and California (hereinafter referred to as “State”) Density Bonus Law (Government Code
§65915). CMC Chapter 21.86 was established as a means to implement California Government Code
§65915 (State Density Bonus Law) and the goals, objectives, and policies of the Housing Element of the
General Plan, which includes the provision to provide housing affordable to lower- and moderate-
income households.
The legislative intent of State Density Bonus Law is to increase the production of affordable housing by
requiring local agencies to grant an increase to the maximum allowable residential density over the
otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based
upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the
number ordinarily permitted. Likewise, State Density Bonus Law provides for a progressive approach to
incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes
incentivization in the form of waivers from development standards, which do not count as incentives or
concessions, and are unlimited. For projects located near transit stops, like the proposed project,
additional concessions are afforded, which include restricting the city’s ability to require minimum
July 17, 2024 Item #1 45 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
parking standards under Assembly Bill (AB) 2097 on certain types of private development projects.1
Parking is discussed in further detail below.
In this instance, to support the implementation of the project, the Developer is requesting a 50% density
bonus pursuant to State Density Bonus Law. In exchange for the 50% density bonus, the Developer is
required to designate 15% of the 145 base maximum density units, or 22 units, as affordable density
bonus units. The affordable density bonus units are required to be affordable to “very low-income
households” for a period of 55 years.
In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is
also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that
all residential developments provide a range of housing opportunities for all economic segments of the
population, including households of lower and moderate income.2 The 22 very low-income units
required under State density bonus can also be used to satisfy the affordable housing requirements of
the city’s Inclusionary Housing Ordinance pursuant to CMC Section 21.85.040 – Affordable housing
standards.
Pursuant to the Inclusionary Housing Ordinance, projects are typically required to designate 15% of their
total units as affordable to lower income households. However, pursuant to City Council Policy
Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, the percentage
of units designated as affordable to lower income households can be reduced to 12.5% if all of the
following are satisfied:
1. All of the affordable units are made available to very low or extremely low-income households,
or combination thereof.
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the Developer is proposing to satisfy the affordable housing requirements by providing
12.5% or a total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as
affordable to very low-income households. The inclusionary units will be located on the same site as the
market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the
proposal to provide 27 very low-income units onsite complies with the Inclusionary Housing Ordinance,
Density Bonus Ordinance and State Density Bonus Law.
Density bonus law stipulates that a request for a density bonus does not constitute a valid basis on
which to find a proposed housing development project is not compliant with a general plan. In addition,
State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use
element of the general plan” in determining maximum allowable residential density. As discussed
above, properties designated V-B do not have an assigned residential density in the General Plan.
1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB
2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including
residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village
Station and Poinsettia Station).
2 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and
Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent
of the Inclusionary Housing Ordinance.
July 17, 2024 Item #1 46 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Therefore, the minimum and maximum densities for residential development are established in the
Village & Barrio Master Plan. The proposed density of the project complies with the FC District of the
Village & Barrio Master Plan.
Incentives, Concessions or Waivers
The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law3
and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. A project can request incentives
and concessions as defined in State Density Bonus Law, based on the percentage of affordable units.
An incentive or concession may include any of the following:
• A reduction in site development standards or a modification of zoning code or architectural design
requirements (excluding State Building Standards), that results in identifiable, financially sufficient
and actual cost reductions. A reduction/modification to standards or requirements may include, but
is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of
vehicular parking spaces that would otherwise be required (if minimum parking standards are
required).
• Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual
cost reductions.
• The city council may, but is not required to, provide direct financial incentives, including the provision
of publicly owned land, or the waiver of fees or dedication requirements.
In addition to incentives or concessions, waiver or reduction of development standards that would
“have the effect of physically precluding the construction of a density bonus housing development at
the density or with the incentives or concessions permitted by” can also be considered. There is no limit
on the number of waivers or reductions of development standards that may be granted, and the
granting of a waiver or reduction shall neither increase nor decrease the number of incentives or
concessions to which the project is entitled. Waivers or reductions of development standards shall be
granted by the city unless certain findings can be made. In order to deny the requested waivers or
reductions, the city would have to make any of the following findings in writing based upon substantial
evidence:
• The standard(s) requested to be waived or reduced will not have the effect of physically
precluding the construction of a housing development at the densities or with the incentives or
concessions permitted by this chapter.
• The requested waiver or reduction of development standards would have a specific adverse
impact (a significant, quantifiable, direct, and unavoidable impact, based on objective, identified
written public health or safety standards, policies, or conditions as they existed on the date the
application was deemed complete) upon public health and safety or on any real property that is
listed in the California Register of Historical Resources, and for which there is no feasible
method to satisfactorily mitigate or avoid the specific adverse impact.
3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works.
July 17, 2024 Item #1 47 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
• The waiver or reduction of development standards would be contrary to state or federal law.
The Developer is requesting five waivers as discussed in Exhibit 6. Staff has found no substantial
evidence that any of the above findings apply in this case.
Freeway Commercial (FC) District
The project’s compliance with the development standards specific to the Freeway Commercial (FC)
District, as well as the applicable parking and area-wide standards within the Village & Barrio Master
Plan are provided in Tables C, D and E below. In addition, the project generally complies with the intent
of the Area-Wide Design Guidelines, which are included in Section 2.8 of the Village & Barrio Master
Plan. Pursuant to Section 2.8, designers and developers should consider the guidelines as a starting
point for quality development and do not comprise every possible strategy for achieving high-quality
design.
TABLE C- VILLAGE & BARRIO MASTER PLAN
FREEWAY COMMERCIAL (FC) DISTRICT COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Setbacks -
Front
Minimum: 10 feet
Minimum 15 foot landscaped
setback where surface parking
areas are located adjacent to a
public street.
Lot 1 (fronting Carlsbad Village Drive)
Commercial Bldg. A: 16.1 feet
Commercial Bldg. B: 16 feet
All surface parking spaces, as it relates
to Carlsbad Village Drive, are setback
greater than 15 feet and landscaped.
Lot 2 (fronting Oak Avenue)
Residential Bldg. C: 11 feet
Residential Bldg. D: 11 feet
Parking Structure: 10 feet
Yes
Setbacks -
Front
Encroachments permitted within
the front setback:
• Maximum 5 feet: Awnings,
canopies, upper floor
balconies.
• Up to property line: Plazas,
courtyards, and outdoor
dining.
Lot 1 (fronting Carlsbad Village Drive)
Commercial Bldgs. A and B both include
metal canopies and awnings projecting
from the front elevation of the
buildings. For both buildings, neither
canopy nor awning encroach into the
10-foot setback.
Lot 2 (fronting Oak Avenue) the upper
floor balconies of the residential units
encroach no greater than 5-feet.
Yes
Setbacks -
Side
No minimum setback Lot 1 (East Side)
Commercial Bldg. B: 11 feet (approx.)
Lot 2 (East Side)
Yes
July 17, 2024 Item #1 48 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
Parking Structure: ≥12 feet (approx.)
Lot 1 (West Side)
Commercial Bldg. A: 32 feet (approx.)
Lot 2 (West Side)
Residential Bldg. C: 6.9 feet (approx.)
Setbacks -
Rear
10 feet Lot 1: ≥10 feet
Lot 2: ≥10 feet
Yes
Lot Size and
Dimension Not applicable Lot 1: 0.94 acres
Lot 2: 3.11 acres Yes
Building
Height
Maximum 45 feet and 4 stories
Commercial Bldg. A: 24.5 feet / 1 story
Commercial Bldg. B: 24.5 feet / 1 story
Residential Bldg. C: 56 feet / 5 stories
with architectural projections up to 60.5
feet for parapets, 66 feet for stair and
elevator towers*.
Residential Bldg. D: 53.8 feet / 5 stories
with architectural projections up to 58.3
feet for parapets, 63.8 feet for stair
towers, and 67.8 feet for elevator
towers*.
Parking Garage: 53.8 feet / 5 levels with
architectural projections up to 58.3 feet
for parapets, 63.8 feet for stair towers,
and 67.8 feet for elevator towers*.
*Developer is requesting a waiver to
this standard (VBMP, 2.7.4(G)(1))
pursuant to the Density Bonus
Ordinance and State Density Bonus Law.
Please see Exhibit 6 for details.
Yes*
Building
Height
A maximum of 30% of the 4th
story, street-facing facade can
have a minimum 10-foot setback
(as measured from property
line). The remaining 70% shall be
set back a minimum of 15 feet.
100% of the 4th and 5th stories of
Residential Bldgs. C and D, fronting on
Oak Avenue, have been setback 17’-
8½”.
Yes
Building
Height
The total square footage of
enclosed 4th story floor space
shall not exceed 80% of the of
*Developer is requesting a waiver to
this standard (VBMP, 2.7.4(G)(2)(b))
pursuant to the Density Bonus
Yes*
July 17, 2024 Item #1 49 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
the largest enclosed floor space
below (floors one, two and
three). However, in no case shall
the fourth floor enclosed space
exceed the amount of the third
floor enclosed space.
Ordinance and State Density Bonus Law.
Please see Exhibit 6 for details.
Building
Massing
No building facade visible from
any public street shall extend
more than 50 feet in length
without a 5-foot minimum
variation in the wall plane, as
well as a change in roofline.
Along Oak Avenue, the 4th and 5th
stories of Residential Bldgs. C and D
have been setback 17’-8½”, which is 6-
feet further beyond the three lower
floors they are set over. The proposed
roofline breaks in six locations. Along
Interstate-5, metal louvered
architectural structures project 5-feet
beyond the face of the 2nd, 3rd, and 4th
levels to provide added screening of
cars and to also provide variation along
this frontage.
Yes
Property
Open Space
A minimum of 20 percent of
property must be maintained as
open space.
Required: 35,893 SF
Proposed: 40,870 SF
Yes
Residential
Private Open
Space
Minimum of 80 square feet of
private open space per unit;
minimum dimension of 6 feet in
any direction.
All 218 apartment units have a private
balcony with a minimum area of 80 SF
and minimum dimension of 6 feet in any
direction.
Yes
Residential
Common
Open Space
Minimum of 25 square feet per
unit, active or passive:
218 x 25 = 5,450 square feet
Minimum dimension,
10 feet x 10 feet
23,110 square feet.
Common open space exceeds the
minimum dimensions and includes two
large courtyards, pool/spa, cabanas with
fireplaces, turf areas for lawn games,
barbecues and social cooking dining
areas, and a roof top deck.
Yes
The project proposes to provide 284 parking spaces for the 218 multiple-family residential apartment
units, which equates to 1.3 spaces per unit, thus exceeding the 0.5 space per unit requirement pursuant
to State Density Bonus Law. An additional state law imposed by the state legislature, AB 2097, which
became effective on January 1, 2023; prohibits cities from requiring minimum parking standards on
certain private development projects, including residential density bonus projects, that are located
within one-half mile of public transit. Under AB 2097, developers can still provide onsite parking, but the
number of parking spaces provided is based on builder preference and market demand, not by city-
established minimum parking standards. The parking spaces provided meet the minimum parking
location and design standards. A summary of how the project would comply if the city could impose the
minimum parking standards under State Density Bonus Law is provided in Table “D” below.
July 17, 2024 Item #1 50 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
The project is proposing to utilize the Density Bonus Parking Standards per Government Code
§65915(p)(1). Table “D” below compares the parking standards from the Village & Barrio Master Plan
Area-Wide Parking Standards versus that being requested in accordance with a density bonus project as
implemented by CMC Chapter 21.86. Table “D” below also includes the required amount of parking
required and proposed for commercial development. As Table “D” demonstrates, the project is
providing more parking onsite than is required by the Village & Barrio Master Plan and State Density
Bonus.
TABLE D - PARKING STANDARDS
Type of Use No. of Res. Units Commercial VBMP Required CMC 21.86 Required Proposed
Studio 15 -- 1 space per unit
(15 spaces)
0.5 space per unit
(8 spaces)
284 spaces
(1.3 spaces
per unit)
1-Bdrm 87 -- 1 space per unit
(87 spaces)
0.5 space per unit
(44 spaces)
2-Bdrm 90 -- 1.5 spaces per unit
(135 spaces)
0.5 space per unit
(45 spaces)
3-Bdrm 26 -- 1.5 spaces per unit
(39 spaces)
0.5 space per unit
(13 spaces)
Residential Totals: 276 spaces 110 spaces 284 spaces
Retail -- 9,800 SF 1 space per 415 SF
(24 spaces) --
56 spaces
Restaurant -- 4,000 SF 1 space per 170 SF
(24 spaces) --
Commercial Totals: 48 spaces -- 56 spaces
Overall Totals: 324 spaces -- 340 spaces
TABLE E –VILLAGE & BARRIO MASTER PLAN
AREA-WIDE STANDARDS COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Vehicle access shall be taken off the
alley.
Driveway apron shall not exceed 20
feet in width.
*Developer is requesting a waiver
to this standard (VBMP,
2.6.1(A)(3)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
Ingress and
Egress
A clear zone shall be provided at the
intersection of a street and an alley or
driveway to maintain a free line of
sight.
• The clear zone shall consist of an
isosceles right triangle measured 7.5
feet in both directions from the
Clear zones are provided at the
intersections with Carlsbad Village
Drive at both the drive aisle and
the Hope Avenue Alley.
Additionally, a clear zone is
provided at the intersection with
Oak Avenue and the Hope Avenue
Alley.
Yes
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PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
intersection of the two property
lines.
• The clear zone shall not be occupied
by a ground floor building footprint,
site features taller than 36 inches, or
landscaping that is taller than 30
inches.
Property
Line Walls
and Fences
Fences and walls within the front
setback shall be a maximum 3.5 feet
tall (42-inches).
No walls or fences located in the
front setback along Carlsbad
Village Drive or Oak Avenue
exceed 3.5 feet (42-inches) in
height.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The project is appropriately
oriented towards Carlsbad Village
Drive.
Yes
Building
Entrances
The primary entrance of a ground floor
commercial use shall be oriented
towards the primary street frontage.
Both Commercial Bldgs. A and B
have the primary entrance
oriented towards Carlsbad Village
Drive.
Yes
Roof
Protrusions
All new development that results in
additional height above the building
height maximum for the applicable
district shall abide by the following
regulations:
-- --
Roof
Protrusions
No roof structure or any other space or
feature shall be allowed for the
purpose of providing additional floor
space except as provided herein.
The proposed stair and elevator
towers projecting above the roof
structure do not provide
additional floor space beyond the
purpose they serve.
Yes
Roof
Protrusions
All roof structures (excluding
architectural features) shall be set
back a minimum five feet from all
building faces and shall not exceed the
maximum stated heights below.
Structures permitted to exceed five
feet in height shall be setback at least
an additional one foot for every foot
above five feet, up to maximum stated
heights.
• Guardrails or other barrier for roof
decks; roof deck amenities, including
permanently affixed equipment and
furnishings (such as built-in seating,
barbeque islands, counters, and the
like) trellises, latticework, screens
*Developer is requesting a waiver
to this standard (VBMP,
2.6.2(C)(4)(b)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
July 17, 2024 Item #1 52 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
(including vegetative screens), or
other objects designed or arranged
to create a privacy screen or outdoor
room; equipment screening, fire or
parapet walls; skylights; and similar:
Up to 42 inches above maximum
height.
• Roof structures specifically for the
housing of elevators, stairways,
tanks, ventilating fans or similar
equipment required to operate and
maintain the building; flagpoles,
chimneys, smokestacks, wireless
masts and similar structures: Up to
10 feet above maximum height.
Roof
Protrusions • Architectural features: Up to 10 feet
above maximum building height.
Architectural features that are
within 10 feet of a building face shall
be cumulatively limited in width to
30 percent of that building face.
*Developer is requesting a waiver
to this standard (VBMP,
2.6.2(C)(4)(c)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
Window
Glazing
45 percent minimum glazing of
ground-floor facade for retail uses
adjacent to Carlsbad Village Drive.
Facade is measured from plate height
to finish floor.
Area of Glazing:
Commercial Bldg. A = 1,007 SF
Commercial Bldg. B = 758 SF
Percentage of Glazing Provided:
Commercial Bldg. A = 61%
Commercial Bldg. B = 52%
Yes
Window
Glazing
The bottom of any window or product
display window shall not be more than
3.5 feet above the adjacent sidewalk.
Storefront glazing for the two
commercial buildings fronting
Carlsbad Village Drive extends to
the ground.
Yes
Window
Glazing
Transparent or translucent glazing is
required on the ground-floor facade of
a commercial or retail use facing a
public street. Opaque, reflective, or
dark tinted glass is not permitted.
Storefront glazing for the two
commercial buildings fronting
Carlsbad Village Drive consist of
clear glass.
Yes
C. Site Development Plan (CMC Chapter 21.06)
The project requires a Site Development Plan according to section 6.3.3.B of the Village & Barrio Master
Plan. A Conditional Use Permit is not required with this project because mixed-use, consisting of
multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right
within the Freeway Commercial (FC) District of the Village & Barrio Master Plan. All Site Development
Plans within the Village & Barrio Master Plan area are required to be approved by the City Council. Five
July 17, 2024 Item #1 53 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
site development plan findings are required for the project. The required findings with justification for
each are summarized below and contained in Planning Commission Resolution (Exhibit 1 to the June 5,
2024 Planning Commission Staff Report).
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code.
The project proposes the demolition of an existing shopping center with approximately 58,735 square
feet of commercial uses, and in its place the construction of a new mixed-use development consisting of
13,800 square feet of neighborhood-serving commercial within two one-story buildings, 218 multiple-
family residential apartment units (191 market rate and 27 affordable) within two five-story buildings,
289 garage parking spaces within a five-story parking structure, and 51 surface parking spaces, all on a
4.12-acre infill site located within the Freeway Commercial (FC) District of the Village & Barrio Master
Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail,
markets, etc.), is permitted by right within the FC District. The project is consistent with the various
elements and objectives of the Village (V) General Plan Land Use designation and the Village & Barrio
Master Plan as discussed in the findings below and in the project staff report dated June 5, 2024
incorporated by reference. Although the project’s residential density of 53 dwelling units per acre is
above the 35 du/ac maximum that is allowed by the FC District, the 218-unit residential project can be
found consistent with the General Plan Land Use Policies as discussed in the findings below and in the
project staff report dated June 5, 2024 through use of a Density Bonus as allowed under California Law
and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through
incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus
Law allows a developer to increase density on a property above the maximum density, set under the
land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instant, based
on the adopted land use density of the Freeway Commercial (FC) District of the Village and Barrio
Master Plan, the base number of units allowed for a 4.12-acre parcel at 35 du/ac is 145 dwelling units.
The applicant is requesting a 50% increase in density to yield 218 total units. Density Bonus Law
stipulates that a request for a density bonus does not constitute a valid basis on which to find a
proposed housing development project is not compliant with a general plan. In addition, State Density
Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the
general plan” in determining maximum allowable residential density and General Plan conformance.
Therefore, the proposed density of the project is deemed compliant with the land use density
designation of the General Plan and Village and Barrio Master Plan.
2. That the requested development or use is properly related to the site, surroundings, and
environmental settings, will not be detrimental to existing development or uses or to development
or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings, or traffic circulation.
The proposed mixed-use development is located within the Freeway Commercial (FC) District of the
Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses specifically
permitted in the area in which the use is located in that mixed-use, consisting of multiple-family
residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the FC District.
All the properties surrounding the Site are designated for FC uses under the VBMP, except for properties
located to the south of the Site, across Oak Avenue, which are designated as Barrio Perimeter (BP) and
July 17, 2024 Item #1 54 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
those along Harding Avenue to the west, which are designated as Village Center (VC). The project Site is
surrounded by a variety of urban uses, including an adjacent gas station, a four-story mixed-use building
across Carlsbad Village Drive to the north, one-to-three-story residential (multiple-family and single-
family) buildings to the south across Oak Avenue, and various one-story public and commercial uses to
the west across the Hope Avenue Alley along Harding Street. The proposed site design places residential
adjacent to residential to the south and commercial development adjacent to existing commercial
development to the north and west. The proposed mixed-use development will not adversely impact the
site, surroundings, or traffic circulation. The mixed-use project is estimated to generate fewer trips
(2,242 ADT) than the existing commercial land uses (7,044 ADT) it intends to replace, resulting in a net
decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad Village Drive and Oak Avenue are designed to
adequately handle the traffic generated by the project, and the project is adequately parked on-site in
accordance with State Density Bonus Law and the Village & Barrio Master Plan.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use.
Pursuant to State Density Bonus Law, the Developer has requested waivers to standards in the Village &
Barrio Master Plan related to maximum building height and the number of floor levels, height limits on
roof structures, height limits on architectural features, limitations on total square footage of the fourth
floor, and restricting vehicular access to an alley. The project is entitled to the requested number of units
and the density bonus waivers are necessary for the project to be developed at the density. The waivers
are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
The project complies with all applicable development standards for mixed-use projects within the FC
District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and
parking, etc., subject to density bonus provisions for concessions and waivers, including reductions of
standards. The architecture of the building is compatible with the surrounding residential and
commercial development. Landscaping along the street frontages and throughout the project will be
provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio
Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use.
The proposed project is considered a through lot since it has two primary street frontages, Carlsbad
Village Drive to the north, and Oak Avenue to the south, both of which are connected by the existing
Hope Avenue Alley bordering the entire westerly property line of the subject property. Along Carlsbad
Village Drive, the project is proposing 8-feet of right-of-way dedication. With a total of 16-feet from curb
to property line, the project proposes a 10-foot-wide sidewalk buffered by a 6-foot-wide landscape
planter with street trees. In addition to the pedestrian improvements described, the project will also be
updating an existing bus stop on Carlsbad Village Drive with a new Americans with Disabilities Act (ADA)
compliant bus stop pad with shelter, bench, trash receptacles and shelter lighting, etc., pursuant to
NCTD standards. On Oak Avenue, the project will maintain the existing 10-foot right-of-way along the
July 17, 2024 Item #1 55 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
project frontage and will replace the existing curb, gutter, and sidewalk. Along this frontage, the project
is proposing a 10-foot-wide sidewalk reduced down to 5.5 feet at each tree well planter location. Along
the north side of Oak Avenue, the project also proposes to improve the dead-end street design to a cul-
de-sac pursuant to City of Carlsbad standards. Primary vehicular access into the project site will be
provided via two existing driveways on Carlsbad Village Drive – one (1) unsignalized right-turn only
driveway to the Hope Avenue Alley along the western boundary of the site and one (1) unsignalized
private driveway permitting right turns and inbound left turns only. The existing median in Carlsbad
Village Drive prohibits left turns out from this driveway. Secondary vehicular access will be provided on
Oak Avenue via a full-access driveway located at the end of the cul-de-sac where Oak Avenue
terminates west of Interstate-5. The proposed project is estimated to generate fewer trips (2,242 ADT)
than the existing land uses (7,044 ADT) it will replace, resulting in a net decrease of 4,802 Average Daily
Trips (ADT). Both Carlsbad Village Drive and Oak Avenue are designed to adequately handle the traffic
generated by the project. The project site is also located within 0.4 miles of the Carlsbad Village mass
transit station which provides bus, train, and Coaster service on a daily basis. Bike lanes are provided on
Carlsbad Village Drive. In addition, the Developer will be required to pay traffic impact fees in accordance
with Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go towards
future road improvements.
D. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85, Inclusionary Housing Ordinance, residential
developments proposing seven or more units are required to provide affordable housing. The standard
inclusionary housing requirement is 15% of the total number of units as affordable to lower income
households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance
– Alternative Means of Compliance, the percentage of units designated as affordable to lower income
households can be reduced to 12.5% if all of the following are satisfied:
1. All of the affordable units are made available to very low or extremely low-income households,
or combination thereof;
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the Developer is proposing to satisfy the affordably housing requirements by providing
12.5% or a total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as
affordable to very low-income households. The inclusionary units will be located on the same site as the
market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the
proposal to provide 27 very low-income units onsite complies with the Inclusionary Housing Ordinance.
Therefore, the project has been conditioned to satisfy the inclusionary housing requirement for very
low-income households by entering into an Affordable Housing Agreement (AHA) to provide 27 units
onsite as affordable to very low income households for 55 years, earning up to 50% of the area median
income (AMI). By entering into the AHA accordingly, the project is providing its fair share of housing
affordable to very low-income households and is therefore consistent with the Inclusionary Housing
Ordinance. For a family of four living in Carlsbad, the AMI at 50% is $75,750 per year.
Chapter 21.85 of the CMC also requires that for those developments which are required to provide ten
or more units affordable to low-income households, at least 10% of the low-income units, or three units
for the proposed project, shall have three or more bedrooms. Of the 27 affordable units proposed,
July 17, 2024 Item #1 56 of 312
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
three, three-bedroom units are currently proposed.
E. GROWTH MANAGEMENT
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant
of the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand
City Administration 771 sq. ft.
Library 411 sq. ft.
Wastewater Treatment Commercial: 1,533 GPD
Residential: 34,880 GPD Total: 36,413 GPD
Parks NW Quadrant
Drainage 25.4 CFS, Drainage Basin B
Circulation Existing: 7,044 ADT
Proposed: 2,242 ADT Net decrease: 4,802 ADT
Fire Fire Station 1
Open Space NA
Schools
Carlsbad Elementary: 25.51 students
Carlsbad Middle: 13.47 students
Carlsbad High: 17.2 students
Sewer Collection System Commercial: 1,533 GPD
Residential: 34,880 GPD Total: 36,413 GPD
Water Commercial: 480 GPD
Residential: 40,330 GPD Total: 40,810 GPD
July 17, 2024 Item #1 57 of 312
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
AB 2097
PARKING REQUIREMENTS IB-131
This bulletin provides an overview of the restrictions
imposed by the state legislature under AB 2097 on the
city’s ability to require minimum parking standards on
certain private development projects.
BACKGROUND
Most cities, including Carlsbad, have historically required
that new residential and commercial development
provide onsite parking spaces to sufficiently
accommodate occupants and customers and reduce
impacts to neighboring land uses. The commonly applied
parking standard is formula based, where the minimum
number of required parking spaces is dependent upon the
size and type of use being built. For example, Carlsbad
requires one parking space for every 100 square feet of
restaurant space, two parking spaces for each apartment
unit with two or more bedrooms, and so on.
Based largely on a body of academic research regarding
the potential impacts minimum parking ratios have on car
ownership, vehicle miles traveled, and use of public
transit, the state legislature passed AB 2097, which added
Government Code §65863.2, that effectively eliminates
parking requirements in new residential and commercial
developments when located within a half-mile of a major
transit stop.
According to the Assembly Floor Analysis on AB 2097, the
study found that in buildings with no on-site parking, only
38% of households owned a car, but in buildings with at
least one parking space per unit, the study found that more than 81% of households owned automobiles. As
such, by eliminating parking minimums in new
development, the state legislature figures that fewer
households will rely on the automobile for transportation.
Developers could still voluntarily provide onsite parking
(and many likely will), but the number of parking spaces
provided will be based on builder preference and market
demand, not by city-established minimum parking
standards.
The state legislature’s intent with this action, which is
effective January 1, 2023, is that it will help drive down
construction costs, reduce vehicle traffic, increase public
transit ridership, and promote walkable and bikeable
communities so people can get around without a car,
which will reduce the greenhouse gas emissions
responsible for climate change.
NEW STATE LIMITS ON PARKING
AREAS AFFECTED
Pursuant to Government Code §65863.2(a), a city cannot
impose or enforce any minimum automobile parking
requirements on a residential, commercial, or other
development project (except for hotels, motels, short-
term rentals, or other transient lodging --- city parking
standards still apply to those) if the project is located
within one-half mile of public transit. The state defines
public transit as a “major transit stop,” containing any one
of the following:
•Fixed rail station
•Bus rapid transit stop
•high-quality transit corridor included in a regional
transportation plan
•Intersection of two or more major bus routes were
buses stop every 15 minutes or less during peak
commute periods
Documents Referenced
Carlsbad Village Station Eligible Parcels; Map
Poinsettia Station Eligible Parcels; Map
Carlsbad Housing (Element) Plan; IB-137
2021-2029 Housing Element; Plan
Carlsbad Parking Standards; §21.44
EV Charging Station Requirements; §18.22
EV Charging Permit Streamlining; IB-165
Density Bonus; IB-112
Supportive Housing Defined; §21.04.355.1
Transitional Housing Defined; §21.04.362
CA Coastal Commission Memo; Policy
Exhibit 5
July 17, 2024 Item #1 58 of 312
{city of
Carlsbad
Informational Bulletin
Page 2 of 3 IB-131_AB 2097 Parking Limits (Feb. 2024)
The city does not have any high-quality transit corridors
per SANDAG’s 2021 Regional Transportation Plan. And
North County Transit District’s Breeze bus system, does
not meet the bus stop requirements and therefore does
not qualify.
Currently, there are only two locations in the city that
meet the definition of public transit --- Carlsbad Village
Station and Poinsettia Station. Maps have been provided
showing those parcels that are subject to §65863.2. See
“Documents Referenced” above.
In cases where only a portion of the project site is located
within one-half mile of a major transit stop, the following
standards must be met in order to be eligible.
• At least 75% of the total project site is located within
one-half mile of a major transit stop; and
• At least 90% of the proposed residential units, or
100 units or more, whichever is less, are located
one-half mile of a major transit stop.
Projects failing to meet these requirements do not qualify
for the allowances under §65863.2 and must meet
current city parking standards.
EV CHARGING & ADA PARKING
Irrespective of proximity to public transit, state law allows
the city to continue to apply minimum parking standards
for electric vehicle (EV) charging stations as well as
required parking spaces accessible to persons with
disabilities (ADA).
• For EV stations, the required number of EV parking
spaces for residential projects is provided in Table
4.106.4.3.1 of Carlsbad Municipal Code (CMC)
§18.21.040. For nonresidential projects, EV parking
space requirements are provided in Table
5.106.5.3.3 of CMC §18.21.050. The parking
requirement is based on the total number of actual
parking spaces that would have otherwise applied to
the development if the state code section did not
exist. Refer to IB-165 for an overview of the city’s
streamlining provisions and alternative standards for
EV charging stations.
• For ADA parking, the city applies the standards set
forth in Chapter 1109A (multifamily) and Chapter
11B (commercial) of Title 24, Volume 1 of the 2023
CA Building Code. Like EV spaces, the total number
of ADA spaces is based on the total number of actual
parking spaces that would have otherwise applied to
the development.
EXEMPTIONS
The city may apply its minimum parking standards to a
proposed project if it makes written findings that failure
to impose parking standards will result in one of the
following to occur.
• Hinders the city’s ability to meet its share of low-
and very low-income housing. Refer to IB-137 for
more on the city’s Housing Element and Regional
Housing Needs Assessment requirements.
• Hinders the city’s ability to meet any special housing
needs for elderly or persons with disability. Refer to
the city’s 2021-2029 Housing Element for more
information.
• The proposed “housing development project” will
negatively impact existing residential or commercial
parking that is located within one-half mile of the
project. The state defines a “housing development
project” as either:
o A 100% residential development; or
o Mixed-use development where at least 2/3 of
the project is designed for residential use; or
July 17, 2024 Item #1 59 of 312
IB-131_AB 2097 Parking Limits (Feb. 2024) Page 3 of 3
o Project includes transitional housing or
supportive housing.
The city exemption determination must be supported by a
preponderance of the evidence in the record showing that
not imposing or enforcing minimum parking standards
would have a substantially negative impact on the above
referenced development.
The exemption finding must be made by the city within 30
days following receipt of a completed application.
EXCEPTIONS TO THE EXEMPTIONS
Government Code §65863.2(c) provides a list of specific
project types that are not subject to the above exemption
provisions. In other words, the city cannot impose
minimum parking standards on the following housing
development projects, irrespective of whether the above
discussed exemption findings can be made.
• The housing development project contains fewer
than 20 housing units.
• The housing development project dedicates a
minimum of 20% of the total housing units to very
low-, low-, or moderate-income households,
students, elderly, or persons with disabilities.
• The housing development project is subject to
parking reductions based on the provisions of any
other applicable law. As an example, the proposed
development is a density bonus project, which offers
reduced parking standards for development
projects. Please refer to IB-112 for more on density
bonus law.
PARKING SPACES PROVIDED VOLUNTARILY
When a project voluntarily provides parking, the city is
limited to only imposing the following parking
requirements:
• The city may require that the voluntary parking
spaces meet established minimum location and
design standards.
• If a project voluntarily provides parking spaces, the
city can require that the spaces be available to the
public.
• If a project voluntarily provides parking spaces, the
city can require that a parking fee be charged to
residents or customers for use. Conversely, the city
cannot require that the voluntarily provided parking
spaces be offered to the residents or customers free
of charge.
PROPERTIES IN THE COASTAL ZONE
Development in the Coastal Zone requires a Costal
Development Permit consistent with Carlsbad Municipal
Code (CMC) Chapter 21.201. Following adoption of AB
2097, the California Coastal Commission released on June
30, 2023 a memorandum discussing how the Commission
and local governments can impose other types of
conditions in these areas to ensure projects and Local
Coastal Programs (LCPs) are consistent with the public access and recreation policies of the Coastal Act (Chapter
3) and certified LCPs. These other types of conditions may
assist the city in making the necessary findings to approve
required Coastal Development Permits (§21.201.080(C)).
YOUR OPTIONS FOR SERVICE
Questions pertaining to this state law, please contact the
Planning Division at 442-339-2600 or via email at
Planning@CarlsbadCA.gov.
July 17, 2024 Item #1 60 of 312
Carlsbad Village Mixed Use (CVMU) – SDP 2023-0014
Supplemental Application - Density Bonus Program (Revised 2.27.24)
Project Name
Carlsbad Village Mixed Use (CVMU) (the “Project”)
SDP 2023-0014
Project Location
Street Address: 945-1065 Carlsbad Village Drive, Carlsbad, CA 92008 (the “Site”)
APN’s: 203-320-53-00; 203-320-54-00; 203-320-55-00; 203-320-56-00
Site Description
The 4.12-acre Site is currently occupied by a commercial shopping center with a total floor area
of 58,735 square feet within five buildings, which are occupied by a variety of retail and
restaurant uses, as well as a surface parking lot spread across four (4) parcels. The Site is
surrounded by Carlsbad Village Drive to the north, Interstate 5 (I-5) Freeway to the east, Oak
Avenue to south, and an unnamed public alley to the west. The property is substantially
surrounded by urban uses.
The Site is located 0.4 miles from the Carlsbad Village center and 0.6 miles from the Pacific
Ocean. Primary regional access to the Site is provided via the I-5 freeway, which generally runs
north/south and is adjacent to the Site. The Site has convenient access to public transportation
and is located within a transit priority area, served by the Coaster and Amtrak, as well as
numerous bus lines within walking distance. NCTD bus route 315 provides service between
Camp Pendleton, Sprinter, and Carlsbad Village Station, with stops immediately adjacent to the
Project Site. The closest major transit stop is Carlsbad Village Station, located within 0.5 miles
east of the Site.
The Project Site is surrounded by a variety of uses, including an adjacent gas station, a 4-story
mixed-use building across Carlsbad Village Drive to the north, multifamily buildings to the south
across Oak Avenue, and various public and commercial uses to the west across the public
alley.
The Site is designated as Village-Barrio (V-B) in the General Plan and is similarly zoned Village-
Barrio (V-B) and is located more specifically within the Freeway Commercial (FC) District of the
Carlsbad Village and Barrio Master Plan (VBMP). All the properties surrounding the Site are
designated for FC uses under the VBMP, except for properties located to the south of the Site,
across Oak Avenue, which are designated Barrio Perimeter (BP).
The FC District permits a wide array of uses associated with urban freeway interchanges
including lodging, retail, restaurant, residential and mixed uses.
Project Description:
Exhibit 6
July 17, 2024 Item #1 61 of 312
commercial retail/restaurant uses and the existing (4) legal parcels would consolidated into two
(2) legal lots. The proposed commercial uses would be contained in two, one-story buildings
along Carlsbad Village Drive, and the residential units, including the VLI units, would be spread
across two five-story residential buildings separated by a landscaped paseo and courtyard. 340
vehicular parking spaces will be provided at-grade surrounding the commercial and residential
buildings and within an above-grade parking structure. The new proposed buildings and parking
structure would have a maximum building height of 56 feet. Pursuant to Carlsbad Municipal
Code §21.46.020, parapets of 4’-6” tall are proposed around the edge of the roof and
stair/elevator towers of various heights would extend up to 10 feet above the maximum building
height, except for two elevator towers adjacent to the parking structure that would extend 14
feet above the maximum building height to provide elevator access to the rooftop parking level.
Vehicular access to the Site would occur via three access points from the surrounding streets
and public alley. One vehicular driveway is provided on the northern boundary of the Site along
Carlsbad Village Drive which provides site access via an existing driveway and left turn pocket.
Both the commercial at-grade parking stalls and parking structure will be accessed via this
existing driveway along Carlsbad Village Drive. Additional vehicular access to the parking
structure would be provided from Oak Avenue for tenants only. Access to the Site would also be
provided from the public alley.
The Project’s commercial space along Carlsbad Village Drive is anticipated to contain a variety
of neighborhood serving retail and restaurant uses, including a neighborhood market. The
residential building includes variety of ancillary uses and open space, including landscaped
courtyards, private balconies and courtyards, and extensive residential amenities such as a 5th
floor sky deck, a swimming pool and courtyard, indoor amenity areas, a lobby, leasing office,
and mail room.
It is anticipated that the Project will be constructed in a single phase, subject to market
conditions.
Density Bonus Calculations (Government Code Section 65915(f)(2)/Carlsbad Municipal Code
Chapter 21.86)
Base Maximum Density: 35 du/ac
Base Maximum Units: 4.12 ac x 35 = 144.2 or 145 (round up per CMC Section
21.86.040(G))
Affordable Units: 15% of base units; 15% x 145 = 21.8 or 22 VLI affordable units
(50% AMI)
Density Bonus Units: 145 x 50% = 72.5 or 73 density bonus units
Total proposed units: 218 dwelling units (52.9 du/ac)
The Site’s existing commercial buildings and paved areas would be removed in order to develop
the Project, which would consist of 218 multifamily residential units, including 27 units deed
restricted to Very Low-Income (VLI) households, and approximately 13,800 square feet of
July 17, 2024 Item #1 62 of 312
Total proposed units: 218 dwelling units
Inclusionary units: 218 total units x 12.5% (City Council Policy 57 Section 2(c)) = 27
inclusionary units
Parking
Pursuant to AB 2097, due to the Site’s proximity within 0.5 miles to Carlsbad Village Station, a
major transit stop, there is no onsite parking requirement. However, the Project is proposing to
utilize the Density Bonus Parking Standards per Government Code Section 65915(p)(2), which
require a minimum of 0.5 parking spaces per unit.
Waivers Requested
1. Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(1) limiting maximum
building height to 45 feet and 4 stories.
The proposed Project would include building heights up to five stories, with a maximum
building height of 56 feet. However, the fourth and fifth stories of the residential buildings
will include varying setbacks, plane breaks, and articulation to minimize the appearance
of the fifth floor. Imposing a 45 feet and four story height limit would reduce the Project’s
developable floor area and would physically preclude construction of the proposed
project at the density permitted by CMC Chapter 21.86. A waiver of maximum building
height does not result in a specific adverse impact upon public health and safety, the
physical environment, or a listed historical property.
2. Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(c) to limit architectural features up to
10 feet above maximum building height.
As a result of the use of a Density Bonus waiver to permit an increased building height of
56 feet, an additional waiver is required for the above referenced standard. Imposing the
height limit of architectural features to 10 feet above the maximum building height would
physically preclude the project from having a fifth story and therefore would preclude the
construction of the proposed project at the density permitted by CMC Chapter 21.86. A
waiver of height limits architectural features does not result in a specific adverse impact
upon public health and safety, the physical environment, or a listed historical property
3. Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(b) to limit roof structures above the
building height maximum: (i) guardrails, roof deck amenities, trellises, parapets up to 42
inches above maximum height and (ii) roof structures specifically for the housing of
elevators and stairways up to 10 feet above maximum height.
To accommodate elevator access to the rooftop parking level, two elevator towers will
require heights up to 14 feet above the maximum building height of 56 feet. All other roof
Inclusionary Housing Requirement (Carlsbad Municipal Code Chapter 21.85)
July 17, 2024 Item #1 63 of 312
reduce the Project’s developable floor area and would physically preclude the
construction of the proposed project at the density permitted by CMC Chapter 21.86. A
waiver of height limits on roof structures does not result in a specific adverse impact
upon public health and safety, the physical environment, or a listed historical property.
4. Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(2)(b) to limit the total
square footage of enclosed fourth floor space not to exceed 80% of the largest floor
space below.
The proposed Project will include up to five stories. The fourth and fifth stories of the
residential building will include varying setbacks and the total enclosed fourth and fifth
floor space of the residential buildings will be less than the floors below. Additionally, the
residential buildings facing Carlsbad Village Drive are set back approximately 150 feet
from the street. Requiring the project to limit its fourth floor area to 80% of the largest
floor below would significantly limit the gross floor area of the project and therefore
reduce the amount of units able to fit within the project and would physically preclude
construction of the proposed Project at the density permitted by CMC Chapter 21.86. A
waiver of the requirement limiting total square footage of the enclosed fourth floor space
does not result in a specific adverse impact upon public health and safety, the physical
environment, or a listed historical property.
5. Waiver of VBMP Area-Wide Standard 2.6.1(A)(3) to require vehicle access be taken
from an alley and limit driveway apron to 20 feet.
The proposed Project will close two of three existing vehicular access points to the Site
along Carlsbad Village Drive. The remaining existing access driveway apron on
Carlsbad Village Drive will be reduced from its existing width of approximately 50 feet to
24 feet and will maintain the existing westbound left turn pocket lane on Carlsbad Village
Drive into the Project. Further, the Project will maintain access from the alley. Requiring
the Project to take all vehicular access from the alley would require additional onsite
circulation, driveways, and fire access roadways and would reduce the buildable
footprint of site and physically preclude construction of the proposed project at the
density permitted by CMC Chapter 21.86. A waiver of the requirement to take all
vehicular access from an alley and limit the driveway apron to 20 feet does not result in
a specific adverse impact upon public health and safety, the physical environment, or a
listed historical property.
top structures will be within 10 feet of the maximum building height. Imposing the 10 foot
height limit on roof structures would eliminate access to the upper floors and thereby
July 17, 2024 Item #1 64 of 312
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Density Bonus IB-112
This bulletin outlines the development allowances
provided under Govt. Code §65915, commonly
referred to as state density bonus law. The bulletin is
only intended to summarize the key provisions of
state law rather than cite them in total. The
document has been updated to include recent state
legislation, including AB 1287, the “middle-income
homes density bonus law,” which became effective
January 1, 2024.
BACKGROUND
State density bonus law allows a developer to
increase density (total number of homes) allowed on
a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as
much as 100%. In addition, qualifying applicants can
also receive reductions in required development
standards such as setbacks and height limits when
those standards prevent the applicant from achieving the density allowed under state law. Other tools
include reduced or no parking requirements for
certain project types.
In exchange for these benefits, a certain number of
the new dwelling units within the development
project must be reserved for lower-income
households, seniors, or the other eligible affordable
housing projects.
Pursuant to Government Code §65915(a)(1), each
jurisdiction must adopt an ordinance that specifies
how compliance with density bonus law will be
implemented. Failure to adopt an ordinance does not
relieve the city from complying with state density
bonus law. As such, the city’s adopted ordinance,
Carlsbad Municipal Code §21.86, references state
mandates where appropriate (as opposed to
repeating state code requirements) and focuses more
on the permit processing requirements for density
bonus applications.
ELIGIBILITY
Any housing development that proposes five or more
units and incorporates at least one of the following is
eligible for a density bonus. Note: Accessory Dwelling
Units (ADUs) may be included as part of a single-family
or multi-family development, but ADUs do not count
towards/against the total density allowed under state
density bonus. Refer to info-bulletin IB-111 for more
on ADUs.
•At least 5% of the housing units are restricted to
very low-income residents.
•At least 10% of the housing units are restricted to
low-income residents.
•At least 10% of the units in a for-sale housing
development are restricted for moderate-
income.
•100% of the housing units (other than manager’s
units) are restricted affordable with a maximum
of 20% of the units being moderate.
•At least 10% of the housing units are rent
restricted at the very low-income level for
transitional foster youth, disabled veterans, or
homeless persons.
•At least 20% of the housing units are for low-
income college students in housing dedicated for
full-time students at accredited colleges.
•The project donates at least one acre of land to
the city for very low-income units, and the land
Exhibit 7
July 17, 2024 Item #1 65 of 312
{city of
Carlsbad
Informational Bulletin
Page 2 of 7 IB-112_State Density Bonus Law_Updated: March 2024
has the appropriate permits and approvals and
access to needed public facilities.
•The project is a senior citizen housing
development; in which case, no affordable units
are required.
•The project is a mobile home park that is age-
restricted to senior citizens; in which case, no
affordable units are required.
AFFORDABILITY DURATION
State density bonus law establishes how long an
affordable unit must stay affordable.
•Affordable rental units must be restricted at the
targeted income level group for at least 55 years.
•Affordable for-sale units must be restricted at the
targeted income level group for at least 30 years,
which starts after the initial sale of the affordable
unit. Affordable units may be sold at a market
price to other than targeted households provided
that the sale results in an equity sharing
agreement with the city.
DENSITY BONUS CALCULATIONS
Despite the city’s rounding requirements under CMC
§21.53.230 (Table A), for projects utilizing density
bonus, Government Code §65915(q) requires that
each component of any density calculation resulting in
fractional units shall be separately rounded up to the
next whole number. In other words, all density related
calculations must be rounded up.
Base Density Calculation
Step one in calculating density bonus is to calculate
the project’s base density, which represents the
number of dwelling units allowed under the city’s
General Plan, per acre of property. Calculating base
density under density bonus is no different from how
the city calculates density for standard residential
development projects, with the following exceptions:
•While the city uses developable (or net) acreage
in determining density, density bonus law
requires cities to use gross acreage. This
allowance was clarified in an HCD technical
assistance letter dated July 26, 2023.
•While the city utilizes a “mid-range” density
calculation for determining the allowable number
of units on a property, state law requires that
density bonus be calculated based upon the
maximum density allowed under the city’sGeneral Plan and zoning ordinance for the
subject property.
•Pursuant to SB-330 (Housing Crisis Act of 2019),
the city is prohibited from enforcing housing
caps. As such, the housing caps in the city’s
Growth Management Plan (GMP) cannot be
applied to new housing development projects.
Refer to IB-132 for more information on SB-330
and Reso No. 2021-074 for the city’s suspension
of the GMP cap limits and performance standard
moratorium provisions.
Density Bonus Calculation
Step two in calculating density bonus is to calculate
the project’s density increase, which represents the
number of units allowed in addition to the base
density units. These additional dwelling units are set
per a sliding scale, based upon two primary factors:
•The percentage of units in the project that will be
set aside (reserved) as affordable; and,
•The household income category of those
affordable units (i.e., very low, low, or moderate
income).
For convenience, a Density Bonus Table is included on
page six of the city’s Density Bonus Report (Form
P-1(H)). As you will see from the table, the number of
affordable units (far left column) and the level of
affordability (top row) greatly influence the number of
density bonus units that can be granted.
For example, a project that reserves 10% of its units as affordable for very low-income families is eligible for a
32.5% density bonus, as opposed to a density bonus of
only 20% if those same affordable units were reserved
for low-income families. Refer to info-bulletin IB-137
(Carlsbad’s Housing Plan) for more information on
household income and affordability.
July 17, 2024 Item #1 66 of 312
IB-112_State Density Bonus Law_Updated: March 2024 Page 3 of 7
INCLUSIONARY HOUSING CALCULATIONS
To help provide local affordable housing, the city in
1993 adopted an inclusionary housing ordinance
(§21.85), which established the legal basis for
requiring affordable (inclusionary) housing units in
new residential development in the city.
For more information, refer to info-bulletin IB-157
(Inclusionary Housing Program). While the city’s
inclusionary regulations are separate from density
bonus law, there are a few important provisions in the
city’s inclusionary ordinance that directly affect
density bonus projects, as reflected below.
•The city’s inclusionary requirements apply to all
proposed development projects that include
residential units. This means that projects
subject to the state density bonus law/city’s
density bonus ordinance (§21.86), must also
comply with the city’s inclusionary housingordinance (§21.85).
•Projects proposing seven or more housing units
are required to restrict at least 15% of the total
proposed units for low-income households. The
total proposed units include base density and
density bonus units.
•When calculating inclusionary requirements,
fractional units resulting in less than 0.5 are
rounded down to the next whole number.
•The required affordable inclusionary units satisfy
the required affordable density bonus units.
The city’s application of its inclusionary code is
consistent with AB 2345 and the Department of
Housing & Community Development’s (HCD)
technical assistance letter dated September 2, 2022 to the City of West Hollywood.
THEORETICAL EXAMPLE
Sometimes showing the math helps folks better
understand how density bonus works. The following is
a theoretical example on how these different density
calculations are applied.
SECONDARY DENSITY BONUS
AB 1287 (Alvarez, 2023) amended state density bonus
law by requiring jurisdictions to award an additional
(or second) density bonus for projects that have
allocated a certain amount of affordable housing for
very-low income, low-income, or moderate-income
units, as summarized in the section below.
Minimum Eligibility
The proposed density bonus project must comply with
one of the following affordability requirements to be
eligible for an additional density bonus.
•A minimum of 15% of the base units are reserved
for very low-income households; or
•A minimum of 24% of the base units are reserved
for low-income households; or
•A minimum of 44% of the base units are reserved
for moderate-income households.
A property 1.003 net acres in size has a zoning
designation of R-15 (11.5 to 15 dwelling units per
acre). Under density bonus, this results in a maximum
base density of 15.05 units for this site (1.003 acres
multiplied by 15 units per acre), which rounds up to 16
units.
The applicant proposes that 3 of the 16 units will be
reserved for low-income households. This results in
18.7% of the units that will be reserved as affordable
housing (3 affordable units divided by 16 base density
units), which rounds up to 19%.
Based on the sliding scale found in the Density Bonus
Table in the Density Bonus Report (Form P-1(H)), with
19% of the affordable units reserved for low-income
families, the project’s base density can increase by
33.5% or 5.36 units (16 base density units multiplied by
33.5%), which rounds up to 6 density bonus units for a
total of 22 units for this project.
To satisfy the city’s inclusionary ordinance, a total of
3.3 affordable low-income units are required for this
project (15% inclusionary requirement multiplied by 22
total units), which rounds down to 3 units.
In this example, the 3 affordable low-income units
satisfy the requirements under state density bonus law
as well as the city’s inclusionary housing ordinance.
July 17, 2024 Item #1 67 of 312
Page 4 of 7 IB-112_State Density Bonus Law_Updated: March 2024
Density Increase
Under state law, the city must grant the developer an
additional density bonus if additional units are set
aside for either very low or moderate-income
households. Like traditional density bonus calculations,
the secondary density bonus is also on a sliding scale,
based on the project’s base density.
For reference, the secondary density bonus allowances
have been included in the Density Bonus Table found
on page six of the city’s Density Bonus Report (Form P-
1(H)). To help illustrate how this secondary density
bonus is applied, let us relook at the previous
theoretical example.
It is important to highlight that AB 1287 caps the
affordable set aside at 50%. For projects that allocate
the maximum of moderate-income units (44%), they
would only be eligible to set aside another 6% of very-
low income or moderate-income units to receive an
additional bonus of 23.75% or 22.5%, respectively.
REMOVAL OF EXISTING RENTAL UNITS
Under density bonus law, projects that include the
demolition or removal of affordable rental units are
ineligible for density bonus unless the units are
replaced concurrent with the development of the
project. This provision applies to the following types of
rental units:
• Units subject to recorded restrictions
• Units subject to rent control
• Units occupied by very low- or low-income
households
If household rental income cannot be determined, the
city may assume households are occupied by low-
income households in the same proportion as low-
income renters in the city, consistent with AB 2556.
Additionally, under state law the affordable units
required under density bonus may also be used to
satisfy any replacement unit requirements. This
allowance was clarified in an HCD technical assistance
letter dated December 14, 2023.
DEVELOPMENT STANDARD DEVIATIONS
Traditional development projects must be designed to
comply with city established development standards
and design regulations such as building height
limitations, setback requirements, minimum parking
ratios, and on-site open space directives.
However, under state density bonus law, applicants
can deviate from these development standards when
found that the standards prevent the applicant from
achieving the density allowed under the state law.
There are two types of tools available to applicants:
• Incentives & Concessions
• Waivers
Instead of 3 units, the applicant now proposes
that 5 of the 16 units will be reserved for low-
income households. This results in 31.2% of the
units that will be reserved as affordable housing,
which rounds up to 32%.
With 32% of the affordable units reserved for
low-income households, the project’s base
density can increase by 50% or 8.0 units (16 base
density units multiplied by 50%), for a total of 24
units.
Since more than 24% of the base units are being
reserved for low-income households (31.2%, specifically), this project is eligible for a second
density bonus. In this example, the applicant
proposes to reserve an additional 15% of the
base units for moderate-income households,
which results in 2.4 units (16 base density units
multiplied by 15%) that rounds up to 3 units.
With 15% of the affordable units reserved for
moderate-income households, the project’s base
density can increase by an additional 50% or 8.0
units (16 base density units multiplied by 50%).
As a result, the total project size increases to 32
total units, 8 of which will be restricted
affordable.
July 17, 2024 Item #1 68 of 312
IB-112_State Density Bonus Law_Updated: March 2024 Page 5 of 7
Incentives & Concessions
Incentives and concessions, as defined under state
density bonus law, allow a developer to deviate from
those requirements when modifying such regulations
would provide “identifiable and actual cost
reductions” to provide for affordable housing costs
and rents. This requirement was clarified in the court
decision of Schreiber v. City of Los Angeles (later
codified as part of the passage of AB 1287) and the
sections below reflect the holdings in that case.
Application
A few key considerations regarding the application of
incentives or concessions:
• Under the government code, the terms
“incentives” and “concessions” are used
interchangeably. As such, the city considers them
one in the same (“incentives/concessions”).
• A density bonus project is entitled to
incentives/concessions even without a request
for a density bonus --- if a developer provides the
affordable housing specified under density bonus
law, they are eligible for incentives/concessions.
• The city applies incentives/concessions to the
development standards or design regulations
requiring deviation, not to the individual
situation.
For example, say a project proposes three
separate buildings with each building requiring
an increase in the city’s maximum building
height standard. In this example, the city would
require one incentive/concession for this
deviation, even though the deviation applies to
three separate buildings.
If that same project requires a deviation from
the building height and rear yard setback
standards, the city will require two
incentives/concessions since these are
considered two different development
standards.
• Pursuant to the Schreiber case, which was later
codified as part of the passage of AB 1287, a
developer is not required to provide financial
evidence (i.e., pro forma) documenting that a
requested incentive/concession will result in
actual cost reductions. However, applicants need
to reasonably document “why” the requested
incentive/concession will reduce affordable
housing development costs. As such, the city
requires applicants to provide reasonable
documentation to show that a requested
incentive/concession will result in identifiable
cost reductions to provide for affordable housing
costs or rents.
Number Authorized
The number of incentives/concessions that can be
requested by a developer varies by the amount and
type of affordable units being proposed, as reflected
below.
INCOME % OF AFFORDABLE UNITS1
Very Low 5% 10% 15% 16% ≥80%
Low 10% 17% 24% --- ≥80%
Moderate 10% 20% 30% 45% 20%
Student2 20% --- --- --- ---
Incentives 1 2 3 4 53
1 The % of a project’s affordable units must be at least equal to the listed %.
2 Lower-income student in a dedicated student housing development.
3 To qualify for 5 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The
remaining 20% may be reserved for moderate income households. The
applicant shall also receive a height increase of up to three additional stories, or 33 feet.
As noted in footnote #1, when determining the
appropriate number of incentives/concessions, a
project’s percentage of affordable units must be “at
least” equal to the percentages shown in the table
above (§65915(d)(2)). In other words, the percentages
in the table are minimums.
So, in the case of the theoretical example project that
reserved 19% of the units for low-income, the
applicant is eligible to receive two
incentives/concessions. If affordable units are
provided to satisfy the city’s inclusionary housing
obligation above required density bonus affordable
units, the total number of affordable units count
July 17, 2024 Item #1 69 of 312
Page 6 of 7 IB-112_State Density Bonus Law_Updated: March 2024
when determining the number of
incentives/concessions allowed.
Grounds for Denial
Under the Schreiber case, the city must grant a
requested incentive/concession unless it finds, under
a preponderance of evidence, the following:
• The incentive/concession does not result in
identifiable and actual cost reductions to provide
for affordable housing costs or rents.
• Granting the incentive/concession would have a
specific adverse impact on public health or safety
or on property listed on the California historical
register, which cannot be mitigated, or would be
contrary to state or federal law.
Waivers
Density bonus law offers another form of assistance to
developers, separate from concessions/waivers, in the
form of “waivers.” A waiver is a modification or
reduction to established development standards or
design regulations when those requirements
potentially cause the construction of the development
project physically infeasible, if not approved.
Application
A few key considerations regarding waivers.
• Waivers do not count as an incentive/concession
and can be used in concert (combined) with
incentives/concessions.
• The developer must provide sufficient
documentation justifying why the city’s
established development standard(s) or design
regulation(s) physically preclude construction of
the project and why the waiver(s) is necessary.
Sufficient documentation may include a written
explanation of the physical constraints
accompanied with an exhibit showing the site
and developable envelope.
Number Authorized
Unlike concessions/incentives, applicants are
entitled to waive any established development
standards or design regulations that would physically
preclude the development from achieving the
allowances authorized under density bonus law. In
other words, there is no limit in the number of
waivers an applicant can request.
Grounds for Denial
The city is not required to grant or otherwise
authorize a waiver if it finds that the requested
deviation or modification causes a specific adverse
impact on public health or safety and cannot be
mitigated, would have an adverse impact on property
listed on the California historical register, or would
otherwise violate state or federal law.
Like incentives/concessions, the city must include a
showing of substantial evidence when making a
finding of denial on a waiver request.
PARKING ALLOWANCES
Despite the city’s parking requirements under CMC
§21.44, the city may not require more than the
following parking ratios for a density bonus project
(including parking for persons with disabilities):
Unit Type Required Parking
Studio 1 space
One Bedroom 1 space
Two Bedroom 1.5 spaces
Three Bedroom 1.5 spaces
Four Bedroom 2.5 spaces
July 17, 2024 Item #1 70 of 312
IB-112_State Density Bonus Law_Updated: March 2024 Page 7 of 7
State law further limits parking requirements for
specified projects as reflected below.
• 0.5 spaces per unit for projects with at least 11%
very low income, 20% lower income, or 40%
moderate income, when located within ½ mile of
accessible major transit stop, which in the city is
the Carlsbad Village Coaster Station or Poinsettia
Coaster Station.
• No parking spaces are required for projects
meeting the following:
o 100% affordable to lower income residents,
within ½ mile of a major transit stop, which
in the city is the Carlsbad Village Coaster
Station or Poinsettia Coaster Station.
o 100% senior or special needs rental project
affordable to lower income, either with
paratransit service or within ½ mile of an
accessible bus route that operates at least
eight times per day.
o Rental supportive housing development
that is 100% affordable to lower income households.
Parking requirements may be satisfied by providing
individual parking stalls or in tandem, so long as the
stalls are provided onsite.
Requesting these parking standards does not count as
an incentive/concession or waiver; however, an
applicant may request further parking standard
reductions using the incentive/concession or waiver
allowances.
DENSITY BONUS APPLICATIONS
The city’s Density Bonus Ordinance can be found in
CMC §21.86 and applicants should follow the permit
submittal requirements and processes set forth in the
Land Use Review Application (Form P-1).
Pursuant to changes in state density bonus law that
went into effective in 2019, the city developed a
supplemental form outlining the information that
must be submitted for a complete density bonus
application; referred to as the Density Bonus Report
Form P-1(H). This includes project location, property
description, project description, density calculations,
and information on any requested
incentives/concessions or waivers.
Once a development application is determined to be
complete, the city, under state law, will notify the
applicant of the level of density bonus and parking
ratio the development is eligible to receive.
PROJECTS IN THE COASTAL ZONE
When a density bonus project is proposed in the
coastal zone, legislation that went into effect in 2019
attempted to strike a balance between the state goals
of promoting housing and protecting the coast.
Density bonuses, incentives/concessions, waivers, and
parking reductions are to be permitted so that they
are consistent with both density bonus law and the
California Coastal Act. Granting of a density bonus or
an incentive does not require a general plan, zoning, or
local coastal plan amendment.
YOUR OPTIONS FOR SERVICE
To schedule an appointment to submit an application
or to learn more about density bonus, please contact
the Planning Division at 442-339-2600 or via email at
Planning@carlsbadca.gov.
NOTE: State density bonus law is regularly updated
and revised by the state legislature and the city may
not be able to timely update this bulletin to reflect
the most current provisions. Please refer to current
state law (§65915 et seq.).
July 17, 2024 Item #1 71 of 312
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Inclusionary Housing Program
IB-157
When housing prices spiked in the 1990s, many cities
looked for ways to help make housing more affordable.
One such tool that many jurisdictions implemented was
INCLUSIONARY HOUSING REGULATIONS. Under these laws,
developers are required to set aside a certain number of
units within their residential development project and
make them affordable to lower income households.
As part of their inclusionary housing program, many
cities also included provisions that allow developers to
deviate from the strict adherence of the policy, so long
as it is found that the alternative means of compliance
meets the intent of the jurisdiction’s inclusionary
housing policies, and is consistent with the housing
affordability and fair housing choice goals specified in its
long-range housing plan.
This info-bulletin provides an overview of Carlsbad’s
Inclusionary Housing Program and describes how it helps
address affordable housing needs while advancing
equitable development goals consistent with the city’s
adopted Housing Element.
NEED FOR LOCAL INCLUSIONARY HOUSING
The state faces a serious housing problem that not only
threatens its economic security, the lack of access to
affordable housing can have a direct impact upon the
health, safety, diversity, and welfare of Carlsbad
residents. To retain a healthy livable environment and
meet state mandated housing goals, more needs to be
done to accommodate locally available and affordable
housing stock.
To help address this need, the city’s inclusionary housing
ordinance, originally adopted in 1993, established the
legal basis for requiring affordable (inclusionary) housing
units in new residential development in the city. The law
applies to all proposed development projects that
include residential units and requires that a minimum of
15% of the units within a project be affordable to lower-
income households.
Since its implementation, the inclusionary housing
ordinance has proven to be extremely effective. From
1995 to 2020, the city produced 19,026 housing units, of
which roughly 13% were made affordable through this
program. And it is anticipated that the city will generate
over 500 additional affordable units over the next eight-
year period.
HOUSEHOLD INCOME & AFFORDABILITY
We hear this a lot --- How do we make housing more
affordable? The term “affordable housing” can be used
to describe housing that receives some form of
subsidy/restriction that forcibly keeps rents and
mortgages low. It can also mean housing that’s naturally
affordable simply because of market supply and demand.
In order to make a meaningful difference in providing
affordable housing, the solution should not be looked at
as an “either-or” approach between privately produced
housing and subsidized housing…it requires both.
To help understand what qualifies as affordable, the U.S.
Department of Housing and Urban Development (HUD)
establishes income ranges for different household types,
which they have grouped into five “income categories:”
extremely low, very low, low, moderate and above-
moderate household income. The household income for
each of these categories is based on a percentage of the
region’s Area Median Income or AMI.
Carlsbad falls within the San Diego County region, which
has an AMI of $95,100 (2021) per year for a four-person
household. In comparison, the city’s actual median
income is closer to $108,000, but under state law the city
must use the county AMI. To help illustrate, the table
below shows the income levels for a family of four.
Exhibit 8
July 17, 2024 Item #1 72 of 312
{city of
Carlsbad
Informational Bulletin
F
SALE
Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022)
Income Category % of AMI Household Income1,2
Extremely Low <30% <$28,500
Very Low 30 - 50% $28,500 - $47,600
Low 51 - 80% $47,600 - $76,000
Moderate 81 - 120% $77,000 - $114,100
Above Moderate >120%>114,100
1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded.
For housing costs to be considered affordable, a family’s
monthly rent/mortgage payment should not exceed 30%
of the gross annual household income of any given
income category. So, a low-income family of four with a
gross annual income of $55,000 should pay no more
than $1,375 per month for housing.
For a rental unit, total housing costs include the monthly
rent payment as well as consideration for a utility
allowance. With for-sale units, total housing costs
include the mortgage payment, homeowner association
dues, property taxes, mortgage insurance and any other
related assessments.
To learn more about HCD and housing, please see our
Info-Bulletin: Carlsbad Housing Plan (IB-137).
INCLUSIONARY HOUSING REQUIREMENTS
The city’s Inclusionary Housing Ordinance (CMC §21.85)
was passed by the City Council in 1993, and established
the legal basis for requiring inclusionary housing in new
residential development in the city. The following
provides a summary of key standards required under the
ordinance for new residential development in the city.
Number of units required
•All residential development projects proposing seven
or more housing units are required to provide at
least 15% of the total units (including density bonus
units) to be restricted for low-income households.
For projects proposing six or fewer units, refer to
Alternative #1 under the “Alternative Means of
Compliance” section of this info-bulletin.
•Inclusionary unit requirements apply to all
residential development projects (rental or for-sale
product), including mixed-use projects.
•When calculating, fractional units ≥0.5 must be
rounded up to the next whole number.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit residential
development by reserving 15% of the units for low-
income households, or 17 units (112 X 0.15 = 16.8,
rounded up to 17). The remaining 95 units (112 units
minus 17) may be sold at market rate.
Duration units protected
•Inclusionary rental units shall remain restricted and
affordable to the designated income group for not
less than 55 years.
•Inclusionary for-sale units shall remain restricted and
affordable to the designated income group for not
less than 30 years.
Development standards
•Inclusionary units should be located throughout the
development rather than clustered in one area.
•The inclusionary units must be indistinguishable
from the market-rate units in the development, at
least outwardly.
•The inclusionary units must be constructed prior to
or concurrent with development of the market-rate
units, and prior to final building permit approval of
the market-rate units.
•Residents of the inclusionary units must have access
to the same amenities – such as pool, fitness center
and parking – as residents of the market-rate units.
•The inclusionary units must include a similar mix and
number of bedrooms as the market-rate units.
•When ten or more inclusionary units are required, at
least ten percent of those required units must
provide at least three bedrooms.
•To the extent possible, projects using for-sale units to
satisfy inclusionary requirements shall be designed to
be compatible with conventional mortgage financing
programs.
July 17, 2024 Item #1 73 of 312
.. ,---~ ..
Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6
ALTERNATIVE MEANS OF COMPLIANCE
The city understands that various constraints may
frustrate a developer’s ability to meet the strict letter of
the city’s inclusionary housing regulations. As such, the
ordinance allows for the City Council to authorize
“alternative means of compliance” when it is found that
the alternative meets the intent of the city’s Inclusionary
Housing Ordinance (CMC §21.85) and the goals and
policies of the city’s 2021-2029 Housing Element.
Council Policy Statement No. 57 (Policy 57) lists those
alternatives that have been found to meet the intent of
the city inclusionary code and help address its affordable
housing needs. These alternative means of compliance
are summarized in the sections below, but please refer
to Policy 57 for the specific requirements.
Alternative #1: Payment of in-lieu fee
Rather than constructing the inclusionary unit as part of
the development project, applicants proposing ≤six units
may instead pay a fee.
•$8,529 for a new single-family detached home
•$15 per square foot of net building area for each
proposed market-rate unit.
The rates above are effective 2022. Please check the
city’s Fee Schedule for the most current rates.
“Net building area” means the aggregate gross floor area
of all the unrestricted dwelling units within a
development, excluding areas outside the dwelling unit’s
habitable space such as garages, carports, parking areas,
porches, patios, open space, and excluding common
areas such as lobbies, common hallways, stairways,
elevators and equipment spaces.
Collected in-lieu fees are deposited into the city’s
Housing Trust Fund, and applied towards the furthering
of the city’s affordable housing needs pursuant to
Council Policy Statement No. 90 (Policy 90).
Alternative #2: Varying housing affordability
In addition to providing more housing available for low
income families, the city also recognizes a need to
increase housing stock for other targeted and needed
housing affordability levels such as moderate, very low-
and extremely low-income households. As such, so long
as the total average gross income restriction for the
required inclusionary units does not exceed 80% of the
AMI, the makeup of the inclusionary units can be
comprised on any combination of income categories.
Alternative #3: Increases in residential density
While not specific to the city’s inclusionary housing
ordinance, sometimes there is a request from a property
owner to increase their residential density above what is
authorized under the city’s current land use plans. In
exchange for the increased density, the city will require
that any future development on the site meet the
following additional inclusionary housing requirements.
•At least 20% of the total residential units are
restricted for low-income households; or,
•A least 15% of the total residential units are
restricted for low-income households and an
additional 10% are restricted for moderate-income
households; or,
•At least 15% of the total residential units are
restricted for very low-income households.
July 17, 2024 Item #1 74 of 312
Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022)
This has been applied to properties that received an
increase in residential density as part of the 2015
General Plan update and the 2021-29 Housing Element.
Alternative #4: Reduction credit
Residential development (for-sale or rental product) can
reduce its inclusionary housing obligations from 15% to
12.5%, under the following conditions.
• All affordable units must be made available to very
low- or extremely low-income households.
• Affordable units are located on the same site as the
market-rate units.
• No financial assistance from the city is provided.
• Example: “A 78-unit residential development is proposed, which requires that 15% of the units be
reserved for low-income (12 units). If the developer
voluntarily agrees to make inclusionary units available
to very low-income households, then the developer
may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects
equates to 12.8%, which meets the minimum
inclusionary housing requirement.
Alternative #5: Use of accessory dwelling units
Pursuant to CMC §21.85.070.B, construction of up to 15
accessory dwelling units (ADU) can be used to satisfy
inclusionary housing requirements. Refer to our info-
bulletin on ADUs (IB-111) for additional information. The
standards below provide additional specifications for
when this allowance can be used.
• The project proposes ≥200 residential detached
dwelling units.
• The ADU may be an attached or detached product
type (Junior ADU prohibited) .
• The ADUs shall have an affordability term (≤80% AMI
with rents ≤70% AMI) of at least 30 years.
Notwithstanding the above, for projects proposing ≤six
units, the in-lieu fee may be waived if a detached or
attached ADU or Junior ADU is constructed concurrent
with construction of the market-rate unit, deed
restricted for low-income households for 30-years, and
occupied by income-qualified families.
Alternative #6: Off-site construction
Circumstances may arise in which the public interest
would be better served by allowing some or all of the
required inclusionary units to be developed at an
alternative site. This is referred to as a “Combined
Inclusionary Housing Project” or “Combined Project.” To
qualify, the following requirements must be met.
• The inclusionary calculation requirements shall be
based on the total number of market-rate units to be
provided, as opposed to the total number of
residential units in the project. See example below.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit project by
building 15% of the units for low-income households
off-site. This leaves 85% of the units for market rate, for
a total residential unit count of 132 units (112 ÷ 0.85 =
131.8, rounded to 132). Using the total residential unit
count, the number of inclusionary units required is 20
(132 X 0.15 = 19.8, rounded to 20).
• The decision-making authority of the permit
application may approve a Combined Project subject
to the following findings.
o The site has not or will not receive a density
increase or density bonus.
o Site conditions make it physically infeasible to
accommodate the inclusionary units on-site.
o Significant price and product type disparities
make it financially infeasible to accommodate
the inclusionary units on-site.
o There is a documented lack of development
capacity to deliver affordable housing on-site.
o The off-site option provides greater financial
feasibility/cost effectiveness than the on-site.
o The off-site option provides better access to
jobs, schools, transit, and services.
o The off-site option supports housing goals and
policies in the city’s Housing Element.
July 17, 2024 Item #1 75 of 312
Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6
Notwithstanding, the City Council shall retain final permit
approval authority, including approval of the Affordable
Housing Agreement, on any Combined Project that
requires financial assistance from the city.
Alternative #7: Inclusionary housing credit bank
For projects that build inclusionary units in excess of
code requirements, and where the city is financially
participating in the project, the city can sell those excess
units in the form of credits to other developers to satisfy
their inclusionary requirement. The proceeds from the
credit sales are deposited into the city’s Housing Trust
Fund and redistributed pursuant to Policy 90.
• Bank Creation. The City Council may approve the
creation of an inclusionary housing credit bank,
subject to the following findings.
o The inclusionary units are in excess of the
minimum number of units required under the
city’s Inclusionary Housing Ordinance; or
o The inclusionary units are part of a 100%
affordable housing project; and
o The inclusionary units are constructed and
received final inspection; and
o The city financially contributed to the
construction of the project.
• Credit Purchase Eligibility. Projects proposing more
than seven, but no more than 50 residential units
are eligible to purchase credits.
• Credit Price. The price for each inclusionary unit
shall be determined by dividing the city’s financial
contribution by the total number excess
inclusionary units, subject to annual CPI
adjustments.
• Credit Bank. Applicants must pay the credit price of
available credits from the oldest established
inclusionary housing bank that is located within the
same city quadrant in which the market-rate units
are located, or if none available, sites which are
contiguous to the quadrant in which the units are
proposed.
• Credit Purchase Ratio – The amount of credits to
be purchased shall be based on the following.
o 7 to 20 units: 1.0 credit/inclusionary unit
o 21 to 35 units: 1.5 credits/inclusionary unit
o 36 to 50 units: 2.0 credits/inclusionary unit
• Credit Purchase Approval. The decision-making
authority of the development project is authorized
to approve credit purchases, so long as the findings
below are met. Should a request to purchase credits
occur after discretionary approval, the Community
Development Director or the Housing & Homeless
Services Director shall have the authority to approve
credits, subject to the same findings.
o The project site is located within the same
Growth Management Plan quadrant that the
housing credit is located, or if nonavailable, sites
which are contiguous (share a common boarder)
with the quadrant in which the units are
proposed.
o Sufficient housing credits available to purchase.
• Credit Price Payment. Payment of credit purchases
shall be due prior to recordation of the final map or
issuance of a building permit, in situations where the
project does not include a subdivision. If the project
entitlements expire, credits will be made available to
another eligible project(s).
July 17, 2024 Item #1 76 of 312
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FOR SALE
Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022)
Alternatives not listed, but may be considered
The City Council may approve other alternatives means
of compliance not listed in Policy 57 when evidence is
provided that the alternative helps achieve relevant
Housing Element policies and goals and assists the city in
meeting its state housing requirements.
As part of the City Council’s consideration, the applicant
must also show why compliance with current
inclusionary housing regulations would be infeasible or
present unreasonable hardship in light of such factors as
project size, site constraints, market competition, price
and product type disparity, available financial subsidies,
and approved alternatives listed in Policy 57.
AFFORDABLE HOUSING AGREEMENTS
An Affordable Housing Agreement (AHA) is a legally
binding agreement between the developer and the city
to ensure that the inclusionary requirements of a
residential development are satisfied. CMC §21.85.140
provides the specific requirements of the AHA, but the
more significant components are listed below.
• A project condition shall be added to projects
subject to the inclusionary ordinance and Policy 57
requiring that an AHA be reviewed, approved, and
recorded prior to Final Map or issuance of building
permits, whichever is first.
• Among other items, the AHA must include the
number of required inclusionary units, the unit sizes,
location, affordability tenure, required findings,
terms and conditions of affordability and unit
production schedule.
• The AHA and all relevant terms and conditions shall
be recorded against the entire development.
• The AHA shall bind all future owners and successors
in interest for the term of years specified therein.
APPROVAL AUTHORITY
The approval authority for the development project
subject to these standards is as follows:
• The decision-making authority for the underlying
permit application(s) shall have the authority to
approve projects found consistent with Policy 57.
• Development projects that propose an alternative
means of compliance that is not specifically provided
for in the CMC or Policy 57 shall be considered by
the Housing Commission for a recommendation to
the City Council.
• Approval authority of the AHA is as follows:
o AHA that are consistent with CMC §21.85 and
Policy 57 and do not request financial assistance
from the city shall first be considered by the
Affordable Housing Policy Team for a
recommendation to the H&HS Director.
o Affordable Housing Agreements that propose a
deviation(s) to Policy 57 or request financial
assistance shall first be considered by the
Affordable Housing Policy Team and Housing
Commission for a recommendation to the City
Council, which has the authority to issue final
approval of the alternative.
YOUR OPTIONS FOR SERVICE
To schedule an appointment or to learn more about this
program, please contact the Planning Division at 442-339-
2600 or via email at Planning@carlsbadca.gov or the
Housing & Homeless Services Department at 442-339-
4721 or via email at Housing@carlsbadca.gov.
July 17, 2024 Item #1 77 of 312
City Council
POLICY STATEMENT
Policy No.
Date Issued
57
3-22-22
Resolution No. 2022-078
Subject: lnclusionary Housing Ordinance-Alternative Means of Compliance
Purpose
Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets
forth the City Council's abHityto make available certain allowances and provisions for
development applications that would result in meeting the city's affordable housing needs. To
assist in achieving this end, the City Council developed this policy to provide alternatives means
of compliance for meeting the city's growing affordable housing needs. The provisions
contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58
(Sale of Affordable Housing Credits)i and Policy No. 68 (lnclusionary Housing Incentive Credit
Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then
subsequently rescinded to have a single City Council Policy that administers the inclusionary
housing program.
Background
The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April
1993 and established the legal basis for requiring inclusionary housing in new residential
development in the city. Under the program, all residential developments are required to
. comply with the code, projects with seven or more units are required to restrict 15 percent of
the total number of homes as affordable to lower income households. This obligation is fulfilled
through construction of rental or ownership units, or through other alternative means of
compliance.
Statement of policy
It is the policy of the City Council that the following Alternative Means of Compliance satisfy the
intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4,
and Housing Element Policies 10-P.13 and 10-P.35.
1.In-Lieu Fee
Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may
satisfy their affordable housing obligation through payment of inclusionary housing in-lieu
fees. As an alternative for property owners who are constructing one single-family
residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior
Accessory Dwelling Unit may be constructed concurrent with construction of the market
rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent
qualified low-income households for 30-years.
2.lndusionary Affordability Requirement and Credit Adjustment
Exhibit 9
July 17, 2024 Item #1 78 of 312
July 17, 2024 Item #1 79 of 312
City Council Policy Statement
March 22, 2022
Page 2
CMC §21.85.030.B states that not less than 15% of the total units in a residential
development of seven or more units shall be restricted to "lower-income households."
Household income qualification is defined as 80% or below of the area median income for
San Diego County. The affordability is set at the 70% income level for renta I households
and 80% for ownership units. To assist the city in providing housing at varying affordability
levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the
following options for satisfying the inclusionary ordinance:
a. At least 15% of the total units are restricted for low-income households (default
requirement as defined in CMC §21.85.020); or,
b. At least 15% of the total units are restricted at any combination of income
categories (e.g., moderate, low, very low, and/or extremely low-income) as long as
the total average gross income restriction does not exceed 80% of the area median
income for San Diego County as determined annually by the U.S. Department of
Housing and Urban Development (affordable housing levels are defined in CMC
§21.85.020); or,
c. A residential development can receive an incentive credit of 1.2 per inclusionary
unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1,
under the following conditions.
1. All affordable units must be made available to very low or extremely low-
income households, or combination thereof.
2. The units are located on the same site as the market-rate units.
3. No financial assistance from the city is required.
3. Use of Accessory Dwelling Units
Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling
units (ADU) to satisfy their inclusionary requirements. The standards below provide
additional specifications for when this allowance can be used.
a. The project proposes 200 or more residential detached units; and,
b. The ADUs are an attached or detached housing product type; and,
c. The ADU shall have an affordability term (low-income) of at least 30 years; and,
1 Example. An applicant proposes a 78-unit residential development, which requires that 15% of the units be reserved for low-
income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby
reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78-
unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%.
July 17, 2024 Item #1 80 of 312
City Council Policy Statement
March 22, 2022
Page 3
d. The property owner shall be required to income qualify the tenant under 80% of the
area median income for San Diego County and restrict rents to not exceed the
affordable rent for 70% of the area median income for the unit size.
Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements
on a single lot to be developed with one single-family residence.
4. Combined lnclusionary Housing (Off-Site Compliance)
Circumstances may arise in which the public interest would be better served by allowing
some or all inclusionary units associated with a proposed residential development project
to be produced and operated at an alternate off-site(s) location. This alternative is
described as a "Combined lnclusionary Housing Project" or "Combined Project."
a. lnclusionary Housing Calculation
The inclusionary housing calculation requirement shall be based on 15% of the total
number of market-rate units to be provided on-site and the inclusionary/affordable
units to be provided off-site.2
b. Required Findings
Consistent with CMC §21.85.080.B, the City Council delegates approval authority of
any proposed Combined Projects to the decision-making authority of the proposed
development project so long as the findings below are met. Notwithstanding, the
City Council shall retain final approval authority of the Affordable Housing
Agreement on any Combined Project that requires financial assistance from the city.
The findings below shall be included as part of the Affordable Housing Agreement
decision documents.
1. The site has not or will not receive a density increase or density bonus to
increase the number of total residential units permitted on the master
development site.
2. Site conditions make it physically infeasible to accommodate the inclusionary
units on-site.
3. Significant price and product type disparities make it financially infeasible to
accommodate the indusionary units on-site.
2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units
for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of
residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If
85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132
units (112 f-0.85 = 131.8, rounded up to 132). Using the new total residential unit count of 132 units the total number of
indusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site
inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17 .85%).
July 17, 2024 Item #1 81 of 312
City Council Policy Statement
March 22, 2022
Page 4
4. There is a documented lack of development capacity to deliver affordable
housing on-site.
5. The off-site option provides greater financial feasibility and cost ·effectiveness _
than the on-site alternative.
6. The off-site option provides better access to jobs, schools, transit, and
services.
7. The off-site option supports affordable housing goals and policies as
expressed in the city's Housing Element.
5. lnclusionary Housing Credit Purchase Program
In certain circumstances, it may be in the city's best interest to financially invest in
projects or ventures that further increase the availability and overall number of affordable
housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed
the final requirement for a project may, subject to City Council approval in the affordable
housing agreement, be utilized by a developer to satisfy other inclusionary requirements
for which it is obligated or market the units to other developers as a combined project
subject to the requirements of Section 21.85.080.
a. Affordable Housing Credit Bank-Establishment
1. Bank Establishment
Consistent with §21.85.090, this policy authorizes the establishment of an
affordable housing credit bank where affordable units that are constructed in
excess of inclusionary requirements can be purchased from the city by
qualifying developers to satisfy their re·spective _incl usionary housing
requirements. The City Council shall approve the creation of an affordable
housing credit bank, subject to the following findings.
i. The affordable units intended for purchase are in excess of the
minimum number of units required under the city's lnclusionary
Housing Ordinance; or
ii. The affordable units intended for purchase a re part of a 100% affordable
housing project; and
iii. The affordable excess units are constructed and received final
inspection; and
iv. The city financially contributed to the construction of the affordable
housing project that the affordable excess units are a part.
This policy does not authorize a developer to sell excess affordable units that
July 17, 2024 Item #1 82 of 312
City Council Policy Statement
March 22, 2022
Page 5
are constructed without city financial assistance. However, developers may
pursue approval for such an action, consistent with CMC §21.85.090 and
Section 6 of this policy.
2. Credit Pricing
The price for each unit (credit) shall be determined by dividing the "local
financial contribution" by the total number of affordable units that are in
excess of inclusionary requirements. The local (city's) financial contribution
shall consist of all city financial assistance . provided to the project (e.g.,
loans, expenditures, hard/soft costs, and accrued interest). The credit price
shall be adjusted annually by the Consumer Price Index (CPI) and set by the
City Council as part of their annual approval of the Master Fee Schedule.
b. Affordable Housing Credit Bank -Administration
1. Project Eligibility
Projects proposing more than seven, but no more than 50 residential units
are eligible to purchase affordable housing credits to satisfy their
inclusionary housing requirements. Projects greater than 50 residential
units may pursue approval of eligibility to purchase affordable housing
credits consistent with CMC §21.85.070 and Section 6 of this policy.
2. Credit Purchase Ratio
The amount of credits to be purchased shall be based on the following
scale.
i. 7 to 20 units -1.0 credit for each required inclusionary unit
ii. 21 to 35 units -1.5 credits for each required inclusionary unit
iii. 36 to 50 units -2.0 credits for each required inclusionary unit
3. Credit Purchase Findings
Authority to approve a credit purchase from an established affordable
housing credit bank shall be given to the decision-making authority of the
proposed development perm it, so long as the findings below are met. Shou Id
a request to purchase credits occur after discretionary approval, the
Community Development Director and the Housing & Homeless Services
Director shall have the authority to approve credits, subject to the findings
below. If the findings can be made, the Community Development Director, or
designee shall determine via a substantial compliance determination that the
credit purchase satisfies the project condition to construct the inclusionary
unit, without the need to process an amendment to the permit.
July 17, 2024 Item #1 83 of 312
City Council Policy Statement
March 22, 2022
Page 6
i. The affordable housing credit bank project site is located in the same
city quadrant in which the market-rate units are located, or is
contiguous to the quadrant in which the market-rate units are
proposed; and,
ii. There are sufficient housing credits available to purchase.
4. Proximity to Bank
CMC §21.85.080 states that the credit purchase must be from an affordable
housing credit bank that is within the same city quadrant, or contiguous
quadrant in which the proposed market-rate units are proposed. This policy
shall clarify that "contiguous" includes quadrants that share a common border
(e.g., the northeast and southwest quadrants are considered contiguous to
the northwest quadrant because they share a common border).
5. Credit Payment
Considering how credit pricing is established (Section 5.a.2), it is
anticipated that the credit purchase price will vary. As such, applicants must
pay the credit price of available credits from the oldest affordable housing
credit bank project that is located within the same city quadrant in which the
market-rate units are located, or is contiguous to the quadrant in which the
market-rate units are proposed. Funds from housing credit deposits/purchases
shall be deposited to the Housing Trust Fund.
i. Payment of housing credit purchases shall be due prior to recordation
of the final map or issuance of a building permit, in situations where
the project does not include a subdivision.
ii. Payments shall be deposited to the Housing Trust Fund pursuant to
Council Policy No. 90.
iii. If the project entitlements or above-mentioned due dates expire, the
credits will be made available to another project{s), subject to this
process.
6. Other Alternative Means of Compliance not Specified
The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not
authorized by this policy where the proposed alternative supports specific housing
element policies and goals and assists the city in meeting its state housing requirements.
Alternatives may include, but are not limited to, acquisition and rehabilitation of
affordable units, conversion of existing market-rate units to affordable units, construction
of special needs housing projects or programs (e.g., shelters, transitional housing}, the
July 17, 2024 Item #1 84 of 312
City Council Policy Statement
March 22, 2022
Page 7
construction of accessory dwelling units, or the purchase of housing credits for projects
greater than 50 residential units.
7. Approval Authority
Approval authority for development projects subject to this policy is as follows:
a. The decision-making authority for the underlying permit application(s) shall have the
authority to consider and approve projects found consistent with this policy; this
includes consideration and approval ofthe findings for Combined lnclusionary
Housing Projects (Section 5.b.3).
b. Development projects that propose an alternative means of compliance that is not
consistent with this policy shall be considered by the City Council, after review and
recommendation of the Affordable Housing Policy Team and the Housing
Commission.
c. A project condition shall be added to all projects subject to this policy requiring that
an Affordable Housing Agreement, consistent with §21.85.140, be reviewed,
approved, and recorded prior to Final Map or issuance of building permits,
whichever comes first. Approval authority ofthe Affordable Housing Agreement is as
follows:
1. Affordable Housing Agreements that are consistent with §21.85 and this policy
and do not request financial assistance from the city shall be considered for
approval by the Housing and Homeless Services Director, after review and
recommendation of the Affordable Housing Policy Team.
2. Affordable Housing Agreements that propose a deviation(s) to this policy or
include a request for financial assistance shall be considered by the City Council,
after review and recommendation of the Affordable Housing Policy Team and
the Housing Commission.
Related Policy
a. Policy No. 90
CARLSBAD VILLAGE MIXED USE (SDP 2023-0014)
ENHANCED STAKEHOLDER OUTREACH REPORT
August 10, 2023
City of Carlsbad
Planning Division
1635 Faraday Avenue
Carlsbad, CA 90028
ATTN: Jason Goff
SUBJECT: Enhanced Stakeholder Outreach Report for Carlsbad Village Mixed Use – 945-1065
Carlsbad Village Drive – Project No. SDP 2023-0014
GRT Carlsbad Village, LLC conducted an Enhanced Stakeholder Outreach Program for Carlsbad Village
Mixed Use (SDP 2023-0014) in accordance with Carlsbad Council Policy No. 84, Development Project
Public Involvement Policy.
REQUIREMENTS
Applicants of certain types of larger development projects must conduct an Enhanced Stakeholder
Outreach Program following submittal of project applications to the city, as outlined in the Guidance on
Development Project Involvement (P-21) document written by the City of Carlsbad (City). The proposed
project meets the following requirement as a project that must engage in Enhanced Stakeholder
Outreach: Residential Development consisting of 50 or more residential lots or residential units.
The City recognizes that a one-size-fits-all approach doesn’t work for all projects and gives applicants
options for how to engage stakeholders in a discussion on their projects. The Carlsbad Village Mixed Use
project conducted the following outreach option provided by the City to engage the community on the
project: A project website that enables the public to learn about the project and understand how to
provide input.
PROJECT WEBSITE
The project entitlement application was submitted to the City on May 17, 2023 and a project website
was created following the requirements in the form P-21 guidance.
In accordance with City Council Policy No. 84, a Notice of Project Application (Appendix A) was mailed to
132 property owners within 600 feet of the project site on June 15, 2023. The mailed notice included a
URL to the project website (www.carlsbadvillagemixeduse.com) for those interested in learning more
about the project and/or providing feedback.
The website includes information about the project, conceptual project images, and a fillable form to
provide feedback (Exhibit 1). On the website landing page, there are several direct links that lead users
to the feedback form (Exhibit 2).
As of August 10, 2023, seven (7) comments have been received from members of the public. These
comments are included in Appendix B. The general nature of the comments focused on the project’s
height.
Exhibit 10
July 17, 2024 Item #1 85 of 312
The project website will continue to remain active and allow stakeholders to visit and/or provide
feedback throughout the approval process.
SUMMARY/CONCLUSION
While community outreach efforts for the project will continue throughout the application and approval
process, the Applicant has demonstrated compliance with both Part A and Part B of City Council Policy
No. 84. If you have any questions or need additional information, please do not hesitate to contact me at
the contact information below.
Regards,
Jonathan Frankel – Applicant’s Representative
Atlantis Group
2488 Historic Decatur Road, Suite 220
San Diego, CA 92106
925-708-3638
July 17, 2024 Item #1 86 of 312
EXHIBIT 1 – PROJECT WEBSITE FEEDBACK FORM
EXHIBIT 2 – PROJECT WEBSITE LANDING PAGE
July 17, 2024 Item #1 87 of 312
PLEASE PROVIDE YOUR COMMENTS AND INFO SO WE CAN KEEP YOU UPDATED ON THE PROJECT.
We can also be reached at
info@lcarlsbadvillagcmixcdusc.com.
FIRST NAME(REQUIREO}
LAST NAME(REQUIREO}
EMAIL(REQUIREO}
PHONE(REQUIREO}
ADDRESS(REQUIREDJ
CITY(REQUIREO)
STATE(REQUIREO)
ZIP(REQUIREO)
COMMENTS(REQUI REO}
CARLSBAD VILLAGE MIXED USE
Home Overv,r,,., Images I Prov,de Feedback I
rl<bad V,llage Moxed Use ,s a sustainable, trans,t-onented moxed use proJect that will bnng a d,verse m,x of uses to an ag,ng Site and prov,de affo,dable housir
local retail amen1 -hborhood market
Share your Thoughts>
APPENDIX A
NOTICE OF PROJECT APPLICATION
July 17, 2024 Item #1 88 of 312
NOTICE OF PROJECT APPLICATION
GRT CARLSBAD VILLAGE LLC
June 13, 2023
SUBJECT: Notice of Project Application: SDP 2023-0014 – Carlsbad Village Mixed Use
Dear Neighbors and Interested Stakeholders:
Per City Council Policy No. 84, this is to inform you that GRT CARLSBAD VILLAGE, LLC has
submitted the following development application to the City of Carlsbad:
PROJECT NUMBER: SDP 2023-0014
PROJECT NAME: Carlsbad Village Mixed Use
PROJECT ADDRESS: 945-1065 Carlsbad Village Drive
ASSESSOR PARCEL NO: 203-320-53, -54, -55 and -56
DATE OF APPLICATION: May 17, 2023
PROJECT DESCRIPTION: Site Development Plan to redevelop an existing shopping center and
construct a 218-unit mixed use project with 13,800 square feet of neighborhood serving retail on a
4.12-acre site. The project will include 22 very-low-income affordable units. The retail component
will be contained in two one-story buildings and the residential component in two five-story
buildings. The project will include approximately 350 parking spaces at-grade and in a parking
structure, as well as open space and landscaped areas. See attached site plan and elevations.
APPLICANT CONTACT: Jonathan Frankel
Atlantis Group
2488 Historic Decatur Road
San Diego, CA 92106
619-796-2205
jfrankel@atlantissd.com
CITY PROJECT PLANNER: Jason Goff, Senior Planner
Jason.Goff@carlsbadca.gov
If you would like more information or would like to provide input on the project, please do not hesitate
to contact me at the email address above. The project is currently under review by the City and your
input is welcome. You can also provide your feedback by visiting www.carlsbadvillagemixeduse.com.
A decision to approve or deny this application will be made by the City at a future public hearing and
you will be notified of the hearing in advance.
Sincerely,
Jonathan Frankel
Atlantis Group
Attachment: Site Plan and Building Elevations
July 17, 2024 Item #1 89 of 312
View from Carlsbad Village Drive, looking south.
View from internal drive aisle, looking east.
SITE PLAN AND BUILDING ELEVATIONS
Site Plan.
July 17, 2024 Item #1 90 of 312
CARLSBAD VILLAGE DRIVE -------.
~.\_(_ -
PROPOOED
~ I IIEllllBf1W. --IITTIIJClUE
I [
I
I ~, ,
• ~ "'
L...J - -__J --
OAK AVENUE
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CERTIFICATIONS
EQUALIZED ASSESSMENT INFORMATION
NOTICE OF PROJECT APPLICATION MAILING
AND SIGN POSTING
I certify ALL of the following:
The radius map and property owners list utilized for the Notice of Project Application
represent the latest information from the County Assessor’s Equalized Assessment Roll.
The “Notice of Project Application” was mailed on _________________(DATE) to property
owners within a 600-foot radius of the subject property, affected property/homeowner’s
association(s) (if any), those notified for Part B Stakeholder Outreach if the Notices were
combined, and, if in the Coastal Zone, occupants within a 100-foot radius of the subject
property. A complete copy of the mailed notice (and included exhibits, if any), radius map
and mailing lists are attached to this certification.
The “Notice of Project Application” sign has been posted at a conspicuous location on the site
on ___________________(DATE). A photograph of the posted sign is attached.
SIGNATURE:
PRINT NAME:
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
RETURN TO:
(Project Planner)
CITY OF CARLSBAD
PLANNING DIVISION 1635 Faraday Avenue Carlsbad, CA 92008-7314
_____ Initial
_____ Initial
_____ Initial
Carlsbad Village Mixed Use (CVMU)
SDP 2023-0014
945-1065 Carlsbad Village Drive
Jason Goff
June 15, 2023
June 15, 2023
Jonathan Frankel
Carlsbad CA 90028
July 17, 2024 Item #1 91 of 312
July 17, 2024 Item #1 92 of 312
Certified Property Owner's
Affidavit
Hereby certify that the attached list contains the names and addresses of all persons to whom all property is
assessed as they appear on the latest available assess ent roll of the county within the area described on the
attached application and for all properties within ~ feet from the exterior boundaries of the
property described on the at
2
tach
0
ed a~~ication, as of--c7'--+H::;aao".f------.µ--· z._
Subject Parcel number ---=--;> __ ] ___ ?o-""'-_ _____.L._L------,,-~£...,-----""~~__,,_...L)_l7,.___,.._~~"----u-------,L---
l certify under penalty of perjury the forgoing is true and correct to the best of my knowledge.
July 17, 2024 Item #1 93 of 312
APN NAME ADDRESS CITY STATE ZIP
1 203-320-53 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-54 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-55 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-56 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
2 156-180-15 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
3 156-180-26 ARDIS ZANDER/SHICK FAMILY TRUST 5413 FAIRGREEN WAY BONSALL CA 92003
4 156-180-28 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
5 156-180-30 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
6 156-180-41 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
7 156-180-42 ANEWALT FAMILY TRUST 01-21-04 11835 SPRINGSIDE RD SAN DIEGO CA 92128
8 156-180-43 LYONS REVOCABLE FAMILY TRUST 02-04-90 7515 MIRAMAR AVE LA JOLLA CA 92037
9 156-180-44 GOLABATON L L C P O BOX 911005 SAN DIEGO CA 92191
10 156-180-45 PHOENIX RETAIL PARTNERS LLC 10721 TREENA ST #200 SAN DIEGO CA 92131
11 156-180-46 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
12 203-130-20 E S A P PORTFOLIO LLC POB 49550 PROP TAX CHARLOTTE NC 28277
13 203-130-22 A B 3 LLC 20 W 64TH ST #9V NEW YORK NY 10023
14 203-130-23 RODRIQUEZ FAMILY TRUST 1010 GRAND AVE CARLSBAD CA 92008
15 203-130-24 JACK B MILLS 3110 AZAHAR ST CARLSBAD CA 92009
16 203-130-27 AMAPOLO L L C 3117 WILDFLOWER SMT ENCINITAS CA 92024
17 203-130-34 E S A P PORTFOLIO LLC POB 49550 PROP TAX CHARLOTTE NC 28277
18 203-202-13 CHOSEN WISE PROPERTIES LLC 3144 EL CAMINO REAL #104 CARLSBAD CA 92008
19 203-202-18-01 HEKMAT FAMILY TRUST 02-24-06 17234 SILVER GUM WAY SAN DIEGO CA 92127
20 203-202-18-02 UCKER FAMILY LIVING TRUST 11-01-02 800 GRAND AVE #102 CARLSBAD CA 92008
21 203-202-18-03 HAVILUK BARBARA D REVOCABLE LIVING TRUST 11-26-84 800 GRAND AVE #103 CARLSBAD CA 92008
22 203-202-18-04 KROENER REVOCABLE TRUST 11-30-83 2516 MONTGOMERY AVE CARDIFF CA 92007
23 203-202-18-05 MICHAEL & DAWN B OBRIEN 800 GRAND AVE #105 CARLSBAD CA 92008
24 203-202-18-06 BURNETT JAMES D & KIMBERLY REVOCABLE TRUST 02-06-06 208 GIBSON PT SOLANA BEACH CA 92075
25 203-202-18-07 SAFFO DR & MRS KARL S TRUST 09-14-20 800 GRAND AVE #107 CARLSBAD CA 92008
26 203-202-18-08 BROSNAN JAMES J & PAMELA A BROSNAN TRUST 03-03-20 800 GRAND AVE #108 CARLSBAD CA 92008
27 203-202-18-09 GARCIA-ROSS FAITH M 2019 TRUST 05-20-19 800 GRAND AVE #109 CARLSBAD CA 92008
28 203-202-18-10 LOPEZ-PANAMA MIGUEL A & LOPEZ MARIVIC T 2308 MENDOTA WAY ROSEVILLE CA 95747
29 203-202-18-11 JOHNSON LISA K FAMILY TRUST 01-10-03 3306 E KACHINA DR PHOENIX AZ 85044
30 203-202-18-12 BUCKMASTER CHAD & AMANDA FAMILY TRUST 02-01-12 3119 CIRCA DE TIERRA ENCINITAS CA 92024
31 203-202-18-13 DAVID R WILLIAMS 5041 N CAMINO SUMO TUCSON AZ 85718
32 203-202-18-14 MELANIE MAURO 800 GRAND AVE #203 CARLSBAD CA 92008
33 203-202-18-15 REED CALVIN L & LINDA E REVOCABLE LIVING SURVIVORS 800 GRAND AVE #204 CARLSBAD CA 92008
July 17, 2024 Item #1 94 of 312
34 203-202-18-16 MAKATURA FAMILY TRUST 10-25-01 2052 KIRKLAND CIR THOUSAND OAKS CA 91360
35 203-202-18-17 BERGAMASCHI RICHARD J & MARCHELE A FAMILY TRUST 800 GRAND AVE #206 CARLSBAD CA 92008
36 203-202-18-18 THUM FAMILY TRUST 07-18-12 800 GRAND AVE #207 CARLSBAD CA 92008
37 203-202-18-19 JOSEPH S & JOYCE M QUINCE 800 GRAND AVE #208 SAN DIEGO CA 92109
38 203-202-18-20 BUBB FAMILY 2012 TRUST 04-23-12 800 GRAND AVE #209 CARLSBAD CA 92008
39 203-202-18-21 SUSAN M BERGER 22506 SE 45TH LN ISSAQUAH WA 98029
40 203-202-18-22 ZARNOW FAMILY TRUST 02-14-03 800 GRAND AVE #211 CARLSBAD CA 92008
41 203-202-18-23 MARK A & JULIA G BUTCHKO 7534 SEDGE MEADOW DR INDIANAPOLIS IN 46278
42 203-202-18-24 HAVER FAMILY 2011 TRUST 05-18-11 16520 SENTERRA DR DELRAY BEACH FL 33484
43 203-202-18-25 STIDMAN VALERIE H REVOCABLE TRUST 07-25-16 6504 CHEROKEE TRL MINNEAPOLIS MN 55439
44 203-202-18-26 JAN E & MARGARETA JANSSON 800 GRAND AVE #304 CARLSBAD CA 92008
45 203-202-18-27 STADNICK FAMILY TRUST 07-03-00 27684 N 71ST WAY SCOTTSDALE AZ 85266
46 203-202-18-28 KING TRUST 12-22-10 61341 TRIPLE KNOT RD BEND OR 97702
47 203-202-18-29 HERBERT LEE & BEVERLY ANN JONES 800 GRAND AVE #307 CARLSBAD CA 92008
48 203-202-18-30 WARWICK S & NOLA M FORD 142 W END AVE #26N NEW YORK NY 10023
49 203-202-18-31 SHEW STEVEN & TIFFANY FAMILY TRUST 04-04-20 800 GRAND AVE #309 CARLSBAD CA 92008
50 203-202-18-32 GABRIELE COURT LLC 328 VISTA VILLAGE DR #D VISTA CA 92083
51 203-202-18-33 WILSON CORY A & SUSAN J TRUST 12-06-18 1330 LONG LAKE RD FLORENCE WI 54121
52 203-202-20 CARLYLE RESIDENCES COMMUNITY ASSN 5075 SHOREHAM PL #280 SAN DIEGO CA 92122
53 203-320-02 CARLSBAD VILLAGE II LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
54 203-320-20 CARLSBAD VILLAGE II LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
55 203-320-27 ALLAHYARI FAMILY TRUST 07-17-02 19 TIERRA VISTA LAGUNA HILLS CA 92653
56 203-320-31 ALLAHYARI FAMILY TRUST 07-17-02 3008 EMINENCIA DEL SUR SAN CLEMENTE CA 92673
57 203-320-39 DENNYS INC P O BOX 260888 PLANO TX 75026
58 203-320-40 CARLSBAD VILLAGE II LLC 6700 TOWER CIR #1000 FRANKLIN TN 37067
59 203-320-41 CARLSBAD VILLAGE II LLC 6700 TOWER CIR #1000 FRANKLIN TN 37067
60 203-320-48 CARLSBAD VILLAGE II LLC 5120 SHOREHAM PL #150 SAN DIEGO CA 92122
61 203-320-49 CARLSBAD VILLAGE LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
62 203-320-50 G6 HOSPITALITY PROPERTY LLC 3444 CAMINO DEL RIO N #200 SAN DIEGO CA 92108
63 203-320-51 CARLSBAD VILLAGE II LLC 5120 SHOREHAM PL #150 SAN DIEGO CA 92122
64 203-320-52 G6 HOSPITALITY PROPERTY LLC 3444 CAMINO DEL RIO N #200 SAN DIEGO CA 92108
65 203-352-02 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
66 203-352-03 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
67 203-352-04 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
68 203-352-11 3095 HARDING L L C 10951 SORRENTO VALLEY RD #2A SAN DIEGO CA 92121
69 203-352-12 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
70 203-352-13 GASTELUM FAMILY SURVIVORS TRUST 11-16-94 323 HILL DR VISTA CA 92083
July 17, 2024 Item #1 95 of 312
71 203-352-14 ZMACK LLC 1868 CREST DR ENCINITAS CA 92024
72 203-352-15 EZRA MINISTRIES INC 825 CARLSBAD VILLAGE DR CARLSBAD CA 92008
73 203-352-18 EZRA MINISTRIES INC <DBA MISSION CHURCH>825 CARLSBAD VILLAGE DR CARLSBAD CA 92008
74 203-352-19 P G P CARLSBAD SENIORS LTD 10951 SORRENTO VALLEY RD #2A SAN DIEGO CA 92121
75 203-353-04 BUCCHARE ERIC T & TRACY L TRUST 03-22-12 275 VILLAGE RUN W ENCINITAS CA 92024
76 203-353-05 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
77 203-353-06 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
78 203-353-07 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
79 203-353-09 JACK IN THE BOX INC/PACIFIC COAST INVESTMENTS GP P O BOX 7099 NEWPORT BEACH CA 92658
80 203-354-01 KENNETH J DAVIES/GEORGE W MERKLE 1576 PRIMERA ST LEMON GROVE CA 91945
81 203-354-05 3740 LP P O BOX 33628 SAN DIEGO CA 92163
82 203-354-07 GRAND & HARDING LLC P O BOX 3277 BEVERLY HILLS CA 90212
83 203-354-08 SCANLON FAMILY TRUST 05-16-16 3410 CAMINO ALEGRE CARLSBAD CA 92009
84 203-354-13 ORANGE LAND HOLDINGS LLC 264 PACIFIC AVE SOLANA BEACH CA 92075
85 203-354-15 BANK OF CALIFORNIA P O BOX 12734 LA JOLLA CA 92039
86 203-354-16 HELIX REAL ESTATE INVESTMENT TRUST P O BOX 15453 SAN DIEGO CA 92175
87 203-354-19 UEBER HAUN I LLC/GRANT HOLDINGS LLC 43650 LA CRUZ DR TEMECULA CA 92590
88 203-355-01 STARDUST HOMES L L C P O BOX 2100 COLTON CA 92324
89 203-355-02 JACKSON FAMILY TRUST 09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007
90 203-355-03 JACKSON FAMILY TRUST 09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007
91 203-355-04 2952 HARDING LLC 4899 CASALS PL SAN DIEGO CA 92124
92 203-355-05 G & M GAPCO LLC 16868 A LN HUNTINGTN BCH CA 92647
93 204-032-01 HATTER LARRY W & CATHLEEN E 1986 TRUST 5315 AVENIDA ENCINAS #130 CARLSBAD CA 92008
94 204-032-10 DARCUIEL FAMILY TRUST 04-15-15 601 E PALOMAR ST #C-243 CHULA VISTA CA 91911
95 204-032-12 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008
96 204-100-06 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
97 204-110-01 MARY J JONES/JEANNE M STAMPER 1727 FIDDLERS RIDGE DR FLEMING ISLAND FL 32003
98 204-110-02 MARY J JONES/JEANNE M STAMPER 1727 FIDDLERS RIDGE DR FLEMING ISLAND FL 32003
99 204-110-32 COLLEEN Y MATSUBARA 983 PINE AVE CARLSBAD CA 92008
100 204-110-33 KATZ FAMILY LIMITED PARTNERSHIP 3302 NW PANORAMA DR BEND OR 97703
101 204-110-37 ROOSTER HOUSE LIMITED PARTNERSHIP 5252 BALBOA AVE #605 SAN DIEGO CA 92117
102 204-111-01 LEONE LAEL TRUST 08-15-22 985 OAK AVE CARLSBAD CA 92008
103 204-111-02 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
104 204-111-03 OAK 51 APARTMENTS LLC 14336 OLDE HIGHWAY 80 EL CAJON CA 92021
105 204-111-04 OAK 47 APARTMENTS LLC P O BOX 21010 EL CAJON CA 92021
106 204-111-05 OAK 47 APARTMENTS LLC P O BOX 21010 EL CAJON CA 92021
107 204-111-06 RACHEL 2015 TRUST 04-02-15 931 OAK AVE CARLSBAD CA 92008
July 17, 2024 Item #1 96 of 312
108 204-111-09 STERNBERG TANYA 1998 TRUST 3156 HARDING ST CARLSBAD CA 92008
109 204-111-10 MARKS 2004 FAMILY TRUST 10-31-04 3166 HARDING ST CARLSBAD CA 92008
110 204-111-11 SMERUD FAMILY TRUST 03-27-97 928 PINE AVE CARLSBAD CA 92008
111 204-111-12 SMERUD FAMILY TRUST 03-27-97 1099 BUENA VISTA WAY CARLSBAD CA 92008
112 204-111-13 SCHICK LUAN TRUST 11-30-99 938 PINE AVE CARLSBAD CA 92008
113 204-111-14 INTERLAGOS INVESTMENTS L L C 7424 CIRCULO SEQUOIA CARLSBAD CA 92009
114 204-111-15 SEIDERMAN BRIAN & JOYCE TRUST 04-21-00 1415 FOREST AVE CARLSBAD CA 92008
115 204-111-16 ANDY H ANSON 982 PINE AVE CARLSBAD CA 92008
116 204-111-17 996 PINE AVE LLC P O BOX 624 SOLANA BEACH CA 92075
117 204-111-18 DOKKEN MARY T LIVING TRUST 03-08-99/DIANA DOKKEN 1022 PINE AVE CARLSBAD CA 92008
118 204-111-19 DOKKEN MARY T LIVING TRUST 03-08-99/RICHARD & BARBARA BOOTH 1022 PINE AVE CARLSBAD CA 92008
119 204-111-20 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008
120 205-020-26 DONALD L KING 1155 OAK AVE CARLSBAD CA 92008
121 205-020-27 SCHNEIDER FAMILY TRUST 03-20-19 P O BOX 891 CARLSBAD CA 92018
122 205-020-29 MAST POKEY FAMILY TRUST 1095 OAK AVE CARLSBAD CA 92008
123 205-020-30 N & G LLC 7848 PRAIRIE SHADOW RD SAN DIEGO CA 92126
124 205-020-31 ST JOHN FAMILY TRUST 11-01-11 3657 MONROE ST CARLSBAD CA 92008
125 205-020-32 SCANLON FAMILY TRUST 05-16-16 3410 CAMINO ALEGRE CARLSBAD CA 92009
126 205-020-33 MARIANO HERNANDEZ 1325 HIGGINS ST OCEANSIDE CA 92058
127 205-020-34 DANIEL & ELIZABETH GLASSER 1210 PINE AVE CARLSBAD CA 92008
128 205-020-53 TAMMY G MCDARIS 1103 OAK AVE CARLSBAD CA 92008
129 205-020-54 BABE & BUNNY TRUST 11-16-22 1109 OAK AVE CARLSBAD CA 92008
130 205-020-55 BABE & BUNNY TRUST 11-16-22 1109 OAK AVE CARLSBAD CA 92008
131 205-111-27 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
132 760-252-15 CARLSBAD VETERAN HOUSING L.P.13520 EVENING CREEK DR N #160 SAN DIEGO CA 92128
July 17, 2024 Item #1 97 of 312
July 17, 2024 Item #1 98 of 312
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July 17, 2024 Item #1 99 of 312
APPENDIX B
PROJECT WEBSITE COMMENTS
July 17, 2024 Item #1 100 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Friday, June 23, 2023 7:25 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Don
Last Name
King
Email
dkingconstruction1155@gmail.com
Phone
7606725000
Address
1155 Oak Ave.
City
Carlsbad
State
CA
Zip
92008
Comments
You've already ruined the view and the feel of being near the beach. By putting a huge ugly biulding at the off ramp at Carlsbad
Village Drive. Stop putting tall huge structures at our beach cities. Quit always letting money be the main concern of every
greedy land owner. I can't believe you even have to ask. Leave the little beach town the way it is. You damaged it horrably
already. And why is this the first notice i've ever recieved . When there are a bunch of tall biuldings that have gone up?
July 17, 2024 Item #1 101 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, June 27, 2023 11:37 PM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Sam
Last Name
Doan
Email
samdoan23@yahoo.com
Phone
7608897706
Address
3985 hibiscus circle
City
Carlsbad
State
CA
Zip
92008
Comments
I think that all this development is happening way too fast the housing project across the street where dennys used to be just got
finished and now there’s another one being planned.
Smart and final is the only grocery store in the village and that parking lot is always full of cars from people using the services
that poinsettia plaza provides. It is very questionable to me that we need more housing in the village especially right next to a
freeway on ramp. There’s hundreds if not thousands of homes being built along el Camino between tamarack and cannon.
I really hope this project gets turned down at least for now because doesn’t benefit any of our long standing local residents who
are effectively being forced out of their neighborhoods as all these developments keep happening
July 17, 2024 Item #1 102 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 9:02 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Candy
Last Name
Kressman
Email
candy@yum-yoga.com
Phone
760-529-2767
Address
390 Oak Ave
City
Carlsbad
State
Ca
Zip
92008
Comments
I would like more information on this project
July 17, 2024 Item #1 103 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 11:07 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
June
Last Name
Pasini
Email
junetune@att.net
Phone
760 213-2449
Address
233o Byron Place
City
Carlsbad
State
CA
Zip
92008
Comments
5 story buildings do NOT belong in our beautiful coastal city.
July 17, 2024 Item #1 104 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 9:07 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Shari
Last Name
Roberts
Email
slkahnroberts@gmail.com
Phone
2018199596
Address
2787 State St
City
Carlsbad
State
CA
Zip
92008
Comments
The Height of 5 stories is an eyesore. If the height is reduced 2-3 stories this project would be more aesthetically pleasing.
The many residents of Carlsbad whom I spoke to, were not happy when discussing this development. Personally, I think if it was
smaller in scope it would be an ‘easier pill to swalllow’ and you would have the support of the community.
July 17, 2024 Item #1 105 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Wednesday, July 12, 2023 11:09 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Rosie
Last Name
Marks
Email
roromarks@gmail.com
Phone
760-845-7479
Address
3166 Harding Street
City
Carlsbad
State
CA
Zip
92008
Comments
What will happen to all of the small businesses that have been there 20+ years (El Puerto, French Pastry Cafe) and everyone
who works at the grocery store while this project happens? Will they get to remain open and employed? Will everyone now have
to walk to Von's on Tamarack for groceries? We already can see the top of the unattractive relatively NEW 4 story apartment
building next to the freeway. This project means we get to look at two 5-story buildings A LOT closer to us. And what exactly is
AFFORDABLE these days with every new housing project in the village selling for $900k up???? (the Carlyle on Grand, the
Fives on Madison, etc.). We really do feel like the we are getting squeezed out like the house in the Pixar movie UP!
July 17, 2024 Item #1 106 of 312
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Monday, July 17, 2023 2:58 PM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Rob
Last Name
Schupp
Email
rob.schupp2@gmail.com
Phone
760-583-0265
Address
2735 Wilson St.
City
Carlsbad
State
CA
Zip
92008
Comments
Thanks for posting information on your project. Some questions:
What is the current square footage of the shopping center?
What is the square footage of the proposed market and the square footage of the existing Smart & Final?
Will residences be for rent or for sale?
Please estimate rent/sales price ranges.
Looks like 7/11 stays, right?
I would suggest that while the project may reduce traffic trips to the shopping center, those same trips will be taken to other
businesses much further away.
July 17, 2024 Item #1 107 of 312
Jason Goff
From:
Sent:
To:
Subject:
Attachments:
Dear Jason Goff,
Stacie <staciebeal@gmail.com>
Wednesday, May 22, 2024 12:16 PM
Jason Goff
Fwd: Notice of Public Hearing for SDP 2023-0014 -Carlsbad Village Mixed-Use
SDP20230014Jg.Notice of Public Hearing.pdf
I am writing to express my strong opposition to the proposed housing development of 218 multiple
family residential apartment units within two five-story buildings, and a five-story above-grade parking
structure on a 4.12-acre property located at 945-1065 Carlsbad Village Drive. While I understand the
need for affordable housing in our city, this project would have a detrimental impact on our community.
Primarily, the proposed development is simply too large for our area. The increase in population density
would put a strain on our already overburdened infrastructure, leading to increased traffic congestion,
noise pollution, and strain on our public services. Additionally, the construction of this project would
result in significant environmental damage, destroying natural habitats and putting wildlife at risk.
Furthermore, the type of housing being proposed is simply not in keeping with the character of our
neighborhood. It would also drastically alter the aesthetic of our area, replacing the existing skyline and
open space with a monolithic, high-density housing complex.
Finally, I am deeply concerned about the impact this development would have on property values in the
surrounding area. The influx of high-density housing residents could result in a decline in property values,
making it difficult for current residents to sell their homes and move elsewhere.
In conclusion, I strongly urge you to reconsider this proposed housing development. While I recognize
the need for affordable housing, this project is simply not the right fit for our neighborhood. Thank you for
your attention to this matter.
Sincerely, Stacie Beal
Carlsbad Village Resident
----------Forwarded message---------
From: Carla Flores <Carla.Flores@carlsbadca.gov>
Date: Wed, May 22, 2024 at 11 :51 AM
Subject: Notice of Public Hearing for SOP 2023-0014 -Carlsbad Village Mixed-Use
1
Exhibit 11
Public Coment
July 17, 2024 Item #1 108 of 312
July 17, 2024 Item #1 109 of 312
May 14, 2024
The Planning Commission
City of Carlsbad
Dear Planning Commissioners:
CARLSBAD
CHAMBER O F C OMMER CE
On behalf of the Carlsbad Chamber of Commerce Board of Directors, I am writing in support of
the upcoming Carlsbad Village Mixed Use development in Carlsbad at the site where Smart &
Final currently resides (Carlsbad Village Shopping Center). Tooley Interests has a long history
of quality developments and they plan long-term ownership of this project. The proposed
development would bring fresh retail space to an aged property and much needed housing.
The project being proposed is consistent with Carlsbad's General Plan. The two retail concepts
it has will keep a market located on site, which is preferred due to the proximity of many local
residents, and it will add a restaurant or coffee shop.
The great value here is in the 218 rental units it will add. This supply will include 27 affordable
units for "Very Low" income levels, a product desperately needed in our community. The
planned amenities here are exceptional. The project parks itself fully. And the sidewalk
widening bring beautiful landscaping and increased walkability to our booming village.
For these reasons and more, we would like you to approve the Carlsbad Village Mixed Use
application as proposed.
Sincerely,
Bret Schanzenbach
President and CEO
5934 Priestly Drive I Carlsbad, CA 92008 I 760.931.8400 T I 760.931.9153 F
www.carlsbad.org
July 17, 2024 Item #1 110 of 312
May 12, 2024
Jason Goff
City Project Manager
Dear Mr. Goff,
From the moment I read the yellow notice on the Miso Restaurant building I knew myself and
neighbors were going to be shocked and upset to learn of the entire shopping center was
going to be torn down with a new center being built.
This one is very personal to all of us. But this isn't a personal issue, its a business
arrangement. The two don't mix do they ... And we need the city's help to find a solution that
keeps the valuable center in tact.
I understand that you have heard all the reasons this project of the Carlsbad Village Shopping
Center rebuild should not be allowed but please hear me out.
1
If the city allows this to move forward the way it is right now, we will be putting our neighbor's
stores and shops out of business. Did you know many of them are residents of Carlsbad? They
have homes here, they pay taxes. Most importantly they are a vital part of our community. The
center survived Covid, safely keeping their stores open to serve us and pay their own bills.
I suggest another environmental impact study to be done. I know that has been passed on as
the center as it stands now has already had the study when it was built. But we need another
impact study. How many more cars, producing emissions into the air, making CVD more
difficult to drive because of too many cars on the road at once. Presently, travel in that area is
very difficult at any time of 'the day.
One could say that this new center would provide a wonderful location for train travel to work,
or pleasure. Maybe, in a perfect world .... that parking lot is already full from morning to night.
Are the new residents going to walk to the station? Maybe a few but the reality is that most
would drive to the station, making the streets and parking lots fuller than they are currently.
Some new residents won't use the train regularly at all. Once again, more cars clogging CVD.
The point of train travel is to help save the environment by omitting cars on the road. That's a
good thing but what about the folks that use the Smart and Final Center? If it's torn down for
the new project, folks are going to have to drive a lot further to find similar shopping needs.
This is a big deal for those of us who live close.
This is not the right area for such a huge area of buildings/condos to cram into the space.
Maybe good for the development company but not for a single citizen who uses this center
currently.
Most Sincerely,
Heather Sager
Carlsbad Village Resident
July 17, 2024 Item #1 111 of 312
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Paul Miller <millerpa06@gmail.com>
Monday, May 6, 2024 5:40 PM
Jason Goff
Village Plaza
I'm totally and completely opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014)
I've been a resident in this fine city for over 26 years and my family has frequented the businesses in the Plaza weekly
over the years. Both of my daughters were raised in Carlsbad and were properly educated at Jefferson and CHS.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village. It will destroy
the only grocery store in the village, turning the village into a food desert. It will destroy the only pharmacy in the village,
which is important to seniors and residents with limited mobility. The Denault's Ace Hardware has been a staple in the
community, employing experienced seniors and creating a small town feel that you do not get at Lowe's or Home Depot.
I cannot count how many birthday cakes we've ordered from the French bakery. I have to add the Golden Tee, a classic
watering hole that many of us have spent evenings at. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village, does that not
mean anything to the City?
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the
character of the Carlsbad Village, the character that I and so many residents wish to preserve. Do the right thing, and do
not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Paul A. Miller
5133 El Arbo! Drive
760-271-4457
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content i
1
July 17, 2024 Item #1 112 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff,
Tracy Faris <tlfaris@yahoo.com >
Sunday, May 5, 2024 7:09 AM
Jason Goff
Planning; Council Internet Email; Manager Internet Email; Melanie Burkholder; Priya
Bhat-Patel; Carolyn Luna; Teresa Acosta; Keith Blackburn
Project Number SDP 2023-0014 -Save Carlsbad Village Plaza
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-
use condominium complex. (Project Number SDP 2023-0014)
I have lived in Carlsbad for 20 years and love the quaint feel of the village. We cannot let it turn
into the mess that Encinitas has . Its disgraceful and does not reflect the "Life's Rad in Carlsbad"
vibe that we all know and love.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad
Village. It will destroy the only grocery store in the village, turning the village into a food desert. It
will destroy the only pharmacy in the village, which is important to seniors and residents with
limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale
store, the laundromat, and other local businesses -many of them family owned and operated.
These stores will not return. The retail space will be reduced by 77% and the new space will be
much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village
and Barrio Master Plan. Specifically, this plan calls for the village to "serve as the historic heart of
the city, honoring Carlsbad's past and creating a strong sense of community" in a way that
"encourages preservation of each neighborhood's character" and "provides for the daily needs of
nearby residents."
Further, the proposed· development will significantly increase traffic in the area, making mobility
more difficult for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will
irreversibly alter the character of the Carlsbad Village, the character that I and so many residents
wish to preserve. Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Tracy Faris
Carlsbad resident and homeowner
CAUTION: Do not open attachments or click on links unless ou recognize the sender and know the content i
safe.
1
July 17, 2024 Item #1 113 of 312
Jason Goff
From:
Sent:
To:
Subject:
Ladies and Gentlemen:
decroce@aol.com
Friday, May 3, 2024 6:48 PM
Planning; Eric Lardy; Scott Chadwick; Jason Goff; Melanie Burkholder; Keith Blackburn
CARLSBAD VILLAGE PLAZA
I am strongly against the destruction of the Carlsbad Village Plaza. The Village does not need
another mixed-use condominium complex. (Project Number SDP 2023-0014). I have lived in Carlsbad
since 1986 and have raised three children here. I live at 3759 Grecourt Way which is considered part of the
Village. I regularly play pickle ball at St. Mike's church with my husband and we regularly ride our bikes
there. As much as I would like it to be, I know nothing stays the same forever. But our lovely, quaint
community Village is being destroyed and dismantled street by street. Three story apartment and condo
buildings have taken residence on too many of our streets ...... Grand Avenue, State Street, Madison Avenue and
the largest eyesore of them all, the mixed-use apartment complex on Carlsbad Village Drive directly across
from the Carlsbad Village Plaza. The Village is tapped out.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Viliage. It will
destroy the only grocery store in the village, turning the village into a food desert. It will destroy the only
pharmacy in the village, which is important to seniors and residents with limited mobility. The hardware
store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be
reduced by 77% and the new space will be much more costly. These stores are an important resource for the
village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio
Master Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring
Carlsbad's past and creating a strong sense of community" in a way that "encourages preservation of each
neighborhood's character" and "provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more
difficult and dangerous for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter
the character of the Carlsbad Village, the character that I and so many residents wish to preserve. Please listen
to the citizen's you represent and do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Deborah Foley
3759 Grecourt Way
Carlsbad, CA 92008
decroce@aol.com
760-415-8024
1
July 17, 2024 Item #1 114 of 312
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Maria <mnovida@yahoo.com >
Thursday, May 2, 2024 9:17 PM
Jason Goff
Project Number SDP 2023 -0014)
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. (Project Number SDP 2023-0014)
My family and I moved to Carlsbad from Vista in 2009 for the reason of having a better school district and living in better
Carlsbad neighborhoods. We bought our home in the Hidden Ridge neighborhood off of El Camino Real across
Robertsons Ranch. We frequently go to the village to eat and shop. My college age daughter has worked in the village
the past years for summer jobs and will return aga in this summer to work. We love the village and we think this
proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village.
It will destroy the only grocery store in the village, turning the village into a food desert.
Just today, after buying a gift card from Blue Water Grill Restaurant, I stopped by Smart and Final to buy ingredients for
dinner and how wonderful it is for that grocery store to be there. As it is, the closest grocery store from us is the Vons
by Carlsbad Shoppes Mall. We need Smart and Final grocery store in this area.
Additionally, the proposed development will destroy the only pharmacy in the village, which is important to seniors and
residents with limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale store,
the laundromat, and other local businesses -many of them family owned and operated. These stores will not return. The
retail space will be reduced by 77% and the new space will be much more costly. These stores are an important resource
for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more difficult for
residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the
character of the Carlsbad Village, the character that I and so many residents wish to preserve. Do not approve this
project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Maria Leupold
2357 Summerwind Place,
Carlsbad, Ca 92008
{760} 500-1220
Sent from my iPhone
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1
July 17, 2024 Item #1 115 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff,
Melissa Furioli < melissa.furioli@gmail.com>
Thursday, May 2, 2024 7:59 PM
Jason Goff
Carolyn Luna; Council Internet Email; Manager Internet Email; Planning
Save the Carlsbad Village Plaza
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. {Project Number SOP 2023-0014)
I was brought home from the hospital to my first home on La Portalada Dr., near the intersection of Tamarack and El
Camino. My family purchased that home in 1975 and we have all been here since. Certainly we've seen many changes to
the city in almost 50 years, but I strongly believe that this proposed development is not in the best interest of Carlsbad
and the residents of Carlsbad Village. It will destroy the only grocery store in the village, turning the village into a food
desert. It will destroy the only pharmacy in the village, which is important to seniors and residents with limited mobility.
The hardware store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents." Further, the proposed development will significantly increase traffic
in the area, making mobility more difficult for residents, especially cyclists.
I understand and appreciate that progress is inevitable, but this is the wrong project for this location. It will irreversibly
alter the character of the Carlsbad Village, the character that I and so many residents wish to preserve. I do not approve
this project. Please notify me when any public hearings are scheduled regarding this project. Thank you so much for your
time and attention in this matter!
Warmly,
Melissa Furioli
Homeowner in District 2
3704 Strata Drive
760-703-5973
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1
July 17, 2024 Item #1 116 of 312
Jason Goff
From:
Sent:
To:
Subject:
RE: Carlsbad Village Plaza
Enough is enough.
Enchanted Seashells <enchantedseashells@gmail.com>
Thursday, May 2, 2024 5:37 PM
Jason Goff; Planning; Melanie Burkholder; Council Internet Email; Manager Internet
Email
STOP THE DESTRUCTION OF CARLSBAD VILLAGE PLAZA
I am vehemently opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014).
I've lived in Carlsbad since 1985.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village.
It will destroy the only grocery store in the village, turning the village into a food desert. It will destroy the only
pharmacy in the village, which is important to seniors and residents with limited mobility.
The hardware store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
You can't deny that the proposed development will significantly increase traffic in the area, making mobility more
difficult for residents, especially cyclists.
I understand that progress is inevitable, but as usual for Carlsbad's elected officials, this is the wrong project for this
location. It will irreversibly alter the character of the Carlsbad Village, the character that I and so many residents wish to
preserve.
Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project.
\
Rosanne Bentley 619-200-7417
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1
July 17, 2024 Item #1 117 of 312
4/9/24, 6:14 PM Print Preview : Contact Us : Entry# 14
Contact Us: Entry# 14
First Name
Katherine
Last Name
Sparrow
Email
kittY.§Rarrow.cbts@gmail.com
Phone
760
Address
2855 Carlsbad Boulevard
City
Carlsbad
State
CA
Zip
92008
Comments
I live at Carlsbad by the Sea Retirement community on Coast Hwy. Most of us are still very active and enjoy the walk down to the
pharmacy, dry cleaner, hardware store etc. in the shopping center on Carlsbad Village Drive by the freeway. We do have cars, but
it is SO nice to leave them at home to access these businesses and not drive several miles to shop at similar businesses. I'm sure
that others who live in the Village feel the same way. If you are making a large purchase, it is nice to have the parking lot as well.
Closing them for a year or so during construction would be VERY difficult -especially for the pharmacy!
Please consider the needs of the businesses and residents when you take on this project.
Notes
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July 17, 2024 Item #1 118 of 312
4/9/24, 6:13 PM Print Preview : Contact Us : Entry# 18
Contact Us : Entry # 18
First Name
Alejandro
Last Name
Ortega
Email
Phone
760-889-5606
Address
3908 Sierra Morena Ave
City
Carlsbad
State
CA
Zip
92010
Comments
I am highly against this so-called modernization of Carlsbad. It's completely ruining and destroying the true identity of what "The
Village" is. I grew up here, I still remember when Pizza Port used to be the Hostess Factory. I went through Pine School
Elementary before it was demolished. I played football on the old dirt field at Carlsbad High School. I remember things about
Carlsbad that made it unique and drew tourists from all over.
Over the last 1 O years, I have watched our city leaders and officials sell the identity if this city to the highest bidder which indicates
to me they either aren't from here or are blinded by the almighty dollar to allow these ridiculous projects to happen.
First off, we are not Newport Beach, if you want to build 3 and 4 story buildings then take that to La Costa or build those inland.
The three story "shoe boxes" that have been built in the village so far are ridiculous, their outside esthetics don't blend in with
Carlsbad at all with our cozy look. The project for Village Plaza is destroying a longstanding icon that I remember when I was a
kid. I remember going to Big Bear then when it became Albertsons where my father worked for over 1 O years. Texas liquor has
always been there since before I was born and you want to take local locations that have memories for thousands to build
unaffordable housing. What is deemed "affordable" isn't affordable and will only make it more difficult, nearly impossible, for any
families to move into Carlsbad to raise their kids.
The proposed project at the corner of Carlsbad Village and State St. is ridiculous. Crackheads and Choice Juicery are very
popular establishments for locals and tourists alike. That is a unique establishment that constantly draws in crowds and offers a
fun and relaxed atmosphere for both adults and kids to play. Yet you want to propose to demolish that and replace it with more
store fronts (when you can't even fill numerous available store fronts around Carlsbad) and more unaffordable shoe box
condominiums.
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July 17, 2024 Item #1 119 of 312
4/9/24, 6:13 PM Print Preview : Contact Us : Entry# 18
Contact Us : Entry # 18
Stop this nonsense, Carlsbad has already lost a significant portion of its unique identity and continuing with these ridiculous
projects will certainly destroy the very essence that makes Carlsbad, Carlsbad.
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4/9/24, 6:12 PM Print Preview : Contact Us : Entry# 19
Contact Us : Entry # 19
First Name
Susan
Last Name
Cleveland
Email
susanjcleveland@gmail.com
Phone
760-672-5989
Address
1390 Yourell Ave
City
Carlsbad
State
CA
Zip
92008
Comments
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium complex.
(Project Number SOP 2023-0014)
My husband, I and our son, who was going into the fourth grade, moved to Carlsbad in 1995 as we loved the community, schools
and the quaint charm of the village and downtown Carlsbad.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village. It will destroy the only
grocery store in the village, turning the village into a food desert. It will destroy the only pharmacy in the village, which is important
to seniors and residents with limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale
store, the laundromat, and other local businesses -many of them family owned and operated. These stores will not return. The
retail space will be reduced by 77% and the new space will be much more costly. These stores are an important resource for the
village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master Plan.
Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and creating a strong
sense of community" in a way that "encourages preservation of each neighborhood's character" and "provides for the daily needs
of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more difficult for residents,
especially cyclists.
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July 17, 2024 Item #1 121 of 312
4/9/24, 6:12 PM Print Preview : Contact Us : Entry# 19
Contact Us : Entry # 19
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the character of the
Carlsbad Village, the character that I and so many residents wish to preserve. Do not approve this project.
Notes
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4/9/24, 6:10 PM Print Preview : Contact Us : Entry# 22
Contact Us : Entry # 22
First Name
Sandy
Last Name
Rogerson
Email
slrfunsun@Y.ahoo.com
Phone
7608059060
Address
4481 Coastline
City
Carlsbad
State
CA
Zip
92008
Comments
Please do not develop the Carlsbad Village shopping center with the French Cafe and Ace Hardware. We love shopping there and
it has been part of the village for many years.
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July 17, 2024 Item #1 123 of 312
Jason Goff
From: JackCu mmi ng@aol.com
Wednesday, April 3, 2024 11 :17 AM
Jason Goff
Sent:
To:
Subject: Carlsbad Village Plaza
The "Village Plaza" project will change the character of Carlsbad Village forever, and together with "The
Lofts" it will form the gateway to the historic core of Carlsbad. The early sketches are commonplace and
"boring" to borrow a phrase from an astute commentary on Tooley developments ( Click here).
Of course, boring is nothing new in this era of rectilinear structures designed for compliance more than
artful humanity. Why is it that European buildings seem more inviting, more human than the T-square
and triangle buildings of America? It's those little adornments ... bay windows, French balconies, and drive-
through arches that provide character and charm. A working premise is that "villages" are characterized by
the prominence and convenience of attractive shops and
eateries even though they may also be residential
centers. Carlsbad Village is, perhaps, the only refuge in
Carlsbad where people can live without an automobile. That's
precious.
American architects, with their most-revenue-space-for-the-
least-investment purpose, often dismiss those minor
amenities with the derisive German term, "Klebearchitektur," which translates as "glued on
architecture." Still, in an era when many people, including architects, work from home, a desk built into a
bay window can be an attractive, space-saving amenity even as it lends character to the fai;ade.
That brings us to "Village Plaza" which is characterized by massive five story structures with two small
shops in front facing Carlsbad Village Drive. It is defined by five boxes, carefully crafted to maximize the
footprint with small, landscaped setbacks and shaft-like air spaces to bring fresh air and light into the
residential units.
It is a transformation of a shopping area into a residential area. One might echo Gary Nessim who warned
that the village would go to high priced residential if developers and planners were left to the status
quo. Without an imaginative overall concept, each parcel stands on its own with only municipal codes as
guidance. Planners are pretty much limited to statutory compliance. Human appeal is secondary.
1
July 17, 2024 Item #1 124 of 312
Meanwhile, we're to go from a full-service grocery store, Smart & Final Extra, to a small 5,000 square foot
convenience store (think booze and lottery sales) even as the nearby population needing groceries is
slated to mushroom. That need not be. That should not be.
Consider the following. Leave the residential and parking structures as they are. Of course, they could be
improved, much as self-storage facilities are often improved with Klebearchitektur elements. Facing
Carlsbad Village Drive you might allow a two-story residential bonus over larger (Smart & Final size) ground
level retail, with an arched through-the-building vehicle entrance for vehicles entering the property from
Carlsbad Village Drive westbound.
Allow sufficient ground level retail space to accommodate Smart & Final, or another mainstream grocer,
while trying to help Smart & Final to bridge to the new, build-to-suit grocery store. Add aesthetics to give
a village feeling.
Let's make Carlsbad, and especially Carlsbad Village, all that it can be, instead of just another seaside
beach community undifferentiated from California boring.
You can do better than this picture, and the picture is better than the Village Plaza renderings.
The biggest objection to this project will come from people who dislike the loss of grocery shopping, and
the relegation of village denizens to the less safe and unkempt Von's shopping center on
Tamerack. Keeping Smart & Final in place will put an end to those objections. Giving character to the
planned buildings will gain support.
Jack Cumming
2855 Carlsbad Blvd.
Carlsbad, CA 92008
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July 17, 2024 Item #1 125 of 312
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
susan gutierrez <schneb6@gmail.com >
Sunday, February 18, 2024 11 :26 AM
Jason Goff; Manager Internet Email; Melanie Burkholder
Carlsbad Village Plaza
February 17, 2023
We are opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. (Project Number SOP 2023-0014)
In 1985 my husband and I moved to Carlsbad with our sons. We've raised our family here, participated in community
activities such as Carlsbad Historical Society Board Membership, Historic Preservation Commission, Carlsbad Police
Department JJP membership, and homework zone tutoring. In 2017 we received the Carlsbad Citizens of the Year
recognition. Carlsbad has been our home for decades, and we've always strived to contribute to making it the best it can
be for all residents.
Our youngest son bought a home in Carlsbad in 2014, and is raising his family here.
It does not appear that this proposed development is in the best interest of Carlsbad and the residents of Carlsbad
Village. It will destroy the only grocery store in the Village, turning it into a food desert. This particularly concerns us as
many residents are unable to drive to grocery stores due to lack of autos, or funds to purchase an auto, or due to age.
Many are prohibited in using services such as Lyft or Uber for the same reason. An ongoing study has documented poor
nutritional resources in cities that lack easy access to full service grocery stores.
As a city that supports and promotes shopping at locally owned downtown small business merchants, this project will
destroy many of these same enterprises that are currently enjoying resident patronage. This location has the only
pharmacy in the village. It may not seem important to those with transportation access or fully functioning
mobility, but a small local pharmacy is important to seniors and residents with limited mobility or who want a
relationship with their pharmacists, who has intimate knowledge of their medications, and looks out for their interests.
The hardware store will go, and the next nearest is located miles away. Carlsbad has been in the forefront promoting
active participation in reducing our carbon foot print. This hardware store is a treasure to residents, and many of us use
it frequently. It's easy and quick to reach. Shopping there reduces congestion on the already impacted El Camino Real.
The same holds true for the French bakery. My family visit all three of these businesses at the very minimum once a
week. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the Village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
1
July 17, 2024 Item #1 126 of 312
The proposed development will significantly increase traffic in the area, making mobility more difficult for residents,
increasing the risk to cyclists and potentially creating an impact for Interstate 5. Years ago, the Carlsbad High
Homecoming Parade--Lancer Day--had to reroute their parade route due to the significant back up on the freeway
entrance and exits on Carlsbad Village Drive. That was a one day event, and I hate to think how this project will add to
the congestion.
I understand that progress is inevitable, but the proposed scope of this project is wrong for this location. It will alter the
character of the Carlsbad Village, and create daily accessibility hardships rather than offering any significant
benefits for residents. Do not approve this project as proposed. Thank you.
Sincerely,
Susan and German Gutierrez
1864 Palisades Drive
Carlsbad CA 92008
760-822-8035
Sue Gutierrez
760-434-5308-home
760-822-8035-cell
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2
July 17, 2024 Item #1 127 of 312
Jason Goff
From:
Sent:
To:
Subject:
len rogerson <slrfunsun@yahoo.com >
Saturday, February 17, 2024 8:20 PM
Jason Goff
Please save Carlsbad Village Plaza
This project is not in the best interest of Carlsbad residents and is not keeping with Carlsbad Village plans. It would take
away the only large grocery store, hardware store, and laundromat. We love the French Bakery which has been there
for years, We have lived here for 22 years and are very disappointed in all the 4 story projects and the taking away ofthe
village aspect. Sandy and Len Rogerson Coastline Ave, Carlsbad.
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1
July 17, 2024 Item #1 128 of 312
Jason Goff
From:
Sent:
To:
Peter Ladouceur < prladouceur@att.net>
Thursday, February 22, 2024 2:23 PM
Jason Goff
Subject: Fwd : Project:Carlsbad Village Plaza
Sent from my iPhone
Begin forwarded message:
From: Peter Ladouceur <prladouceur@att.net>
Date: February 22, 2024 at 2:02:04 PM PST
To: jasongoff@carlsbadca.gov
Subject: Project:Carlsbad Village Plaza
Dear Mr. Goff, Carlsbad Manager and Members of the City Council,
We are opposed to the redevelopment of the Carlsbad Village Plaza into a large, mixed use condo
complex. ( Project Number SOP 2023-0014).
We support keeping the Village history and its character alive and well! This proposed development will
just be one more four story plus monstrosity that destroys the Carlsbad Village in look and feel and will
impact traffic and safety issues and ignore the needs of its citizens. Doing away with the only
supermarket in the village and the only hardware and pharmacy will certainly be a hardship to the city's
voters; seniors, those without transportation, tourists visiting the beach and hotels, and the homeless,
and many of us that live near the Village and prefer not to clog the freeway and El Camino Real, which
are already impacted with heavy traffic. The thought that the city would ignore its citizens needs and
clutter our prized Village with yet more ugly architecture that stays vacant for months or years because
of high rental prices that no one can afford is both economically untenable, but also the destruction of a
village atmosphere that will turn its people to spend its time in other cities that respect the history and
the needs of its citizens with the California beach community preservation.
There is still time to show your voters that you care by denying these developments that are
unacceptable both visually, aesthetically, and are environmentally unacceptable and lack consideration
as to the needs of its citizens . The impact on traffic, lack of parking, safety issues, etc. are all of great
importance. We notice the city has invested in a huge fire engine that can now serve 4 story buildings in
readiness to changing the village, and destroying its character! How about stop building these monsters
and keep the village at its original height limits! If they want more housing, how about building East of
the downtown. How come the city is not destroying the La Costa area with these tall boxes? Or is it
because they would have fought "tooth and nail" against it. I wonder if the city would have forced the
new height and forced this "look" on the La Costa area "Village". Or do their votes mean more to the
City Council than ours?
We hope you and the Commission and the City Council respond in good faith to the citizens of Carlsbad
and vote no to this project.
Sincerely,
1
July 17, 2024 Item #1 129 of 312
Sue and Peter Ladouceur
3460 Charter Oak Drive
Carlsbad, CA 92008
(760) 729-6555
prladouceur@att.net
Sent from my iPhone
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2
July 17, 2024 Item #1 130 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
Susan Cleveland <susanjcleveland@gmail.com>
Wednesday, February 7, 2024 4:46 PM
Jason Goff
Manager Internet Email; Melanie Burkholder
Save the Carlsbad Village Plaza
Follow up
Flagged
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a
large, mixed-use condominium complex. (Project Number SDP 2023-0014)
My husband, I and our son, who was going into the fourth grade, moved to Carlsbad
in 1995 as we loved the community, schools and the quaint charm of the village and
downtown Carlsbad.
This proposed development is not in the best interest of Carlsbad and the residents of
Carlsbad Village. It will destroy the only grocery store in the village, turning the village
into a food desert. It will destroy the only pharmacy in the village, which is important to
seniors and residents with limited mobility. The hardware store will go, as will the French
bakery, the cleaners, the CRC resale store, the laundromat, and other local businesses -
many of them family owned and operated. These stores will not return. The retail space
will be reduced by 77% and the new space will be much more costly. These stores are
an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the
Carlsbad Village and Barrio Master Plan. Specifically, this plan calls for the village to
"serve as the historic heart of the city, honoring Carlsbad's past and creating a strong
sense of community" in a way that "encourages preservation of each neighborhood's
character" and "provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making
mobility more difficult for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this
location. It will irreversibly alter the character of the Carlsbad Village, the character
that I and so many residents wish to preserve. Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank
you.
Sincerely,
Susan Cleveland
1390 Yourell Ave.
1
July 17, 2024 Item #1 131 of 312
Carlsbad, Ca.
(760) 672-5989
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2
July 17, 2024 Item #1 132 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
Alejandro Ortega JR <ortega1989@att.net>
Wednesday, February 7, 2024 9:31 AM
Jason Goff
Melanie Burkholder
Save the Carlsbad Village Plaza
Follow up
Flagged
I want to take the time to hopefully provide valuable insight as to why I oppose the proposed redevelopment of
the Carlsbad Village Plaza into a large mixed-use condominium complex (Project number SDP 2023-0014).
While I am not currently a resident of Carlsbad, but currently close to being able to purchase in the next year or
two, I grew up in Carlsbad. I have more fond memories of what this city is/was and the identity that this city
has. I went through the K-12 system and was one of the last classes to go through Pine Elementary School
before it was demolished. I remember when Pizza Port used to be the Hostess Factory and when Smart & Final,
the site where you plan to turn it into a mixed-use complex, was Big Bear and my father used to work there. I
have memories of going there to see him as well as many other sites before they were demolished or
repurposed. I'm a CHS alumni from '07 and once I do make my way back into Carlsbad as a resident, I'll be the
. third generation in my family to call Carlsbad home.
With that said, this proposed development is not in the best interest of the city nor its residents. Starting with the
current retail establishments there, the grocery store has been a staple of the Village for decades. Looking
around, there is no other grocery store located in the vicinity that serves the local downtown Carlsbad
community. As mentioned previously, this grocery store has a history from Big Bear to Albertsons to Kroger to
now Smart & Final. The pharmacy has been there for as long as I can remember and the French Bakery has
been operating in that same spot since I was a kid. Texas Liquor has also been there since my parents were in
high school. All these establishments, minus Smart & Final, are family owned. You're talking about removing a
piece of Carlsbad's identity to bring in a project that will reduce the retail space to build condominiums that,
quite frankly, are ridiculously priced.
Additionally, these new project developments do not align with Carlsbad's identity as "The Village." The
identity of "The Village" is being destroyed with these new modem architecture designs that do not align with
what Carlsbad is known for. Three story shoe-box condominiums are not Carlsbad. The metal and glass
architecture is not Carlsbad. 3+ story buildings when The Village was known only for two-story max buildings.
The Village is why tourists come from all over to visit. The Tudor style architecture that you see blended with
1950's American brick design IS Carlsbad. As someone who has lived their entire life in this city, it is a mixture
of frustration and disappointment to see a city that I love dearly become another replica of Newport Beach when
that is not our identity.
Lastly, adding more homes in a small space does not create solutions, just problems. Carlsbad already averages
$1 million dollars to buy a home, how do you expect to attract young families to move into the city when the
price for a condo is out ofreach for new families to come in? At this point, it just looks like greed to build more
on less and charge insane prices for condos. Adding the hundreds of condos on the Carlsbad Village Plaza alone
will create a surge in traffic and congestion in an area that is not meant for it.
1
July 17, 2024 Item #1 133 of 312
Change is inevitable, I understand that, it's something that has and must happen. But I will end my stance in
stating that nobody is against growth of the city, but stop destroying what the identity and image of the
downtown area is and salvage what's left. Preserving the identity and history of downtown Carlsbad is what
matters, not turning the downtown area into Newport Beach 2.0.
Please keep me informed of any upcoming public hearings for proposed projects.
Kind Regards,
Alex Ortega Jr
(760) 889-5606
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2
July 17, 2024 Item #1 134 of 312
Jason Goff
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
David Chrisman < davidchrisman@googlemail.com >
Wednesday, February 7, 2024 10:02 AM
Jason Goff; Manager Internet Email; Melanie Burkholder
Opposition to 2023-0014 development
Follow up
Completed
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014).
I have lived at 2440 Buena Vista Circle in Carlsbad for more than 8 years. In that time, I've lost count of
the number of development projects that this city has approved. Typically, I don't involve myself in this type of
construction because it is a natural part of the city's evolution. But the Plaza project is actually going to
adversely affect the quality of life in the village as it removes retail establishments that are actually used by
locals. As a part of our municipal government, I think you have a responsibility to put the financial interests of
investors aside and represent and protect the people of Carlsbad. The last thing this town needs is another
condominium.
Who benefits from another condominium? People who don't live here. Who suffers when you tear down a
grocery store and a hardware store? The people who live here. Who benefits when you tear down a grocery
store and a hardware store? Walmart and Home Depot.
Moreover, if this project is approved, how will you win a re-election against a candidate who runs on a promise
to finally put an end to this type of development? Is there a less defensible position? Is there an issue in this
city more important than the future of the city itself? In other words, why hold office in the first place if your
objective is to basically sell the city to developers parcel by parcel? I really don't get it. People vote, people
talk, people organize and at the moment, the people are not happy.
Please protect this city from overdevelopment and please notify me when any public hearings are scheduled
regarding this development.
Thank you,
David Chrisman
760-696-2894
2440 Buena Vista Circle
Carlsbad, CA
92008
1
July 17, 2024 Item #1 135 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff-
Janell Cannon < blancofelis@att.net>
Thursday, February 8, 2024 5:25 PM
Jason Goff
Manager Internet Email; Melanie Burkholder; Eric Lardy
Carlsbad Village Plaza
I have been a long time Carlsbad Villager, and frequent the Carlsbad Village Plaza for grocery shopping, hardware
purchases bakery goods, pharmacy, thrift store, occasional laundromat use, Mexican food, and the occasional visit to
our old dive, The Golden Tee. Texas Liquor has a great array of craft beers, wine and spirits. This all-purpose center has
been here before I arrived 48 years ago, and in those days I depended on the Plaza for groceries (Big Bear) before I had a
car.
The place is plain, well worn, but has an important role in the Village and Barrio for being able to get essentials quickly
and conveniently. No need to own a car, or for car owners to drive across town or to another city.
It also has a place in the hearts of the community members who go there regularly and often see one another and end
up having a gab session. A social hub of sorts.
I and many other locals were horrified to hear that a large mixed-use condo complex is planned to replace the Plaza.
We have seen many similar complexes installed in the village. Most are bleak in design, and lack adequate parking. They
are insanely expensive, and in one of the more recently built mixed-use projects on Jefferson and Grand, the floor level
shop space has been vacant for months. I am assuming that the rent in these new spaces is exorbitant, and they also
lack the space many retail businesses need for storage.
Further east on Grand are 100s of new apartments being built, also with inadequate parking space. As the village
becomes ever more crowded, is it not even more important that the neighborhood has essential stores and services
within walking distance?
I have heard the City say innumerable times that they want the village to remain a small town, friendly walkable
community where people can get what they need right around the corner.
This plan for the destruction of Carlsbad Village Plaza is absolutely contradictory to any of that rhetoric, and is just one
more step to creating a place that is crowded, bleak, unaffordable to most, frustrating to find parking (NO-people are
not ever giving up their cars any time soon!), and eventually it will become a place to avoid.
Please rethink putting high density housing in a retail center that is essential for the Village and Barrio.
Unless all of the existing stores and services provided by existing businesses there are replicated in affordable-to-
lease-large-enough sites in the new development, you will effectively gut our village's basic shops and services.
Respectfully,
Janell Cannon
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July 17, 2024 Item #1 136 of 312
August 15, 2023
Carlsbad City Planning Commission
City Hall -Council Chamber
1200 Carlsbad Village Drive
Carlsbad, California 92008
RE: Carlsbad Village Plaza proposed development
Ladies & Gentlemen:
City of Carlsbad
AUG 16 2023.
Community Development
Department
I am writing in regard to the proposed development for the property of Carlsbad
Village Plaza just west of Interstate 5. I am vehemently opposed to this plan!!
I am a lifetime resident of Carlsbad and in general have found our growth to be
well done and planned.
Unfortunately in the last few years more and more of our quaint, "hometown style"
downtown area has been taken over by overly large (particularly tall) new
buildings. These have obs.cured the once welcoming area and made it appear more
and more like a big city is overtaking my hometown. This proposal not only
eliminates the one remaining small hardware store that everyone (including me)
relies on for many items, but also the only remaining "grocery" store in the area.
The idea of a five story building as you get off the freeway is repugnant and
should not be allowed. Calling this "transit oriented" is just another way of saying
the developer wants to use every loophole possible to cram more units into a small
space.
I urge you to reject this plan and look at something more in line with our small
town image that has been in place since the incorporation of Carlsbad.
Yours truly,
()2tl(M;~
Rebecca A. Doty-Rogers
2292 Bryant Drive
Carlsbad, CA 92008
July 17, 2024 Item #1 137 of 312
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Monday, July 17, 2023 10:17 AM
Jason Goff
FW: Smart & Final Shopping Center Redevelopment
From: Rob Schupp <rob.schupp@icloud.com>
Sent: Saturday, July 15, 2023 1:26:37 PM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Smart & Final Shopping Center Redevelopment
Hi. Congrats on your election. Can you send me any links to info on the planned Smart & Final shopping center
redevelopment?
Thanks.
Rob Schupp
Carlsbad 92008
760-583-0265
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July 17, 2024 Item #1 138 of 312
Jason Goff
From:
Sent:
To:
Subject:
Good afternoon,
Kellan Bellchamber <kellanbellchamber@gmail.com>
Friday, June 30, 2023 12:52 PM
Jason Goff
URGENT: Project SDP-2023-0014
My name is Kellan Bellchamber and I am a resident of the Carlsbad area. I have lived in North County my
entire life. I have seen the plans to demolish the shopping center on Carlsbad Village drive that includes the
Smart & Final and Texas Liquor. I want to express my concern and dissatisfaction with destroying these
essential businesses in favor of building unaffordable apartments that will crowd Carlsbad even more. In the
last decade I have seen Calrsbad morph from the humble village where culture and small businesses thrived
into an unaffordable tourist trap meant to push locals out. Building these apartments will not improve Carlsbad ,
but make it even more crowded and expensive.
Not only that, but these businesses are needed. Residents of the village will have no option but to either drive
at least 15 minutes away to a more affordable grocery store or drive to Vons, where prices are ridiculously high
and not sustainable for middle class citizens. This is opposed to many village residents being able to walk to
their local Smart & Final grocery, DeNault's hardware and Carlsbad Village pharmacy. The Golden Tee, a
place where many Carlsbad residents like to spend their time and develop a sense of community, would
disappear. The loss of a local bakery and a thrift shop to help the homeless and less fortunate would be surely
noticed. These businesses provide a sense of community that building a suffocating high rise would destroy.
I know I am not the only resident feeling this way and I strongly urge you to reconsider destroying Carlsbad
even more. Thank you for your time, I hope we can all work together to make a better Carlsbad and North
County that locals and transplants can all enjoy.
Most Sincerely,
Kellan Bellchamber
760-682-8119
kellanbellchamber@gmail.com
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July 17, 2024 Item #1 139 of 312
Jason Goff
From:
Sent:
To:
Subject:
EJ SHIRING <ejshiring@aol.com>
Tuesday, June 27, 2023 4:51 PM
Jason Goff
Fw: project CVMU #SDP 2023-0014
Can you tell me if this project has received final approval yet and if not when it is schedule to go to
the planning commission and any other information you may have? This seems like a very high
density project for a location like this. I understand Sacramento's push for projects like these, but 218
units on that street will destroy the traffic in the Village not to mention any remaining semblance of "a
village."
Thank you
EJ SHIRING
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July 17, 2024 Item #1 140 of 312
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Monday, June 26, 2023 11 :55 AM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -City Manager's Update: June 22,
2023
From: Ellie Bonner <elliebonner@yahoo.com>
Sent: Thursday, June 22, 2023 5:23 PM
To: Communications <Communications@CarlsbadCA.gov>
Subject: Re: City Manager's Update: June 22, 2023
Really appreciate receiving these updates. Thanks for the effort to produce them.
A question: I read something about the shopping center on Carlsbad Village Drive being demolished and replaced with
housing. Is that true? Wouldn't it be counter-productive to build more housing and remove the only grocery store
downtown? Thanks for any insight you can provide. Ellie Bonner
Sent from Yahoo Mail for iPad
1
July 17, 2024 Item #1 141 of 312
Jason Goff
From: Jason Goff
Sent:
To:
Thursday, June 22, 2023 1 :32 PM
Jason Goff
Subject: RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -Defacing Carlsbad
From: Randy L.Atkinson<randypadre3@hotmail.com>
Sent: Thursday, June 22, 2023 8:30:02 AM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Defacing Carlsbad
Dear Sir: What the hell is going on with you folks? I just heard that you guys have approved a housing and affordable
housing eyesore where Smart & Final, Ace/True Value, French Bakery, Cleaners, etc are located now. Is this true
? What a horrible idea -you don't mandate and take away (continually} the charm of a nice coastal city for a 3-4 story
eyesore !! !! !! !! ! You folks already put 3 of these in around the same area recently -no more . We have had it with
this shit. Stop ruining the coast ... put this stuff in Vista and Escondido like areas. Oceanside has already been ruined -
Carlsbad is next .
Randy & Kathy. My family has been in Carlsbad/Oceanside/Encinitas/Solana Beach for over 125 yrs ! ! !
Sent from my iPhone
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July 17, 2024 Item #1 142 of 312
Jason Goff
From:
Sent:
To:
Subject:
Please don't destroy our village.
Best Regards,
Wanda Magana Adamson
Wanda <wmagana@sbcglobal.net>
Wednesday, June 21, 2023 4:15 PM
Eric Lardy
Please cancel building of 210 units
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July 17, 2024 Item #1 143 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
To whom it may concern:
Tida Hamilton <tidahamilton@gmail.com>
Wednesday, June 21, 2023 2:24 PM
Melanie Burkholder; Eric Lardy
Jason Goff
Project SDP-2023-0014
I'm very concerned about the proposed development going in the Smart & Final shopping center on Carlsbad Village Dr.
This is the first thing people see when they exit-the freeway. We already have one concrete monstrosity that was just
built on the north side of Carlsbad Village Dr. People are going to be welcomed into our City being sandwiched between
two large concrete buildings.
They are also going to be closing the Las Flores exit at some point. With all those housing units right off the freeway on
both sides of Carlsbad Village Dr, plus an additional proposed 156 units at the Motel 6 location, it is going to be an
absolute disaster. The intersection at Carlsbad Village Dr and Pio Pico can't handle our current situation, cars are
constantly blocking the intersection trying to get to the freeway or heading west. How can we add more traffic to that?
I think the best use would be to revitalize the shopping center like the old shopping center on Encinitas Blvd and El
Camino Real. They gave it an East Coast Hampton-style facelift. That would look so good there as it is the first thing
everyone sees as they get off the freeway.
Tida Hamilton
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July 17, 2024 Item #1 144 of 312
Jason Goff
From:
Sent:
To:
Subject:
mennenj@aol.com
Wednesday, June 21, 2023 2:01 PM
Jason Goff
Proposed housing development at Smart & Final Shopping Center
As a long time resident of Carlsbad, I would like to express my discontent at the proposed project for
the shopping center at Carlsbad Village Drive and 1-5. I strongly propose to keep the shopping center
with the Smart and Final grocery store and the Denaults Hardware store.
Respectfully,
Julie Mennen, Ph.D.
Carlsbad Resident
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July 17, 2024 Item #1 145 of 312
Jason Goff
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Tom Brenner <thomashbrenner@gmail.com >
Tuesday, June 20, 2023 2:36 PM
Eric Lardy
Carlsbad Village Shopping Center
Follow up
Flagged
Good Day Mr. Lardy, I am contacting you regarding the Carlsbad Village Shopping Center (Smart and Final Store -
Denault's Hardware etc.) being rezoned for housing. Myself and many of my Carlsbad neighbors are opposed to this
change. We feel there is already to many new housing projects in the immediate area . Please let us know when there
will be a Town Hall meeting regarding this matter, so we can attend and voice our concerns. Your help with this matter
is greatly appreciated. Aloha Nui Loa, Tom Brenner 760-550-2054
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July 17, 2024 Item #1 146 of 312
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Lardy,
Stacie <staciebeal@gmail.com >
Wednesday, June 21, 2023 12:36 PM
Eric Lardy
Proposed shopping center mixed use Carlsbad Village Drive
I am contacting you regarding the Smart & Final Carlsbad Village Shopping Center being rezoned for mixed use and.
Myself and many of my Carlsbad neighbors are opposed to this change. We feel there is already to many new housing
projects in the immediate area. Please let us know when there will be a Town Hall meeting regarding this matter, so we
can attend and voice our concerns. Your help with this matter is greatly appreciated. Thank you
Stacie Beal
916-730-0412
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July 17, 2024 Item #1 147 of 312
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Thursday, June 22, 2023 2:43 PM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -Multi use on Carlsbad Village Dr
From: Sug Brunhaver <mssugb@gmail.com>
Sent: Tuesday, June 20, 2023 12:23:24 PM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Multi use on Carlsbad Village Dr
What is wrong with you and the City Council. I have lived here since 1987 and this is the worst thing you people have
done.
Miriam Brunhaver
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July 17, 2024 Item #1 148 of 312
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Gigi Berklite <ggberklite@gmail.com>
Tuesday, June 20, 2023 4:06 PM
Jason Goff
STOP CVMU -Carlsbad Village Mixed-Use SDP 2023-0014
I am a longtime resident of Carlsbad. My husband worked for the Carlsbad Fire Department for 32 years and we raised
our family here. I am reaching out to you in regard to a new development application that is in process, for the shopping
center where the Smart N Final is. I strongly oppose another MAMMOTH "Mixed -Use" residential building being
developed, ruining our Village. Please STOP CVMU !
Thank you.
Best regards,
Gigi Berklite
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July 17, 2024 Item #1 149 of 312
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Thursday, June 22, 2023 2:41 PM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SOP 2023-0014) -Keep smart and final.
From: Mary Fox <maryagnesfox@gmail.com>
Sent: Tuesday, June 20, 2023 10:42:02 AM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Keep smart and final.
40 year residents of Carlsbad here. Very unhappy about plans to remove smart and final shopping center. We use those
shops daily. As citizens what can we do to protest or stop this project
Mary Fox
Scott Sharp.
Peter Sharp.
Hannah Sharp
3425 woodland way
Carlsbad 92008.
Sent from my iPhone
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July 17, 2024 Item #1 150 of 312
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Jason-
David & Beth Geesey <safari123089@gmail.com>
Monday, June 19, 2023 6:24 AM
Jason Goff
Melanie Burkholder
Carlsbad Village Permit -SDP 2023-0014
Can you please provide details of the project application advertised on the old Miko Sushi building adjacent to the 7-
Eleven? What is the timeline for final project approval? Is there an opportunity for public comment? Is there an overall
plot map?
Thank you
--David Geesey
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Exhibit 12
July 17, 2024 Item #1 151 of 312
CEQA DETERMINATION OF EXEMPTION
Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance
with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed
in writing with the required fee within ten (10) calendar days of the City Planner's decision
consistent with Carlsbad Municipal Code Section 21 .54.140.
Project Number and Title: SDP 2023-0014 (DEV2023-0078)-CARLSBAD VILLAGE MIXED-USE
Project Location -Specific: 945-1065 Carlsbad Village Drive,
Assessor Parcel Numbers (APNs) 203-320-53, 203-320-54, 203-320-55, and 203-320-56
Project Location -City: ..ca.C=ar""'"ls""'b'""a""'d'---____ _ Project Location -County: -=-Sa=n..:...=D..:..::ie=g=o ____ _
Description of Project: Site Development Plan (SDP 2023-0014) to allow for the demolition of an existing
commercial shopping center with five (5) buildings consisting of approximately 58,735 square feet;
consolidation of four (4) legal parcels totaling 4.12 acres (gross) into two (2) lots (Lot 1, 0.94 acres net/
Lot 2, 3.11 acres net); and development of a mixed use project consisting of approximately 13,800 square
feet of neighborhood serving commercial uses and 218 multifamily residential dwelling units (for-rent)(S3
dwelling units per acre).
The Project is intended to comply with provisions of the State Density Bonus Law (Government Code
sections 65915-65918) (inclusive) which provides that a local government shall grant a density bonus,
incentives/concessions, and/or waivers of development standards to a developer of a housing
development constructing a specified percentage of affordable housing units and the Project will provide
15% of the base density as affordable to very low-income (VLI) households to comply with the provisions
of the State Density Bonus Law. However, the Project applicant continues to work with the city to
determine the exact amount of low-, very low-, or moderate-income housing units that will be included,
while still satisfying and complying with the requirements of both the city's lnclusionary Housing
Ordinance and the State of California Density Bonus Law.
The proposed commercial uses will be contained in two (2), one-story buildings with plazas and patios
fronting Carlsbad Village Drive, and the residential buildings will be contained in two (2) five-story
buildings separated by a landscaped paseo and courtyard fronting along Oak Avenue. The project is
proposing to include approximately 40,870 square feet of open space, including courtyards, a 5th floor
sky deck, private balconies, a swimming pool and pool deck courtyard, interior courtyards, and indoor
amenity areas. While the project is not subject to minimum parking requirements pursuant to Assembly
Bill 2097, the project is providing 340 vehicular parking spaces at-grade surrounding the commercial and
residential buildings and within an above-grade five-level parking structure with rooftop parking.
The project site is located approximately 0.4 miles from Carlsbad Village center and approximately 0.6
miles from the Pacific Ocean . The site is surrounded by Carlsbad Village Drive to the north, Interstate 5 (I-
S) Freeway to the east, Oak Avenue to south, and an unnamed public alley to the west. The project site is
surrounded by a variety of urban uses, including an adjacent gas station, a four-story mixed-use building
across Carlsbad Village Drive to the north, one-to-three-story residential (multiple-family and single-
family) buildings to the south across Oak Avenue, and various one-story public and commercial uses to
the west across the public alley.
July 17, 2024 Item #1 152 of 312
Primary regional access to the site is provided via the 1-5 freeway, which generally runs north/south and
is adjacent to the site. The site has access to public transportation and is located within a transit priority
area, served by the Coaster and Amtrak, as well as numerous bus lines within walking distance. NCTD Bus
Route No. 315 provides service between Camp Pendleton, Sprinter, and the Carlsbad Village Coaster
Station, with stops immediately adjacent to the project site. The closest major transit stop is the Carlsbad
Village Coaster Station, located within 0.5 miles east of the site. Access into the site would be provided by
Carlsbad Village Drive (an Arterial Connector Street) and Oak Avenue (a Neighborhood Connector Street).
Proposed earthwork quantities consist of approximately 10,000 cubic yards of cut, 1,200 cubic yards of
fill, and 7,520 cubic yards of export. Anticipated remedial excavations will be approximately 2-3 feet deep
and soils will be removed and replaced on site. Remedial quantities will consist of 12,880 cubic yards.
Name of Public Agency Approving Project: _C_ity~o_f _C_ar_ls_b_a_d _______________ _
Name of Person or Agency Carrying Out Project: ~C~it~y~o_f~C~a_rl~s~ba~d~--------------
Name of Applicant: Tooley Interests, LLC (Attn: Andrew Cerrina)
Applicant's Address: 11661 San Vicente Boulevard, Suite 850, Los Angeles, CA 90049
Applicant's Telephone Number: .._(4.:..::2:....:4.,_) =29=1=---=-6-=-58=2=----------------------
Name of Applicant/Identity of person undertaking the project (if different from the applicant above):
Jonathan Frankel, Atlantis Group, (925) 708-3638
Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-fill Development Projects)
Reasons why project is exempt: The Project qualifies for a Class 32 categorical exemption under the California
Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15332, Class 32 categorical
exemptions can be used for projects characterized as in-fill development meeting the following conditions: (1)
general plan and zoning consistency; (2) project is within city limits on a site of no more than 5 acres and is
substantially surrounded by urban uses; (3) project site has no value as habitat for endangered, rare, or
threatened species; (4) project would not result in significant effects to traffic, noise, air quality, or water
quality; and (5) the site can be adequately served by all required utilities and public services. Additionally, in
order to qualify for a categorical exemption, a project cannot meet any of the "exceptions to exemptions"
enumerated in CEQA Guidelines Section 15300.2.
Land Use Consistency: The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with the applicable zoning designation and regulations.
Land Use and Zoning Designations
The Project site is located on four parcels (Assessor's Parcel Numbers 203-320-53-00, 203-320-54-00,
203-320-55-00, and 203-320-56-00) and is designated as Village Barrio (V-B) in the City's General Plan and
similarly has a zoning designation of Village-Barrio (V-B). The V-B zoning designation is implemented by the
Village and Barrio Master Plan (Master Plan). The Project site is located in the Freeway Commercial (FC) District
of the Master Plan.
July 17, 2024 Item #1 153 of 312
City of Carlsbad General Plan ; .
The City of Carlsbad General Plan sets forth goals and policies that guide both Citywide and community specific
land use policies. The General Plan is comprised of a variety of State-mandated elements, including, but not
limited to, Land Use and Community Design and Mobility.
Land Use and Community Design Element
The Land Use and Community Design Element establishes general policies and the vision for the future of the
City. Land use, housing, urban form and neighborhood design, open space, economic development,
transportation, and infrastructure and public services are all addressed in the context of accommodating future
development. The Project is consistent with many of the Land Use and Community Design Element's goals and
policies.
Goal G.2.
Goal G.3.
Goal G.6.
Goal G.29.
Goal G.30.
Policy P.6.
Policy P.12.
Policy P.13.
Policy P.70.
Policy P.77.
Promote a diversity of compatible land uses throughout the city, to enable people to live close
to job locations, adequate and convenient commercial services, and public support systems
such as transit, parks, schools, and utilities.
Promote infill development that makes efficient use of limited land supply, while ensuring
compatibility and integration with existing uses. Ensure that infill properties develop with uses
and development intensities supporting a cohesive development pattern.
Allow a range of mixed-use centers in strategic locations that maximize access to commercial
services from transit and residential areas.
Maintain and enhance the Village as a center for residents and visitors with commercial,
residential, dining, civic, cultural, and entertainment activities.
Develop a distinct identity for the Village by encouraging a variety of uses and activities, such
as a mix of residential, commercial, office, restaurants and specialty retail shops, which
traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents
from across the community by creating a lively, interesting social environment.
Encourage the provision of lower and moderate-income housing to meet the objectives of the
Housing Element.
Encourage residential uses mixed in conjunction with commercial development on
commercially designated sites and within the Village.
Encourage medium to higher density residential uses located in close proximity to commercial
services, employment opportunities and major transportation corridors.
Seek an increased presence of both residents and activity in the Village with new
development, particularly residential, including residential as part of mixed-use development,
as well as commercial, entertainment and cultural uses that serve both residents and visitors.
Promote new investment by allowing opportunities for medium and high-density infill
residential development, strategically located in the neighborhood consistent with the Land
July 17, 2024 Item #1 154 of 312
Use Map. Ensure that development is designed to enhance neighborhood quality, character,
and vitality, and is sensitive to historic and cultural resources.
The General Plan Land Use and Community Design Element identifies specific planning areas on the city's Land
Use Map. The V-B (Village-Barrio) land use designation is a land use category defined in the General Plan that
is applied in the village area where comprehensive planning is important to achieve a desired vision. The Village
and Barrio Specific Plan (discussed further below) implements this designation and identifies the permitted
and conditionally permitted land uses for the village area, as well as residential densities permitted. The
residential designations provide for a range of housing types and densities. Densities are stated as number of
dwelling units per acre of developable land. Residential development is required to be within the development
range as identified in the Village and Barrio Master Plan Land Use Map. The maximum density permitted in the
Freeway Commercial (FC) district is 35 dwelling units per acre, unless otherwise preempted by State law. The
Project site is 4.12 acres. The maximum density allowed is 145 units (4.12-acres multiplied by 35 dwelling units
per acre= 144.2 or 145 units). State law encourages cities to provide affordable housing through incentives to
developers (i.e., State Density Bonus Law). State Density Bonus Law allows a developer to increase density on
a property above the maximum density in exchange for the provision of affordable housing. In this instance
the Project proposes 218 units. Density Bonus Law stipulates that a request for a density bonus does not
constitute a valid basis on which to find a proposed housing development project is not compliant with a
general plan. In addition, State Density Bonus Law explicitly requires the city to consider "the density allowed
under the land use element of the general plan" in determining maximum allowable residential density.
Therefore, the proposed density of the Project is deemed compliant with the land use density designation of
the General Plan.
Noise Element Consistency
The Noise Element of the City's General Plan includes policies that are designed to ensure protection from
noise for sensitive uses. The Noise Element provides acceptable limits of noise for various land uses for both
exterior and interior environments from transportation sources. The noise levels associated with exterior
roadway traffic were modeled according to the City's Noise Guidelines.
Exterior Use Areas
The Project would include outdoor usable space within multiple interior courtyards. Due to sound-blocking
acoustical shielding afforded by the onsite positions and multi-floor structural arrangement of the proposed
Project buildings, these exterior use areas will not be subject to noise exposure levels which exceeds the
City's 65 dBA CNEL standard. Locations and orientations of the exterior spaces are compatible with better
noise-sensitive site design recommendations appearing in Figures V-1 and V-2 of the City's Noise Guidelines
Manual (City of Carlsbad 2013b).
Interior Spaces
Pursuant to Chapter 18.04.080 of the Carlsbad Municipal Code, any new residence or addition of one or more
habitable rooms to an existing residence located within the noise impact boundary of an airport or freeway
must be designed to ensure that internal noise levels due to airport or freeway operations do not exceed 45
dB. This standard may be satisfied by performing the acoustical analysis or by employing the prescribed
construction methods described in this section. The Project would not be built without adequately
demonstrating compliance with the California Building Code, as locally amended.
July 17, 2024 Item #1 155 of 312
Modeling was also performed to determine interior noise levels from street-facing units of the Project. An
assessment was conducted on street-facing units intended for residential occupation since the facade noise
levels were modeled above 60 dBA CNEL. As a Project design feature, glass assemblies would require a closed
window condition to reduce the interior noise levels below the City's 45 dBA CNEL threshold. Therefore,
mechanical ventilation (e.g., air conditioning) will be installed in impacted street-facing units to move air within
the structure and control temperature when windows are closed. Once the final architectural plans are
available, a final interior noise assessment will be conducted to ensure interior noise reductions are met.
Airport Noise
There are no airports or private airstrips within the vicinity of the Project. The nearest airport is the Carlsbad
McClellan-Palomar Airport which is approximately 4.0 miles southeast of the Site. Further, the Project is
outside all CNEL noise contours from the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
included in the General Plan.
Therefore, the Project is consistent with the applicable policies included in the Noise Element of the General
Plan.
City of Carlsbad Housing Element Consistency
The Housing Element of the City's General Plan provides the City with long-term goals, policies and programs
for promoting the production and conservation of safe, decent, and affordable housing within the community.
The Project is consistent with many of the goals and policies of the Housing Element:
Goal G.l.
Policy P.4.
Policy P.7.
Goal G.2.
Policy P .16.
Housing Opportunities. New housing developed with diversity of types, prices, tenures,
densities, and locations, and in sufficient quantity to meet the demand of anticipated city and
regional growth and to meet or exceed the city's established Regional Housing Needs
Allocation (RHNA).
Encourage increased integration of housing with nonresidential development where
appropriate and where residential development can be implemented in a way that is
compatible with existing and planned uses.
Encourage distribution of development of affordable housing throughout the city to avoid
over concentration in a particular area, excluding areas lacking necessary infrastructure or
services.
Housing Implementation. Sufficient new, affordable housing opportunities in all quadrants of
the city to meet the needs of current lower-and moderate-income households and those with
special needs, and a fair share proportion of future lower-and moderate-income households.
Address the unmet housing needs of the community through new development and housing
that is set aside for lower-and moderate income households consistent with priorities set by
the Housing Services Division, in collaboration with the Planning Division, and as set forth in
the city's Consolidated Plan.
July 17, 2024 Item #1 156 of 312
Policy P.17.
Program 1.8:
Encourage the development of an adequate number of housing units suitably sized to meet
the needs of lower-and moderate income larger households.
Mixed Use. The city will encourage mixed-use developments that include a residential
component that provides housing for lower-and moderate-income households ... Major
commercial centers should incorporate, where appropriate, mixed commercial/residential
uses, with a focus on the production of lower-income units.
A measure of compliance with state housing element law is the ability of a jurisdiction to accommodate its
share of the region's housing needs. The State Department of Housing and Community Development (HCD)
projected a need for 171,685 new housing units in the San Diego region for an 8.8-year projection period
between June 30, 2020 and April 15, 2029. The City of Carlsbad's share of the RHNA is 3,873 units and is
allocated among the following income distribution:
Very Low-income: 1,311 units (34 percent)
Low-income: 784 units (20 percent)
Moderate Income: 749 units {19 percent)
Above Moderate Income: 1,029 units (27 percent)
The Project would develop a mixed-use multifamily and commercial development on an underutilized
infill/housing site. The Project has a proposed density of approximately 53 dwelling units per acre (du/acre),
and the Project applicant continues to work with the City to determine the percentage of low-, very low-, or
moderate-income housing units that will be included in order to qualify for the incentives/concessions and
waivers allowed under the State Density Bonus Law. 218 new multifamily residential units, including very low-
income units, would be added to the City's housing stock.
As discussed above, the Project would be developed consistent with the Village-Barrio (V-B) General Plan land
use designation in the City's General Plan, the Freeway Commercial (FC) designation in the Village and Barrio
Master Plan and is consistent with the goals, policies, and programs of the City's Housing Element. Therefore,
the proposed Project would meet this criterion.
Village and Barrio Master Plan
The Project site is in an area governed by the Carlsbad Village and Barrio Master Plan (Master Plan). Goals and
policies have been established for the Master Plan to reinforce the vision. The Master Plan area encompasses
much of the area west of Interstate 5 between Oak Avenue and Laguna Drive and extends to the Pacific Ocean
along Garfield Avenue and parts of Ocean Street. The Master Plan goals and policies fall into four categories,
Land Use and Community Character, Mobility and Parking, Connectivity, and Placemaking. The Master Plan
carries out the policies of the General Plan by classifying and regulating the types and intensities of
development and land uses within the Village and Barrio planning area, ensuring that they are consistent with
the policies and objectives of the General Plan. The Project would be developed consistent with the
development standards set forth in the City's Municipal Code which includes development standards and
regulations for the Freeway Commercial District (FC) of the Master Plan, as described further below. Based on \ the provision of 15% VLI units, the Project is also eligible for a SO percent market rate density bonus as well as
incentives/concessions and waivers of development standards permitted by the State Density Bonus Law
(Government Code section 65915 et. seq.).
July 17, 2024 Item #1 157 of 312
Land Use and Community Character
Goal A.l.
Goal A.2.
Goal A.5.
Goal B.l.
Support a dynamic mix of uses and facilities, including a commercial center, mixed and
standalone residential uses, and new, inviting public spaces.
Encourage mixed use development projects in the Village Center, with an emphasis on
pedestrian-oriented retail uses on the ground floor, and office, other non-residential, and
residential uses on the upper floors.
Locate residential uses within convenient walking and cycling distance of the Carlsbad Village
Station.
Encourage a range of housing types, including medium density single-family, two-family and
small scale multi-family development in the Barrio center, and higher density multi-family
housing in the perimeter, consistent with the General Plan Land Use Map.
Mobility and Parking
Goal A.l.
Placemaking
A.4.
B.l.
Capitalize on the Village and Barrio's proximity to the Carlsbad Village Station by improving
sidewalks and bicycle facilities on city streets leading to the transit center and by improving
adjacent public alleys.
Ensure that new development creates a continuous and interesting fac;:ade along the street
with an emphasis on pedestrian-scaled features.
Integrate plazas, courtyards, outdoor seating or dining areas, and other semi-public spaces
into new development, where feasible.
The Project would develop a new mixed-use multifamily and commercial development with 218 multifamily
residential units and 13,800 square feet of neighborhood serving commercial uses. Multifamily, commercial,
and mixed uses are permitted in the FC District. The Project would provide residential uses that enables
residents to walk to nearby public transit and to the amenities of the Village and Barrio area, and commercial
uses that would provide ground floor pedestrian-orientated retail.
The maximum density permitted in the FC district is 35 dwelling units per acre. A project that meets the
eligibility requirements of the State Density Bonus Law is entitled to a density bonus, incentives/concessions,
development standard waivers, and reduced parking ratios (Government Code, section 65915 et. seq.)). The
Project application indicates that 15% of the Project's base density, would be set aside for VU housing to
comply with State Density Bonus Law and the Project's provision of affordable units allows up to a 50 percent
density bonus (Gov. Code§ 65915(f)(2)), resulting in a proposed density of 53 du/ac (including density bonus
units). Therefore, the proposed density of 53 units per acre would be consistent with the FC district standards
of the Master Plan, the State Density Bonus Law and the City's Density Bonus Implementing Ordinance
(Carlsbad Municipal Code Chapter 21.86).
Site Size and Location/Surrounding Land Uses: The proposed development occurs within City limits on a
Project site of no more than 5 acres substantially surrounded by urban uses.
July 17, 2024 Item #1 158 of 312
The Project site is located entirely within the City of Carlsbad, on a site that is 4.12 acres and is surrounded by
established commercial and multi-family residential urban uses. The Project site is within the Village and Barrio
neighborhood which lies between Carlsbad State Beach and the Interstate (1-5) freeway. The Project is in a
transit priority area and is served by the North County Transit District (NCTD) bus service; the nearest bust stop
to the Project site is located at the northwest corner of the Project site along Carlsbad Village Drive which
serves route 315. Further, the Project is within 0.5 miles of the Carlsbad Village Station, a major transit stop as
defined by Public Resources Code §21064.3.
Land uses surrounding the Project site are described as follows:
North
The Project site is bordered directly to the north by Carlsbad Village Drive and 1-5. Further to the north is a 4-
story mixed-use residential and commercial building, and a mix of commercial and multifamily development.
East
The Project site is bordered directly to the east by 1-5. Further to the east, is a mixture of commercial and single-
and multi-family development.
South
The Project site is bordered directly to the south by Oak Avenue; past this road are a variety of multifamily residential
uses.
West
The Project site is bordered directly to the west by an unnamed public alley. Across the alley is The Harding
Community Center and commercial development. Further to the west are a variety of locally serving
commercial and restaurant uses.
As demonstrated, the Project site is substantially surrounded by urban uses and therefore meets the criteria
for site size and location.
Habitat: The Project site has no value as habitat for endangered, rare, or threatened species.
The Project site and adjacent properties are highly developed and surrounding land uses include a mix of
commercial, office, and residential uses. The site is almost completely covered with existing pavement or
structures; it is developed with several commercial buildings and surface parking lot. Vegetation on the site is
limited to a row of decorative trees scattered throughout the Project site that are not known to support any
candidate, sensitive, or special-status species. No native habitat is located on the Project site or on adjacent
properties. Based on the urbanized nature of the Project site and adjacent properties, in conjunction with a
lack of suitable habitat for special-status species, the Project site has no value as habitat for endangered, rare,
or threatened species and thus meets the Class 32 categorical exemption criteria for lack of habitat.
Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City's General
Plan. For these reasons, the Project has no value as habitat for endangered, rare, or threatened species.
July 17, 2024 Item #1 159 of 312
Traffic, Noise, Air Quality, & Water Quality: Approval of the Project would not result in any significant effects
relating to traffic, noise, air quality, or water quality.
Traffic
The City's VMT Analysis Guidelines (City of Carlsbad 2022) provides a VMT analysis screening criteria for
development projects, which identifies the level of VMT analysis methodology, level of significance, and
mitigation based on the development's trip generation, the type of development, the location of the
development within a transit priority area, and other elements. A Vehicle Miles Traveled (VMT) Screening
Memorandum (Attachment A) was prepared by Linscott, Law, and Greenspan Engineers in compliance with
California Senate Bill 743 and the City's guidelines. Per the City of Carlsbad VMT Analysis Guidelines, residential,
retail, or office projects or projects that have a mix of those uses whose project site boundaries are within one
half mile of an existing or planned major transit stop or a stop/transit center along a high-quality transit corridor
would be presumed to have a less than significant transportation impact. In the City of Carlsbad and per City
VMT Analysis Guidelines, this would only apply to projects within one half mile of the Carlsbad Village Station
or Carlsbad Poinsettia Coaster Station, as well as projects within one-half mile of the Plaza Camino Real transit
center. The proposed project is within one-half mile of Carlsbad Village Station. Further, the Project would
result in a net decrease of 4,802 average daily car trips as compared to the existing commercial uses. Therefore,
the Project is presumed to have a less than significant traffic impact provided there is no other evidence
suggesting a VMT impact.
Since the Project includes the removal of existing local serving uses that may not have substitutes available in
the Carlsbad Village area at the time of this analysis, specifically the grocery store and hardware store uses,
additional quantitative analysis was performed to further demonstrate that the Project will not result in a net
increase in VMT. To calculate the net change in total VMT, the total VMT to be generated by the proposed
Project land uses was deducted from the total VMT generated by the existing shopping center. In addition, and
in the interest of producing the most conservative analysis, because the existing shopping center provides
certain neighborhood-serving retail uses which will be removed that may not have substitutes available in the
Carlsbad Village area, specifically the grocery and hardware store uses, a portion of these trips are considered
"displaced" to substitute locations and additional VMT associated with these displaced trips were also
considered and added as a part of the Project VMT. As shown in Table 1, the existing shopping center is
estimated to generate 45,786 daily VMT. The proposed Project's VMT reducing land uses, which include infill
housing, affordable housing and new neighborhood serving commercial uses, plus the displaced trip VMT
calculated totals 25,397 VMT. This is a reduction of 20,389 VMT compared to the existing site. Per City of
Carlsbad VMT Analysis Guidelines, redevelopment projects that generate less VMT than the existing project
they are ~eplacing would be presumed to have a less than significant impact on VMT. Given that the proposed
Project is close to transit, reduces total VMT, and is providing less than 50,000 square feet of neighborhood
serving commercial uses, no significant VMT impact is triggered.
Table 1. Redevelopment VMT Quantitative Analysis
I Land Use I Quanmy
Daily Volumes (ADT)
I
Total
Type '
ATLa VMT
Project Residential 218 DU 6/DU 1,308 10.5-13,734
Market 5.8 KSF 150/KSF 870 6.5 5,655
Quality Restaurant 6 KSF 100/KSF 600 6.5 3,900
July 17, 2024 Item #1 160 of 312
Retail/ Strip Commercial 2 KSF 40/KSF 80 6.5 520
Subtotal Project --2,858 -23,809
Internal Captureb --616 -5,132
Project External Trips --2,242 -18,677
Displaced Hardware Store (displaced) 9 KSF 60 /KSF 540 4.0 2,160
Grocery Store (displaced) 19 KSF 120 /KSF 2,280 2.0 4,560
Total Project+ Displaced -
-
-
-
25,397
Existing Shopping Center 58.7 KSF 120/KSF 7,044 6.5 45,786
(to be removed)
Net Change in VMT -20,389
Notes:
Average trip lengths from Streetlight Data platform. See Attachment B.
b Internal capture estimated using NCH RP 8-51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying
captured ADT by weighted average t rip length of unadjusted Project trips.
In conclusion, the proposed Project meets the City of Carlsbad Screening Criteria and is therefore calculated to
have a less than significant transportation VMT impact per the City's guidelines.
Noise
A noise impact analysis (report) has been prepared by Dudek (Attachment B). The report assesses potential
noise impacts that could occur under the Project. The report included the following components:
documentation of existing noise conditions, discussion of noise modeling methodology and procedure, and
analysis of construction noise, traffic noise, and onsite stationary noise sources (e.g., outdoor-exposed rooftop
HVAC systems and low-speed parking garage traffic).
Through noise modeling and analysis, the report concluded that noise impacts related to Project construction
would be less than significant and that mitigation would not be required.
Although neither the City's Municipal Code or its Noise Guidelines offer a quantitative decibel limit for
construction noise, within allowable construction hours per the City of Carlsbad General Plan Noise Element
(City of Carlsbad 2015), a relative threshold is utilized herein to evaluate a potential construction noise impact
at an NSR (i.e., residential land use) of up to a 10 dB increase over existing ambient sound level, akin to CEC
assessment of potentially significant impact for long-duration changes to the outdoor sound environment.
Because the Project Site is already characterized by existing outdoor ambient levels ranging from 67 to 68 dBA
Leq, this means that construction noise would be considered a significant impact if greater than the position-
dependent existing sound level by more than 10 dB. In other words, based on these measured outdoor ambient
Leq samples, the allowable construction noise levels would be 77 to 78 dBA hourly Leq values. For context,
these construction noise magnitudes· are slightly less than the 80 dBA noise threshold that FTA guidance
recommends at the exterior of a receiving residence.
The report states that construction could temporarily increase noise levels at nearby offsite residential land
uses, but such increases would be less than 10 dB.
' Further, in accordance with City of Carlsbad Municipal Code Section 8.48.010, the City restricts the times of
day when construction may occur. Construction is anticipated to occur over a single phase lasting between 20
July 17, 2024 Item #1 161 of 312
and 24 months and would result in temporary increases in noise levels in the Project area on an intermittent
bash. Construction of the Project would take place within the hours specified in the City's Municipal Code.
Table 2. Predicted Construction Noise at Indicated Receptors per Activity Phase
Predicted Construction Noise
Construction Phase (dBA, hourly Leq) at the NSR
(and Equipment Types Involved) STl
Construction Noise Threshold* 77.1
Demolition (concrete saw/industrial saw, rubber-tired dozer, 71.2
excavator)
Site preparation (dozer, tractor, loader, backhoe) 69.1
Grading (excavator, grader, rubber-tired dozer, tractor, loader, 70.4
backhoe)
Building construction (crane, forklift, generator set, tractor, loader, 67.7
backhoe, welder)
Paving (cement and mortar mixer, paver, paving equipment, roller, 71.8
tractor, loader, backhoe)
Architectural coating (air compressor) 58.5
Do any predicted phase noise levels exceed the threshold? no
Notes: Leq = equivalent noise level; dBA = A-weighted decibels; NSR = noise-sensitive receptor.
* 10 dB greater than the measured sample of outdoor ambient noise level at the NSR.
ST3
77.6
71.7
69.5
70.9
68.2
72.2
58.9
no
I
As presented in Table 2, the estimated construction noise levels are predicted to be as high as 72 dBA Leq hourly
Leq at the nearest NSR during site demolition and paving phases. Although these nearby occupied properties to
the north and south of the Project would be exposed to elevated construction noise levels, the increased noise
levels would typically be relatively short term and, as shown in Table 2, represent a temporary and less than
10 dB increase of the outdoor ambient sound level. Thus, construction-related noise impacts would be
considered less than significant.
The report also modeled noise impacts from changes to nearby roadway traffic from the Project on off-site
receptors. The modeling concluded that changes in noise would be a nominal amount (less than 1 dBA
reduction) and would thus be considered less than significant.
The report further explains that onsite operational noise sources associated with the Project would include
those from the planned above-ground five-level parking garage (i.e., vehicles arriving and leaving, occasional
vehicle horns and alarms), background music playback and adults conversing at common areas (e.g., pool and
fifth-floor exposed decks), and outdoor-exposed rooftop HVAC equipment. Onsite Project noise events would
also include occasional delivery trucks, trash pick-up trucks, and landscape equipment; however, these are
intermittent short-duration sound sources that are already part of the pre-Project existing environment. The
report concludes that the aggregate operational noise does not exceed the City of Carlsbad daytime or
nighttime exterior noise level standards for non-transportation noise sources.
\ For these reasons, the report concludes that noise impacts related to Project construction, traffic, and
operation would be less than significant.
July 17, 2024 Item #1 162 of 312
Air Qual ity
An air quality technical memorandum has been prepared by Dudek (Attachment C). The construction analysis
includes demolition of the existing commercial buildings, removal of existing pavement, and construction of
the proposed new commercial buildings, and the operational analysis includes operational activities associated
with the residential development.
Construction and operational emissions in the technical memorandum were analyzed for both regional and
local air quality impacts though the use of the California Emissions Estimator Model (CalEEmod) computer
modeling software. The Project's potential impacts to air quality and GHG were quantified using CalEEMod and
compared to the CEQA thresholds of significance. Based upon this modeling and the estimated maximum daily
construction emissions associated with construction of the Project were less than significant for all criteria air
pollutant emissions as shown in Table 3.
Table 3. Estimated Maximum Daily Construction Criteria Air Pollutant Emissions
• • • •
Year Pounds per Day
2024 1.42 24.82 44.14 0.10 6.14 3.12
2025 1.13 14.2 26.14 0.05 1.65 0.50
2026 18.75 25.94 45.10 0.08 2.33 0.79
Maximum 18.75 25.94 45.10 0.10 6.14 3.12
SDAPCD threshold 137 250 550 250 100 55
Threshold exceeded? No No No No No No
Notes: VOC = volatile organic compound; NO,= oxides of nitrogen; CO= carbon monoxide; SO,= sulfur oxides; PM 1o = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
As shown in Table 3, daily construction emissions for the Project would not exceed SDAPCD's significance
thresholds for VOCs, NOx, CO, SOx, PM10, or PM2.s. Therefore, the Project would result in a less than significant
impact.
Further, for operational emissions, the net maximum daily operational emissions would not exceed thresholds
for any criteria air pollutant emissions as shown in Table 4 and 5.
I
Table 4. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions -Existing
Land Uses
Source Pounds per Day
Area 1.39 <0.01 0.02 0 <0.01 <0.01
Energy <0.01 0.04 0.03 <0.01 <0.01 <0.01
Mobile 9.08 8.25 71.86 0.14 15.66 4.24
Total 10.47 8.29 71.91 0.14 15.66 4.24
July 17, 2024 Item #1 163 of 312
Notes: voe= volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
Table 5. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions -Net
Project Emissions Compared to SDAPCD Thresholds
I I • I -Source Pounds per Day I
Area 7.02 0.21 18.00 <0.01 0.10 0.10
Energy 0.08 0.74 0.46 <0.01 0.06 0.06
Mobile 7.57 6.94 60.47 0.12 13.29 3.60
Total 14.67 7.89 78.93 0.12 13.45 3.76
Net {Project -Existing) 4.20 -0.40 7.02 -0.02 -2.21 -0.48
SDAPCD threshold 137 250 550 250 100 55
Threshold exceeded? No No No No No No
Notes: voe= volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
As shown in Table 5, the net maximum daily operational emissions would not exceed SDAPCD's thresholds for
VOCs, CO, NOx, SOx, PM10, or PM2.s during the operation of the Project. Therefore, the Project would result in a
less than significant impact.
Tables 6 and 7 shows the annual operational emissions estimated for the existing land uses and the
Project, respectively.
Table 6. Estimated Annual Operational Criteria Air Pollutant Emissions-Existing Land Uses
Source Tons per Year
Area 0.25 <0.01 <0.01 0 <0.01 <0.01
Energy <0.01 0.01 0.01 <0.01 <0.01 <0.01
Mobile 1.24 1.17 10.10 0.02 2.21 0.60
Total 1.49 1.18 10.11 0.02 2.21 0.60
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
July 17, 2024 Item #1 164 of 312
'
Table 7. Estimated Annual Operational Criteria Air Pollutant Emissions-Net Project
Emissions Compared to SDAPCD Thresholds
Source Tons per Year
Area 1.23 0.02 1.62 <0.01 0.01
Energy 0.02 0.14 0.08 <0.01 0.01
Mobile 1.122 1.09 9.34 0.02 2.08
Total 2.37 1.25 11.04 0.02 2.10
Net {Project -Existing) 0.88 0.07 0.93 0 -0.11
SDAPCD threshold 13.7 40 100 40 15
Threshold exceeded? No No No No No
I
0.01
0.01
0.57
0.59
-0.01
10
No
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
As shown in Table 7, the annual operations emissions for the Project do not exceed SDAPCD's significance
thresholds for VOCs, CO, NOx, SOx, PM10, or PM2.s. Therefore, the Project would result in a less than significant
impact.
Further in analyzing cumulative impacts, the Project would not result in a cumulatively considerable
contribution to regional ozone concentrations or other criteria pollutant emissions. Cumulative impacts would
be less than significant for the Project.
Water Quality
The Project is not anticipated to have a substantial adverse effect on water quality. CEQA threshold questions
pertaining to water quality (from Appendix G of the CEQA Guidelines) are addressed below.
Would the Project violate any water quality standards or waste discharge requirements or otherwise
substantially degrade surface or ground water quality?
Construction
The Project site is located within a developed urbanized and commercial area and does not contain any
streams, rivers, or waterbodies.. Construction activities associated with the Project are subject to
implementation of stormwater BMPs. To avoid adverse impacts on water quality, the applicant and their
construction contractors would be required to conduct construction activities in accordance with the statewide
Construction General Permit (Order No. 2022-0057-DWQ/CAS000002, as amended). This would include
compliance with the Phase I Regional Municipal Separate Storm Sewer System (MS4) Permit (NPDES Permit
No. CAS0109266), which requires regulation of surface water quality.
In addition, pursuant to the City's Municipal Code Chapter 15.16, grading activities would be required to be
performed in compliance with the NPDES requirements and must implement BMPs prior to commencement
of grading activities. Compliance with all applicable federal, state, and local requirements concerning the
handling, storage, and disposal of hazardous waste would reduce the potential for the release of contaminants
July 17, 2024 Item #1 165 of 312
into the groundwater and would not cause a violation of regulatory water quality standards related to surface
water or groundwater. Further, implementation of BMPs to minimize erosion and sedimentation would ensure
that Project construction would not substantially degrade surface or groundwater quality.
Operation
Project operations would not introduce any significant industrial discharges, and therefore, would not violate
any water quality standards or waste discharge requirements related to non-stormwater discharges. Under
current conditions, the Project site produces nonpoint source pollutants associated with stormwater runoff.
The existing Project site is developed with several commercial structures that would be demolished prior to
Project construction. The site is primarily impervious, and the existing drainage is a sheet flow from the parking
lot (impervious area). Under current conditions, approximately 93.6% of the Project site is paved and
impervious. The primary stormwater pollutants that may occur under existing conditions are spilled or leaked
petroleum products from parked vehicles on the site, household hazardous materials used for maintenance
and cleaning at the existing and proposed commercial buildings, and sediments from landscaping planters.
During redevelopment of the Project site, modern stormwater runoff design requirements and operational
practices would be required pursuant to City regulatory requirements. Compliance with such requirements
may reduce the volume of stormwater runoff from the site and would likely improve the quality of such runoff.
A Stormwater Quality Management Plan (SWQMP) shall accompany all development permit applications.
Therefore, the Project would capture and convey stormwater consistent with applicable regulations and would
not substantially degrade surface or groundwater quality.
Upon Project implementation, the site would be covered with two five-story residential structures, two single-
story commercial structures, a five-story parking structure, and landscaped areas. Stormwater collected onsite
would be directed to onsite stormwatertreatment BMPs in accordance with the City's BMP Design Manual and
would comply with the City's stormwater regulations.
Would the Project substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner
which would result in substantial erosion or siltation on-or off-site or create or contribute runoff water which
would exceed the capacity of existing or planned stormwater drainage systems or provide substantial
additional sources of polluted runoff?
Onsite drainage patterns are expected to remain substantially the same following Project construction. The
existing development of paved surface will be removed and replaced with new pavement surface.
The Project site does not contain any streams, rivers, or waterbodies. Upon compliance with the regulatory
requirements described above, the proposed Project is not anticipated to result in substantial erosion of
siltation, to increase the rate or amount of surface runoff from the site or create runoff that would exceed the
capacity of the stormwater drainage system. Due to the developed nature of the Project site and required
compliance with existing regulations, any alterations to the existing drainage pattern on the Project site would
not result in significant, adverse impacts.
July 17, 2024 Item #1 166 of 312
Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable
groundwater management plan?
In 2014, California enacted the Sustainable Groundwater Management Act (SGMA) to bring the state's
groundwater basins into a more sustainable regime of pumping and recharge. The legislation provides for the
sustainable management of groundwater through the formation of local groundwater sustainability agencies
and the development and implementation of Groundwater Sustainability Plans (GSPs). In San Diego County,
the State has designated three of the County's groundwater basins as medium-or high-priority and subject to
SGMA, including the Borrego Valley (Borrego Springs Subbasin)', San Luis Rey Valley (Upper San Luis Rey Valley
Subbasin), and San Pasqual Valley (San Diego County Planning and Development Services 2021), none of which
underlie the project site.
As noted above, the Project is not expected to violate any water quality standards, and measures would be
taken both during construction and throughout operation to prevent potential contaminants from leaving the
site by runoff. Through compliance with Regional Water Quality Control Board requirements and
implementation of a SWPPP (construction phase), the Project would not conflict with or obstruct
implementation of the San Diego Sustainable Groundwater Management Act. Thus, the proposed Project
would not result in substantial conflict nor obstruction of the implementation of a water quality control plan
or sustainable groundwater management plan. Additionally, the Project site is primarily impervious under
existing conditions and is not considered a significant groundwater recharge area. Therefore, no significant,
adverse impacts would be caused due to conflict with a water quality control plan or sustainable groundwater
management plan.
Summary
In conclusion, development of the proposed Project has been evaluated for its potential to result in significant
effects relating to traffic, noise, air quality, and water quality. No significant effects were identified, as
described above and further substantiated in Attachments A, B, and C to this memorandum. As such, the
Project meets the Class 32 categorical exemption criteria for not having significant impacts to traffic, air quality,
noise, or water quality.
Utilities & Public Services: The Project site can be adequately se rved by all required
utilities and public services.
The Project is located in an infill urban area served by existing public utilities and services and is situated on a site
previously developed with a commercial shopping center.
A Water Study was prepared by Dexter Wilson Engineering (Attachment D). Water service to the Project will
be provided by the Ca rlsbad Municipal Water District. There is an existing 8-inch public water line south of the
Project in Oak Avenue and an existing 6-inch water line north of the Project in Carlsbad Village Drive east of
Harding Street that increases to an 8-inch water line east of the fire hydrant near the northeast corner of the
Project Site. The Project will connect to the existing public water lines in Carlsbad Village Drive and Oak Avenue.
The Project will upsize the Carlsbad Village Drive water pipeline along the Project's frontage to an 8-inch
diameter to be consistent with the City's standard engineering design criteria outlined in the City of Carlsbad
Engineering Standards -Volume 2 (2022).
July 17, 2024 Item #1 167 of 312
A Sewer Study was prepared by Dexter Wilson Engineering (Attachment E). Existing public sewer service to the
site is provided by the City of Carlsbad. The Project proposes to con'nect to the existing sewer line in Carlsbad
Village Drive near the northwest corner of the Project site. Wastewater from the existing sewer line in Carlsbad
Village Drive is conveyed west to Harding Street, north in Harding Street to Grand Avenue, then west in Grand
Avenue to the existing trunk sewer in Jefferson Street.
Using temporary sewer flow monitoring data provided by the City, the flow depth criteria for 12" and smaller
diameter sewer mains is exceeded under pre-project conditions (without the addition of project flows) and,
therefore, the existing 6-inch sewer line in Carlsbad Village Drive, from Harding Street to the northeast corner
of the project site requires upsizing to an 8-inch sewer line and the existing 10-inch sewer line in Harding Street,
from Carlsbad Village Drive to Grand Avenue requires upsizing to a 12-inch sewer line based on the City of
Carlsbad Engineering Standards -Volume 2 (2022). The Project's cost contribution to construct a larger pipe
will be based on the proportionate share of Project Equivalent Dwelling Units ("EDUs") in accordance with Title
13 of the Carlsbad Municipal Code (13.08.035 and 13.08.040).
When Project flows are further evaluated for the Master Plan buildout condition, which assumes all sites
contributing to the sewer basin are developed to the maximum densities allowed for the zoning assumed in
the 2019 Sewer Master Plan, the analysis also shows that the existing 10-inch sewer main in Harding Street
between Carlsbad Village Drive and Grand Avenue requires upsizing to a 12-inch sewer line based on City
engineering standards.
Therefore, the Project site, which has been previously developed, can and will be served by all public utilities
and services with the proposed improvement of the water and sewer systems and is consistent with the
General Plan. Therefore, the Project meets this requirement.
CEQA Section 15300.2: Exceptions to the Use of Categorical Exemptions
There are five exceptions that must be considered in order to find a project exempt under Class 32:
(a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of
successive projects of the same type in the same place, over time is significant.
There is no evidence to conclude that significant impacts will occur based on past project approvals or that the
proposed Project's impacts are cumulatively considerable when evaluating any cumulative impacts associated
with construction air quality, noise, transportation, or water quality in the area surrounding the proposed
Project. The Project, and all future projects, will be required to comply with all applicable local, regional, and
state laws, regulations, and guidelines, and as described above, any potential impact cause by the Project's
construction, and operation would continue to be less than significant and would not contribute significantly to
regional cumulative impact in the broader project region.
Therefore, this exception does not apply.
(b) Significant Effect Due to Unusual Circumstances. A categorical exemption shall not be used for an activity
where there is a reasonable possibility that the activity will have a significant effect
on the environment due to unusual circumstances.
July 17, 2024 Item #1 168 of 312
The Project proposes a mixed-use, transit proximate development that includes market rate and affordable
housing with neighborhood serving commercial uses in an area zoned and designated for such development.
The surrounding area is developed with a mixture of residential and commercial uses; as such, the proposed
Project is not unusual in character for the area. The Project site is 4.12 acres and almost entirely covered by
impervious surfaces. Moreover, development of the Project would result in a net reduction in vehicular trips
due to the removal of the existing commercial shopping center. As described above, the proposed Project has
been studied for its potential to cause environmental impacts in a variety of categories, including air quality,
noise, traffic, and water quality. No significant effects were identified in those categories.
As indicated above, the Project would not result in impacts to biological resources as none exist on the Project
site or surrounding area. Also, the Project site is not located in or near a state responsibility area or lands
classified as very high fire hazard severity zones by CALFIRE1. The Project is located with a X Flood Zone as
designated by the Federal Emergency Management Agency2. This designation indicates that the Project area is
subject to inundation by a 0.2-percent-annual-chance flood event; and the area is subject to 1-percent-annual-
chance of flood with average depth less than one foot or with drainage areas of less than one square mile. This
zone designation, and its implications, does not represent an unusual circumstance.
There is no substantial evidence that this Project will cause a significant impact. The Project site has been
designated for residential and commercial development by the City of Carlsbad General Plan and is consistent
with the policies and regulations contained in the Village and Barrio Master Plan. The circumstances of the
Project, which involve redevelopment of an underutilized commercial lot in an infill location near transit with
a new mixed use, mixed income project with complementary neighborhood serving commercial uses, are no
different than the general circumstances of other projects covered by this exemption classification, within the
Master Plan area or elsewhere in the city where this exemption may be applied appropriately. There are no
distinguishing features of the Project that give rise to the reasonable possibility that the Project's size, density
and intensity, bulk and mass, and use will impact the environment as compared to other projects Thus, there
are no unusual circumstances which may lead to a significant effect on the environment, and this exception
does not apply.
(c) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage t.o
scenic resources, including but not limited to, trees, historic buildings, rock
outcroppings, or similar resources, within a highway officially designated as a state
scenic highway.
There are no designated State Scenic Highways in the City of Carlsbad. Therefore, the Project would not create
any impacts within a designated state scenic highway, and this exception does not apply.
(d) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is
included on any list compiled pursuant to Section 65962.5 of the Government Code.
According to EnviroStor, the State of California's database of Hazardous Waste Sites, the Project site is not
identified as a hazardous waste site. The adjacent property located at 1089 Carlsbad Village Drive, currently
CAL FIRE (California Department of Forestry and Fire Protection). 2022. San Diego County -State Responsibility Area Fire
Hazard Severity Zones. November 21, 2022. Fire Hazard Severity Zones in State Responsibility Area -San Diego County
(ca.gov)
FEMA (Federal Emergency Management Agency). 2022. FEMA Flood Map Service Center, Carlsbad, City of. Effective May
2012 & December 2019. FEMA's National Flood Hazard Layer (NFHL) Viewer (arcgis.com)
July 17, 2024 Item #1 169 of 312
occupied by 7-Eleven, is identified as a hazardous waste site (gas station).3 This facility has one closed LUST
tleanup associated with it.' The government records search indicated that the former gas station at 1089
Carlsbad Village Drive, located immediately north of the Project site, is listed on the State Water Board Leaking
Underground Storage Tank (LUST) database with one case that is indicated as "case closed." However, prior
soil and groundwater contamination has been appropriately treated and did not induce significant impact to
the subsurface environment of the Project site.
There are no active LUST cleanup sites or other sites identified with potential environmental concern within
the immediate vicinity (less than 0.125 miles) of the Project site. According to EnviroStor, no locations in the
neighborhood within close proximity to the Project site are considered to pose any environmental threat to
the subject property.
Therefore, the Project site is not identified as a hazardous waste site and is not in the vicinity of a hazardous
waste site, and this exception does not apply.
(e) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial
adverse change in the significance of a historical resource.
A historic resources technical report (Attachment F) was prepared by Dudek to determine if the Project would
impact any historical resources pursuant CEQA. The report included the results of a survey of the Project site
by a qualified architectural historian; building development and archival research; development of an
appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one
commercial property over 45 years old for historical significance and integrity in consideration of National
Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and City of Carlsbad
designation criteria and integrity requirements. The report concluded that none of the buildings on the Project
site are listed or eligible to be listed in any national, state, or local landmark or historic district programs. As
such, development of the Project would not cause a substantial adverse change in the significance of a
historical resource, and this exception does not apply.
Carlsbad Municipal Code Chapter 19.04 -Additional Exceptions to a Categorical
Exemption
Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove
such areas as defined by either the California Endangered Species Act {Fish and Game Code Sections 2050 et
seq.), or the Federal Endangered Species Act {16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species
of special concern; endangered or threatened biological species or their habitat (specifically including sage
scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or
prehistoric periods; or
The Project site is located in a developed part of the city and is surrounded by commercial and residential uses.
The Project site is developed with a series of existing buildings which would be demolished and removed during
construction. Vegetation on the site is limited to a row of decorative trees scattered throughout the Project
site that are not known to support any candidate, sensitive, or special-status species. No native habitat is
located on the Project, site or on adjacent properties. Based on the urbanized nature of the Project site and
California Department of Toxic Substances Control. 2022. EnviroStor. Web Mapping Application. Search by map location
"945 Carlsbad Village Drive, Carlsbad, CA." Accessed December 8, 2022. https://envirostor.dtsc.ca .gov/public/.
July 17, 2024 Item #1 170 of 312
adjacent properties, in conjunction with a lack of suitable habitat for special-status species, the Project site has
no value as habitat for endangered, rare, or threatened species and thus meets the Class 32 categorical
exemption criteria for lack of habitat. Furthermore, the site is not within mapped areas of potential critical
habitat as depicted in the City's General Plan4. For these reasons, the Project has no value as habitat for
endangered, rare, or threatened species.
A built environment survey was conducted by Dudek to determine if the Project would impact any historical
resources pursuant CEQA. The report included the results of a survey of the Project site by a qualified
architectural historian; building development and archival research; development of an appropriate historic
context for the evaluation of the Project site; and recordation and evaluation of one commercial property over
45 years old for historical significance and integrity in consideration of National Register of Historic Places
(NRHP), California Register of Historical Resources (CRHR), and City of Carlsbad designation criteria and
integrity requirements. The report concluded that neither the building nor structure on the Project site are
currently listed under any national, state, or local landmark or historic district programs.
A records search was reviewed from the South Coastal Information Center (SCIC) at San Diego State University
(SDSU) to identify previously discovered cultural resources in the Project vicinity (Attachment G). The SCIC
records search was negative for the presence of previously recorded cultural resources within the Project
boundaries. Further, a pedestrian survey of the Project site did not reveal any archaeological or cultural
resources. In addition, the Project site is currently developed with a commercial shopping center. Ther~fore,
the likelihood that intact archaeological or cultural resources exist on the Project site is low due to previous
site disturbance. Furthermore, the Project will be conditioned to require archaeological monitoring of ground-
disturbing activities during Project constructi.on in compliance with standard City regulatory procedures
outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017).
Therefore, earth-moving activities associated with the Project would not affect archaeological or cultural
resources from either historic or prehistoric periods and this exception does not apply.
Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive,
threatened or endangered biological species or their habitat (as defined above), archaeological or cultural
resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological
Survey maps, hazardous materials, unstable soils or other factors requiring special review, on all or a portion of
the site. (Ord. NS-593, 2001}
Biological Resources
As discussed above, the proposed Project would not affect sensitive, threatened, or endangered biological
species or their habitat. This exception does not apply.
Cultural Resources
As discussed above, the Project would not affect known archaeological or cultural resources from either
historic or prehistoric periods and the Project will be conditioned to require archaeological and Native
American monitoring of ground-disturbing activities during Project construction in compliance with standard
4 City of Carlsbad. 2015 City of Carlsbad General Plan -Open Space, Conservation, and Recreation Element. Adopted
September 2015. https:j /www.carlsbadca.gov/home/showpublisheddocumenV3424/637 434861099030000
July 17, 2024 Item #1 171 of 312
City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines
(City of Carlsbad 2017). This exception does not apply.
Wetlands and Streams
As described above, no evidence of vernal pool or wetland features are present on site or in adjacent area.
Further, no streams are located within the vicinity of the site. Thus, this exception does not apply.
Hazardous Materials
Based on the hazardous materials record searches, the Project site is not identified as a hazardous waste site
and no hazardous materials with an "open" cleanup case are located on or in the immediate vicinity of the
Project site.
Further, a Phase I Environmental Site Assessment was completed by GSI Environmental Inc. on August 8, 2023
and concluded the existing site conditions are not a constraint to future mixed-use development. Finally, the
Project will be conditioned to comply with all existing standard applicable regulatory requirements related to
hazardous materials. Therefore, this exception does not apply.
Unstable Soil s
A review of the City's General Plan Safety Element and California Geological Survey's Earthquake Zones of
Required Investigation concluded that the Project site is not located in an area with potential for seismic
hazards.
Conclusion
For the reasons described above, the Project meets all the criteria for a Class 32 Categorical Exemption.
Lead Agency Contact Person: Jason Goff, Senior Planner
Attachments:
Exhibit 1: Vehicle Miles Travelled
Exhibit 2: Noise
Exhibit 3: Air Quality
Exhibit 4: Water
Exhibit 5: Sewer
Exhibit 6: Historical
Exhibit 7: Archeological
Exhibit 8: Paleontogical
Telephone: 442-339-2643
Date
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 13
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Plan
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report VBMP Village & Barrio Master Plan
EIS Environmental Impact Statement (federal) ZC Zone Change
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
July 17, 2024 Item #1 172 of 312
ARCHITECTURAL SYMBOLS
DETAIL
BUILDING SECTION
WALL SECTION
INTERIOR ELEVATION
EXTERIOR ELEVATION
ELEVATION MARK
WINDOW MARK
DOOR MARK
WALL TYPE
WORK POINT
NOTE
ACCESSIBLE PATH OF TRAVEL
FENCE
EXIT SIGN
ALIGN FINISHES
SMOKE DETECTOR
COMBINATION SMOKE / CARBON
MONOXIDE DETECTOR
FIRE EXTINGUISHER
AREA DRAIN
FLOOR DRAIN
FLOOR MATERIAL TRANSITION
SECURITY OPENING
1
A101
1
A101
1
A101
A900
A
B
C
D
1
A101
1
WPT
SD
FE
FMC
01
AD
FD
CS
PROJECT TEAM
OWNER
GRT CARLSBAD VILLAGE, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANT
TOOLEY INTERESTS, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANTS REPRESENTATIVE
ATLANTIS GROUP
TEL: 925.708.3638
CONTACT: JONATHAN FRANKEL
ARCHITECT
KFA, LLP
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
TEL: 310.399.7975 x210
CONTACT: GINA WELCH
CIVIL ENGINEER
PROJECT DESIGN CONSULTANTS (BOWMAN COMPANY)
701 B STREET, SUITE 800
SAN DIEGO, CA 92101
TEL: 619.881.3300
CONTACT: MARINA WURST
LANDSCAPE ARCHITECT
GROUNDLEVEL LANDSCAPE ARCHITECTURE, INC
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
TEL: 619.325.1990
IAN MORRIS
SOILS ENGINEER
NOVA SERVICES, INC
4373 VIEWRIDGE AVENUE, STE B
SAN DIEGO, CA 92123
TEL: 858.292.7575 x406
CONTACT: TOM CANADY
WATER AND SEWER:
DEXTER WILSON ENGINEERING, INC.
2234 FARADAY AVENUE
CARLSBAD, CA 92008
TEL: 760.438.4422
CONTACT: FERNANDO FREGOSO, P.E.
FIRE CONSULTANT
DUDEK
TEL: 626.204.9830
CONTACT: DOUGLAS NICKLES, SR FIRE PROTECTION SPECIALIST
ARCHITECTURAL ABBREVIATIONS
AT
DIAMETER
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTIC CEILING TILE
AMERICANS WITH DISABILITIES ACT
ADJACENT
ABOVE FINISH FLOOR
ALTERNATE
ALUMINUM
APPROXIMATELY
ARCHITECT, ARCHITECTURAL
BOARD
BRACE FRAME
BLOCK
BEAM
BETWEEN
BUILT-UP ROOF
CABINET
CAST-IN-PLACE
CEILING JOIST
CENTER LINE
CLOSET
CHAIN LINK FENCE
CEILING
CLEAR
CONCRETE MASONRY UNIT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COORDINATE
CARPET
COURSES
CERAMIC TILE
DEMOLISH
DISABLED ACCESS
DOUBLE
DETAIL
DIAMETER
DIMENSION
DOWN
DOWNSPOUT
DRAWING
EXISTING
ELECTRICAL
ELEVATOR
ENGINEER, ENGINEERING
EDGE OF SLAB
EQUAL
EXTERIOR
FABRICATE
FIRE EXTINGUISHER
FINISH FLOOR
@
Ø
AB
A/C
AC
ACT
ADA
ADJ
AFF
ALT
ALUM
APPROX
ARCH
BD
BF
BLK
BM
BTWN
BUR
CAB
CIP
CJ
CL
CLF
CLG
CLR
CMU
COL
CONC
CONNX
CONST
CONT
CONTR
COORD
CPT
CRS
CT
(D)
DAS
DBL
DET
DIA
DIM
DN
DS
DWG
(E)
ELECT
ELEV
ENGR
EOS
EQ
EXT
FAB
FE
FF
OVERHEAD
OPENING
PROPERTY LINE
PERFORATED
PROTECT IN PLACE
PLASTIC LAMINATE
POINT OF CONNECTION
PRESSURE TREATED
PAINT
PAINTED
QUANTITY
RADIUS or RISER
REFLECTED CEILING PLAN
ROOF DRAIN
REFRIGERATOR
REQUIRED
REVISION or REVISED
ROOF JOIST
ROOM
RIGHT OF WAY
SOLID CORE
SOLID CORE WOOD
SECTION
SQUARE FEET
SHEET
SHEATHING
SIMILAR
SLOPE
SPECIFICATION(S)
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TO BE DETERMINED
THRESHOLD
THICK
TRUSS JOIST
TOP OF
TOP OF CONCRETE
TOP OF PLATE
TOPOGRAPHY
TOP OF SLAB
TOP OF SHEATHING
TOP OF WALL
TREAD
TYPICAL
UNLESS NOTED OTHERWISE
VINYL COMPOSITION TILE
VERTICAL
VERIFY IN FIELD
WITH
WATER CLOSET
WOOD
WATER HEATER
WATERPROOF
WORK POINT
OH
OPNG
PERF
PIP
PLAM
POC
PRT
PT
PTD
QTY
R
RCP
RD
REF
REQ'D
REV
RJ
RM
ROW
SC
SCW
SEC
SF
SHT
SHTG
SIM
SL
SPEC
ST STL
STD
STL
STRUCT
TBD
TH
THK
TJ
TO
TOC
TOP
TOPO
TOS
TOSHTG
TOW
TR
TYP
UNO
VCT
VERT
VIF
W/
WC
WD
WH
WP
WPT
FINISH GRADE
FINISH
FLOOR
FLOOR JOIST
FLOOR MATERIAL CHANGE
FACE OF...
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY
FACE OF GYPSUM SHEATHING
FACE OF STRUCTURAL SHEATHING
FACE OF STUD
FIRE RESISTANT
FINISH SURFACE
GAUGE
GALVANIZED
GRAB BAR
GENERAL CONTRACTOR
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW CORE WOOD
HEADER
HOLLOW METAL
HANDRAIL
HIGH STREGTH STEEL
HEIGHT
INSULATION
INTERIOR
JOIST
LAMINATE
LAVATORY
LINOLEUM
MAXIMUM
MECHANICAL
MANUFACTURER
MINIMUM
MISCELLANEOUS
MASONRY OPENING
MODIFY
MOISTURE RESISTANT
MOUNTED
METAL
NOTE
NEW
NOT IN CONTRACT
NOT TO SCALE
ON CENTER
OWNER FURNISHED-
CONTRACTOR INSTALLED
OWNER FURNISHED-
OWNER INSTALLED
OWNER FURNISHED-
VENDOR INSTALLED
FG
FIN
FLR
FJ
FMC
FO
FOC
FOF
FOM
FOGS
FOSS
FOS
FR
FS
Ga
GALV
GB
GC
GYP BD
HB
HC
HCW
HDR
HM
HR
HSS
HT
INS
INT
JST
LAM
LAV
LIN
MAX
MECH
MFR
MIN
MISC
MO
MOD
MR
MTD
MTL
N
(N)
NIC
NTS
OC
OFCI
OFOI
OFVI
LP
CL
SHEET INDEX
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:45:24 AM
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COVER SHEET
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
ARCHITECTURAL
A00 SITE PLAN
A10 FIRST FLOOR PLAN
A11 SECOND FLOOR PLAN
A12 THIRD FLOOR PLAN
A13 FOURTH FLOOR PLAN
A14 FIFTH FLOOR PLAN
A15 ROOF PLAN
A20 ELEVATIONS
A21 ELEVATIONS
A22 ELEVATIONS
A23 ELEVATIONS
A24 ELEVATIONS
A25 MASSING DIAGRAMS
A26 MASSING DIAGRAMS
A27 RENDERING
A28 RENDERING
A29 RENDERING
A30 BUILDING SECTIONS
A31 CROSS SECTION DETAILS
A60 ENLARGED UNIT PLANS
A61 ENLARGED UNIT PLANS
A62 ENLARGED UNIT PLANS
A63 ENLARGED UNIT PLANS
A64 ENLARGED UNIT PLANS
A65 ENLARGED UNIT PLANS
A66 ENLARGED UNIT PLANS
GENERAL
G00 COVER SHEET
G01 PROJECT INFORMATION
G03 OPEN SPACE CALCULATIONS
G04 BUILDING AREA
LANDSCAPE
L1.00 SITE PLAN
L1.01 CONCEPTUAL LANDSCAPE PLAN
L1.02 LANDSCAPE PLANTING PALETTE
L1.03 LANDSCAPE PLANTING NOTES
L1.04 RECYCLED WATER USE PLAN
L1.05 CONCEPTUAL WATER CONSERVATION PLAN
L1.06 CONCEPTUAL MAINTENANCE RESPONSIBILITY PLAN
L1.07 EXISTING TREE SURVEY
L1.08 EXISTING TREE SURVEY
L1.09 SHADE COVERAGE EXHIBIT
L1.10 LANDSCAPED PARKING LOT EXHIBIT
SITE DEVELOPMENT PLAN SDP 2023-0014
CIVIL
C01 CIVIL NOTES
C02 EXISTING ENCROACHMENTS AND PROPOSED LOTS
C03 SITE SECTIONS
C04 SITE GRADING PLAN
C05 SITE UTILITY PLAN
C06 FIRE ACCESS PLAN
Exhibit 14
July 17, 2024 Item #1 173 of 312
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PROJECT NAME:
ADDRESS:
OWNER:
PROJECT DESCRIPTION:
CONSTRUCTION TYPE:
GENERAL PLAN:
ZONING:
FLOOD ZONE:
GROSS SITE AREA:
REQUIRED SETBACKS:
PROPOSED BLDG HEIGHT:
OCCUPANCY TYPE:
AREA OF SITE WHICH IS
UNDEVELOPABLE:
SEWER DISTRICT:
WATER DISTRICT:
SCHOOL DISTRICT:
CLIMATE ACTION PLAN :
PROJECT INFORMATION
CVMU (CARLSBAD VILLAGE MIXED-USE)
945-1065 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
GRT CARLSBAD VILLAGE, LLC
THE PROJECT PROPOSES TO DEVELOP A
MIXED-USE DEVELOPMENT CONSISTING OF
218 MULTI-FAMILY UNITS (27 UNITS WOULD BE
RESERVED FOR VERY LOW INCOME
HOUSEHOLDS), AS WELL AS 13,800 SQUARE
FEET OF COMMERCIAL SPACE, INCLUDING
OVER 40,000 SQUARE FEET OF OPEN SPACE
ON A 4.12 ACRE SITE. THE PROPOSED
COMMERCIAL USES WOULD BE CONTAINED IN
TWO, ONE-STORY BUILDINGS ALONG
CARLSBAD VILLAGE DRIVE, AND THE
RESIDENTIAL UNITS, INCLUDING THE
AFFORDABLE UNITS, WOULD BE SPREAD
ACROSS TWO FIVE STORY RESIDENTIAL
BUILDINGS. 340 VEHICULAR PARKING SPACES
WILL BE PROVIDED AT-GRADE SURROUNDING
THE COMMERCIAL AND RESIDENTIAL
BUILDINGS AND WITHIN AN ABOVE-GRADE
PARKING STRUCTURE. THE SITE IS
CURRENTLY OCCUPIED BY A RETAIL
SHOPPING CENTER WITH A TOTAL FLOOR
AREA OF APPROXIMATELY 58,735 SQUARE
FEET, AS WELL AS A SURFACE PARKING LOT
THAT WOULD BE DEMOLISHED DURING
PROJECT CONSTRUCTION.
1 STORY TYPE V-A AND 5 STORY TYPE III-A, 5
STORY TYPE IA
VILLAGE-BARIO (V-B)
VILLAGE-BARRIO ZONE WITHIN THE "FC"
FREEWAY COMMERCIAL DISTRICT OF THE
VILLAGE & BARRIO MASTER PLAN (VBMP)
X
179,312 SF (4.12 ACRES)
FRONT: 10 FEET
SIDE: 0 FEET
REAR: 10 FEET
-BLDG C: 56'-0" AND 5 STORIES
T.O. PARAPET 60'-6", T.O. STAIR 66'-0", T.O.
ELEV TOWER 60'-0"
-BLDG D: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
-COMMERCIAL BLDGS: 24'-6" AND 1 STORY
T.O. PARAPET 20'-0", TO EQUIP. WELL 15'-6"
-GARAGE: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
R-2 RESIDENTIAL, R-2 ACCESSORY, S-2
PARKING, A ASSEMBLY, M MERCANTILE
0 SF PER ZONING ORDINANCE SECTION
21.53.230
CITY OF CARLSBAD WASTEWATER DIVISION
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
0.90 ALLOWED OUTDOOR LIGHTING POWER
0.95 ENERGY BUDGET
ON-SITE RENEWABLE ENERGY
PHOTOVOLTAIC: PER CEC SECTION 170.1(f)
AND 141.2
HOT WATER HEATING: CEC SECTION 120.11
AND 150(n)5
2022 CALIFORNIA BUILDING CODE (CBC), PART 2,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA MECHANICAL CODE (CMC). PART 4,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA PLUMBING CODE (CPC). PART 5,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA FIRE CODE (CFC). PART 9,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA REFERENCED STANDARDS CODE, PART 12,
TITLE 24 C.C.R.
2022 CALIFORNIA GREEN BUILDING CODE, TITLE 24, PART 6
BUILDING CODES USED
TRACT ONE: FEE
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
TRACT TWO: LEASEHOLD
PARCEL 1:
LOTS 1 TO 16 INCLUSIVE, IN BLOCK 74 AND THOSE PORTIONS OF BLOCK 74,
TOGETHER WITH PORTIONS OF 6TH STREET AND 7TH STREET AND OAK AVENUE
AS CLOSED AND VACATED TO PUBLIC USE AND THE ALLEYS ADJOINING AND
LYING WITHIN THE SAID BLOCKS IN THE TOWN OF CARLSBAD, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF
SAN DIEGO COUNTY, THE ABOVE DESCRIBED BLOCKS AND PORTIONS THEREOF
BEING ALSO A PORTION OF TRACT 115 OF THE TOWN OF CARLSBAD,
ACCORDING TO AMENDED MAP THEREOF NO. 775, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, LYING WITHIN THE FOLLOWING
DESCRIBED LAND: (SEE SURVEY FOR DESCRIPTION)
PARCEL 2:
ALL OF LOTS 17 TO 32 INCLUSIVE IN BLOCK 66 OF TOWN OF CARLSBAD, IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888, AND AMENDED MAP NO. 775,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
FEBRUARY 15, 1894.
TOGETHER WITH THAT PORTION OF 6TH STREET AS SHOWN ON THE SAID MAP
NOS. 535 AND 775, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE
SOUTHWESTERLY HALF OF 6TH STREET AS SHOWN ON MAPS ABUTTING THE
SAID LOTS 17 TO 32 INCULSIVE, IN THE SAID BLOCK 66 AS SHOWN ON THE MAP
NOS. 535 AND 775.
ALSO KNOWN AS:
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 1990.
LEGAL DESCRIPTION
SITE
945-1065 CARLSBAD
VILLAGE DRIVE
CARLSBAD CA, 92008
VICINITY MAP
THE WORK SHALL CONFORM TO THE APPLICABLE BUILDING CODE, AND
ALL OTHER ORDINANCES, CODES, AND REGULATIONS LISTED IN THE
SPECIFICATIONS OR ON THE DRAWINGS, AND REQUIRED BY LOCAL
BUILDING AUTHORITIES. THE GOVERNING CODES, RULES, AND
REGULATIONS ARE COLLECTIVELY REFERRED TO AS "THE CODE".
CONTRACTOR SHALL REPORT ANY INCONSISTENCIES, CONFLICTS OR
OMISSIONS HE MAY DISCOVER TO THE ARCHITECT FOR INTERPRETATION
PRIOR TO PERFORMING THE WORK.
CONSTRUCTION SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY
REGULATIONS FOR REQUIRED METHODS PROTECTING PUBLIC AND
CONSTRUCTION WORKER'S HEALTH AND SAFETY DURING THE
CONSTRUCTION PERIOD.
BEFORE ORDERING ANY MATERIAL, OR DOING ANY WORK, THE
CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AT THE BUILDING SITE
AND SHALL BE RESPONSIBLE FOR CORRECTNESS OF SAME.
DIMENSIONS SHALL BE AS INDICATED ON THE DRAWINGS.
CLARIFICATIONS, IF REQUIRED, SHALL BE OBTAINED FROM THE
ARCHITECT. THE DRAWING SHALL NOT BE SCALED.
ALL ITEMS MARKED NIC ON THE SPECIFICATIONS AND DRAWINGS MEANS
NOT IN CONTRACT.
DO NOT MAKE ANY SUBSTITUTIONS WITHOUT PERMISSION OF THE
ARCHITECT OR THE OWNER.
WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS NIC,
OR BY SEPARATE CONTRACTORS, IS NOT PART OF THIS CONTRACT.
CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE
CONTRACTORS EMPLOYED BY THE OWNER.
THE CLIENT, ARCHITECT, CONSULTANTS, AND ALL INSPECTORS FROM
PERTINENT AGENCIES SHALL BE PERMITTED ACCESS TO THE JOB SITE AT
ALL TIMES DURING NORMAL WORKING HOURS.
WINDOW AND DOOR DIMENSIONS FOR PREFABRICATED WINDOW AND
DOOR UNITS HAVE BEEN ROUNDED TO THE NEAREST INCH ON THE
DRAWINGS. SPECIFIC DIMENSIONS BY MANUFACTURERS MAY VARY FROM
THE DRAWINGS.
GENERAL NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
THE CONTRACTOR SHALL VERIFY LOCATION AND SIZE OF ALL FLOOR,
ROOF, AND WALL OPENINGS WITH ALL APPLICABLE DRAWINGS.
DETAILS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR
MODIFICATIONS MAY BE REQUIRED TO SUIT THE FIELD DIMENSIONS OR
CONDITIONS, AND SUCH MODIFICATIONS SHALL BE INCLUDED AS PART OF
THE WORK OF THE CONTRACT.
THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE
FINISHED STRUCTURE AND DO NOT INDICATE THE METHODS OF
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND
PROCEDURES INCLUDING, BUT NOT LIMITED TO BRACING AND SHORING.
OBSERVATION VISITS TO THE SITE BY FIELD REPRESENTATIVES OF THE
ARCHITECT AND/OR ENGINEER SHALL NOT INCLUDE INSPECTIONS OF THE
PROTECTIVE MEASURES TO THE CONSTRUCTION PROCEDURES.
ANY SUPPORT SERVICES PERFORMED BY THE ARCHITECT AND/OR
ENGINEER DURING THE CONSTRUCTION SHALL BE DISTINGUISHED FROM
CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH IS FURNISHED
BY OTHERS. THESE SUPPORT SERVICES PERFORMED BY THE ARCHITECT
AND/OR ENGINEER, WHETHER OF MATERIAL OR WORK, AND WHETHER
PERFORMED PRIOR TO, DURING, OR AFTER COMPLETION OF
CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF
ASSISTING IN QUALITY CONTROL AND IN ACHIEVING GENERAL
CONFORMANCE WITH CONTRACT DOCUMENTS, BUT DO NOT GUARANTEE
CONTRACTOR'S PERFORMANCE AND SHALL NOT BE CONSTRUED AS
SUPERVISION OF CONSTRUCTION.
IN THE EVENT OF CONFLICTING REQUIREMENTS BETWEEN ITEMS ON THE
DRAWING OR BETWEEN ITEMS IN THE SPECIFICATIONS, OR BETWEEN
ITEMS ON THE DRAWINGS AND IN THE SPECIFICATIONS, THE MORE
STRINGENT OR COSTLY SHALL GOVERN, UNLESS DECIDED OTHERWISE BY
THE ARCHITECT.
10.
11.
12.
13.
PROPOSED GROUND FLOOR FOOTPRINT
PROPOSED UPPER FLOORS FOOTPRINT
LEGEND
EXISTING BUILDINGS
(NOT A PART)
EXISTING BUILDINGS TO BE DEMOLISHED
PROPOSED
1 STORY
COMMERCIAL
PROPOSED
1 STORY
COMMERCIAL
CARLSBAD VILLAGE DRIVE
OAK AVENUE
AL
L
E
Y
5 FWY
PROPOSED
5 STORIES
PARKING STRUCTURE
PROPOSED
5 STORIES
RESIDENTIAL
PROPOSED
5 STORIES
RESIDENTIAL
EXISTING 1-STORY
RESIDENTIAL BUILDING
EXISTING 1-STORY
RESIDENTIAL BUILDING
EXISTING 1-STORY
COMMUNITY CENTER
COMMERCIAL A:
COMMERCIAL B:5,800 SF
8,000 SF
COMMERICAL SUBTOTAL: 13,800 SF
PARKING LEVEL 1
PARKING LEVEL 2
PARKING LEVEL 3
PARKING LEVEL 4
PARKING LEVEL 5
PARKING SUBTOTAL: 114,470 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
RESIDENTIAL LEVEL 1
RESIDENTIAL LEVEL 2
RESIDENTIAL LEVEL 3
RESIDENTIAL LEVEL 4
RESIDENTIAL LEVEL 5
52,394 SF
52,521 SF
52,521 SF
50,614 SF
47,405 SF
RESIDENTIAL SUBTOTAL: 255,455 SF
GRAND TOTAL: 383,725 SF
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
4/2/2024 11:50:24 AM
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PROJECT
INFORMATION
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
N
OPEN SPACE REQUIRED
OPEN SPACE PROVIDED
GROSS AREA
REQUIRED PARKING
PROPOSED PARKING
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: ROOF DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PLOT PLAN
RETAIL:
Retail: 1/415 SF
Restaurant: 1/170 SF
SUBTOTAL:
RESIDENTIAL:
1-BR: .5 / unit
2-BR: .5 / unit
3-BR: .5 / unit
SUBTOTAL:
STUDIO: .5 / unit
TOTAL REQUIRED:
RETAIL:
RESIDENTIAL:
56 STALLS
284 STALLS
TOTAL PROVIDED: 340 STALLS
LEVEL 1: 53 SPACES
LEVEL 2: 46 SPACES
LEVEL 3: 46 SPACES
LEVEL 4: 47 SPACES
LEVEL 5: 48 SPACES
ROOF: 49 SPACES
TOTAL: 289 SPACES
PARKING STRUCTURE
TOTAL: 51 SPACES
SURFACE PARKING
LOCATIONS OF PROVIDED PARKING
RETAIL:
REQUIRED ACCESSIBLE PARKING
RETAIL:
RESIDENTIAL:
REQUIRED EV PARKING PER CALGREEN
EV CHARGERS
EV CAPABLE
EV READY
5% OF 284 =
10% OF 284 LESS 15 INSTALLED =
25% OF 284 =
15 STALLS
14 STALLS
71 STALLS
EV CHARGERS
EV CAPABLE
3 OF 57 =
13 OF 57 LESS 3 INSTALLED =
3 STALLS
10 STALLS
ACCESSIBLE
VAN ACCESSIBLE
RESIDENTIAL:
ACCESSIBLE
VAN ACCESSIBLE
3 OF 56 =
1 OF 3
3 LESS 1 VAN = 2
1
8 OF 284
1 OF 8
7 STALLS
1 STALLS
IN
T
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5
C A R L S B A D VILL A G E D R
PER VILLAGE BARRIO MASTER PLAN
9,800 / 415 = 23.6 = 24
4,000 / 170 = 23.5 = 24
PER GOVERNMENT CODE SECTION 65915(p)(2)
87 x .5 = 44 STALLS
90 x .5 = 45 STALLS
26 x .5 = 13 STALLS
110 STALLS
15 x .5 = 8 STALLS
158 STALLS
48 STALLS
*PER AB 2097, PROJECT IS NOT SUBJECT TO MINIMUM PARKING REQUIREMENTS
= 23% OF SITE
45 STANDARD, 11 COMPACT STALLS
277 STANDARD, 7 COMPACT STALLS
July 17, 2024 Item #1 174 of 312
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PROPERTY OPEN SPACE
A. A MINIMUM OF 20 PERCENT OF PROPERTY
MUST BE MAINTAINED AS OPEN SPACE.
B. PUBLIC AND RESIDENTIAL PRIVATE AND
COMMON OPEN SPACE MAY BE COUNTED
TOWARD ACHIEVING THE PROPERTY OPEN
SPACE MINIMUM REQUIREMENT.
C. OPEN SPACE MAY BE DEDICATED TO
LANDSCAPE PLANTERS, OPEN SPACE POCKETS
AND/OR CONNECTIONS, ROOF GARDENS/
PATIOS, BALCONIES, OTHER PATIOS, AND/OR
OUTDOOR EATING AREAS.
D. NO PARKING SPACES OR AISLES ARE
PERMITTED IN THE OPEN SPACE.
RESIDENTIAL PRIVATE OPEN SPACE
A. PRIVATE OPEN SPACE SHALL BE PROVIDED AT
A MINIMUM OF 80 SQUARE FEET PER UNIT WITH
A MINIMUM DIMENSION OF 6 FEET IN ANY
DIRECTION. THIS REQUIREMENT MAY BE
SATISFIED BY MORE THAN ONE PRIVATE OPEN
SPACE AREA.
RESIDENTIAL COMMON OPEN SPACE
A. RESIDENTIAL COMMON OPEN SPACE SHALL BE
PROVIDED FOR PROJECTS WITH MORE THAN 10
UNITS.
B. COMMON OPEN SPACE SHALL BE PROVIDED
AT A MINIMUM OF 25 SQUARE FEET PER UNIT
WITH A MINIMUM DIMENSION OF 10 FEET IN ANY
DIRECTION.
C. COMMON OPEN SPACE SHALL BE
PURPOSEFULLY DESIGNED AS ACTIVE OR
PASSIVE RECREATIONAL FACILITIES.
D. ROOFTOP OPEN SPACE MAY SATISFY THIS
REQUIREMENT, PROVIDED IT IS AVAILABLE FOR
USE BY ALL RESIDENTS.
22517 SF
COMMON OPEN SPACE:
COURTYARD
COMMON OPEN SPACE: COURTYARD
COMMON OUTDOOR SPACE: ROOF
DECK
COMMON OUTDOOR SPACE: SKY
DECK
PRIVATE OPEN SPACE
14' - 0"
20' - 4 1/2"
593 SF
COMMON OUTDOOR
SPACE: SKY DECK
38' - 7"
15' - 0"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:36 AM
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OPEN SPACE
CALCULATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
PROPOSED OPEN SPACE
SHEET NOTES
LEGEND
REQUIRED OPEN SPACE
1" = 50'-0"33RD FLOOR OPEN SPACE PLAN
1" = 50'-0"11ST FLOOR OPEN SPACE PLAN
1" = 50'-0"22ND FLOOR OPEN SPACE PLAN
1" = 50'-0"44TH FLOOR OPEN SPACE PLAN
1" = 50'-0"55TH FLOOR OPEN SPACE PLAN
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: SKY DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
= 23% OF SITE
July 17, 2024 Item #1 175 of 312
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AREA IN SQUARE FEET CONFINED WITHIN THE
EXTERIOR WALLS OF A BUILDING, BUT NOT
INCLUDING THE AREA OF THE FOLLOWING:
EXTERIOR WALLS, STAIRWAYS, SHAFTS, ROOMS
HOUSING BUILDING EQUIPMENT OR MACHINERY,
PARKING AREAS WITH ASSOCIATED DRIVEWAYS
AND RAMPS, SPACE FOR THE LANDING AND
STORAGE OF HELICOPTERS, AND BASEMENT
STORAGE AREAS.
26346 SF
GROSS AREA -
RESIDENTIAL
7504 SF
GROSS AREA -
COMMERCIAL A
5653 SF
GROSS AREA -
COMMERCIAL B
22894 SF
GROSS AREA - GARAGE
GROSS AREA - COMMERCIAL A
GROSS AREA - COMMERCIAL B
GROSS AREA - GARAGE
GROSS AREA - RESIDENTIAL
26048 SF
GROSS AREA -
RESIDENTIAL
8000 SF 5800 SF
25917 SF
GROSS AREA -
RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
26604 SF
GROSS AREA -
RESIDENTIAL
25917 SF
GROSS AREA -
RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
26604 SF
GROSS AREA -
RESIDENTIAL
50614 SF
GROSS AREA -
RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
23281 SF
GROSS AREA -
RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
24124 SF
GROSS AREA -
RESIDENTIAL
COMMERCIAL A:
COMMERCIAL B:5,800 SF
8,000 SF
COMMERICAL SUBTOTAL: 13,800 SF
PARKING LEVEL 1
PARKING LEVEL 2
PARKING LEVEL 3
PARKING LEVEL 4
PARKING LEVEL 5
PARKING SUBTOTAL: 114,470 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
RESIDENTIAL LEVEL 1
RESIDENTIAL LEVEL 2
RESIDENTIAL LEVEL 3
RESIDENTIAL LEVEL 4
RESIDENTIAL LEVEL 5
52,394 SF
52,521 SF
52,521 SF
50,614 SF
47,405 SF
RESIDENTIAL SUBTOTAL: 255,455 SF
GRAND TOTAL: 383,725 SF
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:43 AM
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BUILDING AREA
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
SHEET NOTES
LEGEND
1" = 50'-0"11ST FLOOR GROSS AREA PLAN
1" = 50'-0"22ND FLOOR GROSS AREA PLAN
1" = 50'-0"33RD FLOOR GROSS AREA PLAN
1" = 50'-0"44TH FLOOR GROSS AREA PLAN
1" = 50'-0"55TH FLOOR GROSS AREA PLAN
GROSS AREA
July 17, 2024 Item #1 176 of 312
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C01
CIVIL NOTES
July 17, 2024 Item #1 177 of 312
LEGAL DESCRIPTION
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014~ IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STA TE OF CALJFORNIA, ACCORDING TO PARCEL MAP THEREOF NO.
21699 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
BASIS OF BEARINGS
CALJFORNIA COORDINATE SYSTEM OF 1983, ZONE 6, EPOCH 1991.35 GRID BEARING BEraffN
FIRST-ORDER G.P.S. STATION NO. 119 AND FIRST-ORDER G.P.S. STATION NO. 121
PER ROS 17271
I.E., NORTH 40'22'26" IIE'ST
DISTANCE SHOWN HEREON ARE GROUND LEVEL DISTANCES. THE COMBINED SCALE
FACTOR AT G.P.S. STATION NO. 121 IS 0.999960210.
GRID DISTANCE= GROUND DISTANCE X COMBINED SCALE FACTOR.
QUOTED BEARING FROM REFERENCE DEEDS/MAPS MAY OR MAY NOT
BE IN TERMS OF SAID SYSTEll.
BENCHMARK
CITY OF CARLSBAD CONTROL POINT NO. 121, NGVD-29 ELEVATION 80.J03'
2.5" DISK IN IIE'ST CURB OPPOSITE 3334 EUREKA STREET AT ANGLE PD/NT IN CURB
AT NORTH END OF PARALLEL PARKING SPACES. 17' SOUTHIIE'ST OF POWER POLE ND. 24625.
ASSESSOR'S PARCEL NO.
20J-J20-5J 1HRU 56
ADTTABLE
Project Trip Generation Summary
Carlsbad Village Mixed Use
UTILmES
WA TER--------------CARLSBAD MUNICIPAL WATER DISTRICT SEWER-------CITY OF CARLSBAD
STORM DRAIN---------CITY OF CARLSBAD
GAS AND ELECTRIC------SAN DIEGO GAS &: ELECTRIC
TELEPHONE --SBC TELEPHONE
CABLE T. V.-----------TIME WARNER CABLE
SCHOOL-------------CARLSBAD UNIFIED SCHOOL DISTRICT
GENERAL NOTES
1. EXISTING GENERAL PLAN DESIGNATION: VILLAGE-BARRIO {V-B)
2. PROPOSED PROJECT IS LOCATED IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 1.
J. TOPOGRAPHY SHOWN ON 1HIS SURVEY IS BASED UPON AN AERIAL SURVEY BY TERRASCRIBE INC., IN SEPTEMBER 91H,
2022
4. ALL CUT AND FILL SLOPES ARE TO BE 2: 1 MAXIMUM, EXCEPT AS 01HERWISE SHOWN ON PLAN.
5. GRADING SHOWN HEREON IS PRELIMINARY AND IS SUBJECT TO REVISIONS MADE DURING 1HE FINAL DESIGN PROCESS,
IN ACCORDANCE Wl1H ENGINEERING POLICY NO. JO, AND APPROVAL FROM 1HE CITY ENGINEER AND CITY PLANNER.
6. AU LOT DIMENSIONS SHOWN ARE APPROX/MA TE. ALL LOTS TO MEET MINIMUM DIMENSIONS OF UNDERLYING ZONING.
7. EAR1HWORK QUANTITIES {GEOMETRIC): 10,000 C. Y. CUT, 1,200 C. Y. FILL
BASED ON THE GEOTECHNICAL REPORT, ANTIC/PA TED REMEDIAL EXCAVATIONS WILL BE APPROX/MA TELY 2FT-JFT DEEP
AND EXTEND 5FT OUTSIDE HORIZONTALLY BENEA1H BUILDING PADS, 2FT DEEP AND 2FT OUTSIDE HORIZONTALLY BENEA1H
PEDESTRIAN HARDSCAPE AND 1FT-2FT OUTSIDE HORIZONTALLY BENEATH VEHICULAR PAVEMENTS. REMEDIAL SOILS WILL
BE REMOVED AND REPLACED ONSITE.
REMEDIAL QUANTITY: 12,880 C. Y. (QUANTITY WILL SHRINK APPROX/MA TELY 10%)
EXPORT: 7,520 C. Y. {AFTER REMEDIAL SHRINKAGE IS ACCOUNTED FOR)
§. 1HE BEARINGS AND DISTANCES SHOWN WERE DETERMINED FROM A FIELD SURVEY DA TED SEPTEMBER 2022.
FIRE HYDRANT FLOW REQUIREMENT IS 2,500 GPM.
10. FLOOD ZONE DESIGN A TION: X
11. PROPOSED 2-LOT PARCEL MAP
LOT 1 -COMMERCIAL: 0.94 ACRES
LOT 2 -RESIDENTIAL: J.11 ACRES
PROJECT TOTAL: 4.05 ACRES
12. MASTER DRAINAGE BASIN: BASIN B
PROPOSED DRAINAGE DISCHARGE: 25.4 CFS
WA 1ER DEMAND·
TABLE 1
CARLSBAD VILLAGE MIXED USE
A VERA GE WATER DEMAND
LAND USE QUANTITY DEMAND FACTOR
MULTI-FAMILY RESIDENTIAL 218 DUs 185 GPO/DU
COMMERCIAL O.J2 AC 1,500 GPO/AC
TOTAL
AVERAGE DEMAND
40,JJO GPO
480 GDP
40,810 GPO
PER TABLE 1, A !,£RAGE DAY DEMAND FOR THE CARLSBAD '1LLAGE MIX£D USE PRDJ£CT IS 40,810 GPO
OR 28.3 GPM. 1HE MAXIMUM DAY DEMAND IS 65,296 GPO OR 45.3 GPM (ADD X 1.6). THE PEAK HOUR
DEMAND IS 118,349 GPO OR 82.2 GP/,/ (ADD X 29).
SEWER GENERA TIQN·
TABLE 2
CARLSBAD VILLAGE MIXED USE
AVERAGE DAILY SE~ FLOW
LAND USE QUANTITY SEWER GENERATION FACTOR AVERAGE DAILY FLOW
MULTI-FAMILY RESIDENTIAL 218 DUs 160 GPO/DU 34,880 GPO
RETAIL SPACE 1 J,800 SQ. FT. 200 GPD/1,800 SQ. FT. 1,5JJ GDP
TOTAL J6,41J GPO
PER TABLE 2, A \/£RAGE DAILY SEllfR FLOW FOR THE CARLSBAD '1LLAGE MIXED USE PRDJ£CT IS 36,413 GPO
OR 25.3 GPM. 1HE PEAK DAILY FLOW IS 91,0JJ GPO OR 63.2 GPM (AVERAGE DAILY FLOW X 2.5).
Dally Volumes AMPeakHour PM Peak Hour
Land Use Quantity
JIJlte a Volume Rate Split In Out Total Rate Split
Proposed Project
Apartment (Multi-family unit, >20 DU/acre) b 218 DU 6 /DU 1,308 8% 20% 80% 21 84 105 9% 70%
Supermarket 5.8 KSF 150 IKSF 870 4% 70% 30% 25 10 35 10% 50%
Retail I Strip Commercial 2 K.SF 40 IKSF 80 3% 60% 40% 1 1 2 9% 50%
Quwity Restaurant 6 KSF JOO IKSF 600 1% 60% 40% 4 2 6 8% 70%
Project Subtotal 1,858 51 97 148
Mixed Use Reduction c -616 -4 -4 -8
Final Project Trips 2,141 47 93 140
Existing to be replaced
Neighbomood Shopping Center d 58.7 KSF 120 IKSF 7,044 4% 60% 40% 169 113 282 10% 50%
Net New Trip Generation -4,802 -111 -20 -141
Footnotes:
a. Trip generation rates from SANGAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. r•sANDAG Brief Guide")
b. The site acreage is 4.12 therefore the residential density calculates t.o 53 DU/acre (21814.12 ~ 53).
c. Mixed use reduction for AM/PM peak hours calculated using NCHRP 8-51 lntemal Trip Capture Estimation Tool. Daily rednction estimated using relationship between peak hours and dmly volumes for unadjusted project trips.
d. Per SANDAG this land use is typically less thim 15 acres, Jess than 125,000 sq. fl., wlusually grocery & drugsture, cleaners, beauty & barber sbop, & fast food services)
The existing 4.12 acre, 58. 7 KSF site contain, all of these individual uses including: grocery, drugst.ore, cleaners, barber sbop, and eating esmblishmcuts.
File Name P: \4488\Engr\DWG\Ylans\Site Developement Plan\4488-SDP Sheet 1-Title Sheet.dwg, Date Last Saved 1/26/2024 11:DJ:47 AM, Date Plotted Last 1/26/2024 11:04:22 AM
In Out Total
30% 83 35 118
50% 44 43 87
50% 4 3 7
30% 34 14 48
165 95 160
-39 -41 -80
116 54 180
50% 352 352 704
-226 -298 -514
LEGEND
DESCRIPTION SYMBOL
PROPOSED IMPROVEMENTS
PROJECT BOUNDARY ........................................... ___ _
PROP. LOT LJNE. .............................................. ____ _
PROP. EASEMENT. ............ .
PROP. CONTOURS .............................................. --250--
PROP. CUT SLP (2: 1 MAX.) -~--~
(UNLESS SHOWN OTHERWISE) .................................. _1 -L
(5St'r!d~H7ft~/g/HtlJdrr ................................. =1 _ L
PROP. DAYLIGHT LINE ......................................... - --,1,--
PROP. DISTURBANCE LIMIT, ..................................... __ D
PROP. RETAINING WALL ......................................... -c::11--==-•
(FOR COLOR AND FINISH, REFER TO ARCHITECTURAL PLANS)
PROP. CURB AND GUTTER ...................................... ==== ..
PROP. CURB, ................................................... -----
PROP. RIBBON GUTTER ........................................ ____ _
PROP. SIDEWALK ............................................... 1· .:--.• ,,.:-<,:":.-.,.,.·,j
PROP. TURF. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. . . ... I: •. . . ·I
PROP. DR/ \!EWA Y ........... . . ................. A--~
PROP. PEDESTRIAN RAMP ..................................... .
PROP. STANDARD PARKING STALL ............................. .
PROP. VAN ACCESSIBLE PARKING STALL ...................... .
ITI
~I
wm1
PROP. CONG. BROW DITCH ..................................... =::, =::, C::::::,
PROP. SWALE ................................................. ------
PROP. PROP. RIPRAP. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . f,,~
PROP. SLOPE GRADE, ......................................... . 4%
PROP. FINISH FLOOR ELEVATION ................................ FF XX.XX
PROP. FINISH SURFACE ELEVA TIO/{ ............................. XXXX FS '-,,
PROP. WATER SERVICE BUILDING POC ........................ ..
PROP. WATER SERVICE ........................................ p,.. ____ _
PROP. PRIVATE WATER .. .. ... .... . . .. .. ........ . ...... __ -W-__
PROP. WATER METER □ ...........................................
PROP. WATER RPDA [:,;.:]
PROP. WATER METER AND
BACKFLOW ABOVE GROUND ASSEMBLY. . . . . . . . . . . . .. . . . . . . . . . . . I I I -II II I
PROP. FIRE SERVICE BUILDING
POINT OF CONNECTION
(STANDPIPE WHERE NOTED) .................................... G-----
PROP. FIRE SERVICE ............................................ pe-----
PROP. PR/VA TE FIRE WATER. ................................... - --F - - -
PROP. FIRE RPDA. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . I I
PROP. /RR/GA TION
POINT OF CONNECTION ........................................ e-----
PROP. SEWER MAIN ............................................ --S·--
PROP. SEWER MANHOLE, .. .. .. .. .. . Q
PROP. SEWER SER VICE BUILDING
POINT OF CONNECllON ............ .
PROP. SEWER GREASE INTERCEPTOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . Em
PROP. PR/VA TE STORM DRAIN .................................. --SD--
PROP. TRENCH DRAIN ......................................... .
PROP. A-4 SD CLEAN OUT .................................... .
PROP. CURB INLET. ....... .
PROP. PERMANENT BMP
MODULAR WET!.ANDS UNIT
SIZE B'X16' ................................................... .
PROP. PERMANENT BMP
MODULAR WETLANDS UNIT
SIZE 8'X8' ................................................... .
RAISED BIOFIL TRA TION PLANTER ............................. ..
121
lei]
Bi@iil
~
ll 'ii "i!iii""II
UNDREGROUND DETENTION VAULT ..................... .
r"'T'i"'TTTTTTT,
I I I I I I I I I I I L.J..~~~~+..L+..L-1
'--..1..-..I
PROP. BROOKS BOX
WITH PARKWAY GRATE ........................................ .
TRANSFORMER ................................................ .
EXIST1NG IMPROVEMENTS
CALTRANS RIGHT-OF-WAY. .................................... rrrTT"T
EX. CONTOURS ................................................ --310--
EX. RETAINING WALL ............................................ -c::11--==-•
EX. CURB AND GUTTER_ ........................................ ------
EX. RIBBON GUTTER ............................................ • . ....:<.....~::'.:= i--:-;c-7
EX. DR/I/EWA Y ................................................. ,l ~: .f-....,.· ~, ------
EX. STORM DRAIN. ............................................. - - - - - -
EX. EASEMENT ................................................ _____ _
EX. CONTOUR .................................................. --J10--
EX. FENCE .................................................... -----
EX. CAL TRANS GUARD RAIL. ................................... ....,....,...., __
EX. STORM DRAIN PIPE ........................................ .
EX. STORM DRAIN STRUCTURE .. .. . .. .. .. .. . . . .. . .. .. .. .. .. . . . . . Cll El C!:,
EX. WATER PIPE ............................................... :----W-- -
EX. WATER SERVICE ............................................ -----
EX. WATER RPDA. .............. ................ ................ mE
EX. FIRE WATER PIPE .......................................... ~ --F-- -
EX. FIRE WATER SERVICE ....................................... .
EX. FIRE WATER RPDA .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .
EX. GATE VALVE .............................................. . •
EX. SEWER PIP£ ............................................... -. --S --
EX. SEWER MANHOLE.. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . @
EX. SEWER SERVICE ............................................ im-----
EX. GAS PIP£ ................................................. -. --<CAS--
EX. ELECTRICAL UNDERGROUND .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . E--
EX. OVERHEAD ELECTRICAL .. . . . . . . . . . . . .. . .. . . . . . . . . . . . .. . .. . . . OHE--
EX. JOINT TRENCH....... .. T--
EX. OVERHEAD ELECTRICAL POLE ....
EX. OVERHEAD ELECTRICAL POLE WITH ST. LIGHT .............. .
EX. ORNAMENTAL ST LJGHT. ................................... .
EX. BOLLARDS ................................................. . 00
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON DESIGNED
~\k-wJ-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
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SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
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PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C02
EXISTING
ENCROACHMENTS,
PROPOSED LOTS &
DEDICATIONS
July 17, 2024 Item #1 178 of 312
EASEMENTS/ENCUMBRANCES
NOTE: (l) IND/CA TES A PLOTTABLE ENCUMBRANCE
THIS INFORMATION IS BASED ON COMMITMENT ORDER NO. NCS-I177654-0Nn ISSUED BY FIRST
AMERICAN TITLE COMPANY DA TED AS OF MAY 03, 2023. ENCUMBRANCE ITEMS SUCH AS TAXES, LIENS,
RIGHTS, LEASES, FACTS, AGREEMENTS AND TRANSACTIONS APPEARING IN SAID POLICY AS ITEMS NO. 'S
1-13 HAVE BEEN REVIEWED AND ARE NOT CONSIDERED SURVEY RELATED, AND THEREFORE HAVE NOT
BEEN SHOWN HEREON.
ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HAVE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 04, 1952 AS BOOK 4425, PAGE 246 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION AND DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66432 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA7US OF EASEMENT: TO BE PARTIALLY QUITCLAIMED PER SEPARATE DOCUMENT
@ AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66433 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
Cf) AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRICITY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED DECEMBER 30, 1968 AS INSTRUMENT NO. 228130 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
@ ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HA VE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 01, 1969 AS INSTRUMENT NO. 54612 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS DESIGNATED AS "PARCEL 2" IN AN UNRECORDED
LEASE DA TED OCTOBER 09, 1968, EXECUTED BY PETER D. AGUILAR AND LUISE W. AGUILAR, HIS WIFE AS
LESSOR AND TEXACO INC., A DELAWARE CORPORATION AS LESSEE, AS DISCLOSED BY A MEMORANDUM OF
LEASE RECORDED JUNE 25, 1969 AS INSTRUMENT NO. 114508 OF OFFICIAL RECORDS.
STA 7US OF EASEMENT: TO REMAIN
@) AN EASEMENT FOR A LINE OF PIPE AND ALL NECESSARY AND PROPER FIXTURES AND EQUIPMENT FOR
USE IN CONNECTION THEREWITH, FOR THE TRANSMISSION AND DISTRIBUTION OF GAS AND FOR ALL
PURPOSES CONNECTED THEREWITH TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS
THEREFROM AND INCIDENTAL PURPOSES, RECORDED JANUARY 19, 1970 AS INSTRUMENT NO. 9649 OF
OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCRIBED THEREIN
NOTE: APPROXIMATE LOCATION PLOTTED HEREON BASED UPON PM 21699
STA7US OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
@ AN EASEMENT FOR THE TRANSMISSION AND DISTRIBUTION OF ELECTRICITY FOR ALL PURPOSES,
UNDERGROUND FACILITIES CONSISTING OF CONDUITS, MANHOLES, HANDHOLES AND JUNCTION BOXES WITH
WIRES AND CABLES PLACED THEREIN AND ABOVEGROUND STRUC7URES CONSISTING OF PADS,
TRANSFORMERS, AND OTHER ABOVEGROUND STRUC7URES NECESSARY FOR THE OPERATION OF SAID
UNDERGROUND FACILITIES AND ALL MISCELLANEOUS EQUIPMENT, AND MATERIAL CONNECTED THEREWITH,
TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS AND INCIDENTAL PURPOSES, RECORDED
DECEMBER 27, 19 71 AS INSTRUMENT NO. 3D1142 OF OFFICIAL RECORDS.
\
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCR/Bm THEREIN
STATUS OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
DETAL 'A' NOTE:
SEE SHEET 4 FOR PROPOSED GRADING
FOR NEW CURB CUL-DE-SAC.
EXISTING RIGHT OF WAY ---EX. DWY
APN: 204-111-0;---. FU7URE FACE OF CURB
OAK A VENUE IRREVOCABLE OFFER TO
OED/CA TE AN EASEMENT FOR PUBLIC STREET
AND UTILITY PURPOSES PER DOC#
2020-0482809 RECORDED ON AUG. 25, 2020
,,r----1-------~ FUTURE om/CATION -
APN: 204-111-01
DETAIL 'A'
SCALE: 1"=20'
'---J
-----__,__ ...._
---------------------------
EX. 24" RCP SD PER DWG 291-20 -------------------= EX . ...-24"_/iC.E SD PER D
________ -,,,__ ____ _
Cone. -------------------------EX.2 4" RCP SD prn-oWC-80:J~B
UUULII~~~
-..c::: -~--=--=--=---ti - - - -
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No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON
~\k-wJ-EXPIRES 6-30-23
5/11/2023
------
DESIGNED PM
BY: REVIEW:
AM/JT MW
File Name P: \4488\Engr\DWG\_plans\Site Developement Plan\4488-SDP Sheet 2-Existing and Encumberances Sheet,dwg, Date Last Saved 1/23/2024 2:26:25 PM, Date Plotted Last 1/23/2024 2:26:40 PM
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CV
M
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94
5
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1
0
6
5
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B
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2
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PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C03
SITE SECTIONS
July 17, 2024 Item #1 179 of 312
I I I I
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' ' 4.5' & ,X. 4.5' MAX. 4.5' MAX.
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56' MAX. HT. I BE DE, OLISHED
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-SEC TION B-B -6
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File Name P:\4488\Engr\DWG\_p/ans\Site Developement Plan\4488-SOP Sheet J-Site Sections Sheet.dwg, Date Last Saved 1/23/2024 2:08:21 PM, Date Plotted Last 1/23/2024 2:08:47 PM
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0
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EX. CAL TRANS WALL
. . 20
. . 10
. . 00
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-0
--0
-0
PROPOSED
BU/LO/NG
FACE
EX. ROW
TO REMAIN
EX. J' RIBBON -,-._
GUTTER
TO REMAIN
24'
20'
10'
GRIND & OVE'RLA Y
HALF WIDTH OF ALLEY
EX. RO
TO REM
5.5'
10'
EX. ROW
TO REMAIN
2% -
¾'. I
FACE OF
PROP.
VARIES CURB
17' TO 20'
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
PROP. PA VE'MENT
UNNAMED ALLEY
NOT TO SCALE
OVERHEAD ELECTRICAL
TO BE UNDERGROUNDED
60'
If
PROPOSED
BU/LO/NG FACE
PROJECT
SITE
EX. ROW
TO REMAIN
PROPOSED
BUILDING FACE 11' SW!(
4.5' PARKWAY
20' I 20' 10'
PROJECT
SITE
~ REMOVE' ANO R LACE EX. CURB
_, AND GUTTER IN SAME LOCATION
FULL STREET
PROP. 2.5'
RETAINING WALL
~ AC GR/N01~& OVERLAY
><
Ji:~, iii,t.ii-i'tt-;;LLi ;~~~i~~iiiAiLiONiGi~~ON~~TAiGEiiiii~~~~
EX. SIDEWALK TO BE
REMOVED ANO REPLACED WITH
10.0' WIDE SIDEWALK, 5.5' WIDE
SIDEWALK AT TREE IIE"LLS
8' ROW
DEDICATION
PROJECT SITE
16'
PROP.
ROW
PROPOSED
BUILDING
FACE
13'
PROP. 6'
10' SWK. PK
,,,1
~I i
-· x ' LLi
\_ EX. 2• HP GAS ,,..,...-EX. 8" ACP WATER U UNKNOWN OWG
EX. JO" RCP SD -------.. no
PER DWG 360-5 7U
_,,,,,..-EX. 6" VCP SEIIE"R U PER OWG 118-9
OAK AVENUE
FROM STATION JJ+94.84 TO STATION 38+90.91
NOT TO SCALE
48'
32'
24' AC GRIND & OVERLAY
CURB TO MEDIAN
ALONG FRONTAGE
tx. 5' EX. 9.5' EX. 9.5'
BIKE TRAVEL TRA I/EL
LANE LANE LANE
I
VARIES
32' -34'
EX. 8' RAISED
PLANTED MEDIAN
EX. MEDIAN
CURBS
EX. ROW
7.5'
,,,1
~,
x LLi
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm DWG 803-8
REMOVE' ANO REPLACE EX. CURB
AND GUTTER IN SAME LOCATION
EX. 22• WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmc SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
PROP.
ROW
REMOVED & REPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 43+ 78.22 TO STATION 45+65.90
NOT TO SCALE
48' VARIES EX. ROW
8'Row,-:-;-t:::::::::,.__--i----'8[''_L ____ .J;J2t' ____ -i~-_l(3~2::_i:.1!_'±~-~J~a~o'±'!:_J_) ___ 37.~5•~
OED/CATION 6, 34' AC GR/NO & OVERLAY
16.1' 1b°R':WK PKWY CURB TO MEDIAN 10' RAISED
",1-_....:..:.:..;__-t--'-''-----=""--;.-,c-7-___ _,_,AL,,,ON=G..,_FR_,__,_Q,,,N-'--'T.-'--'-AGE=---~'__,PLANTED
PROJECT SITE I ~I / 24' 8' MEO/AN
I J, EX.
r:<I J EX. 9.5' EX. 9.5' 10' RIGHT! ~ "cn/r"v' TRA VE'L TRA I/EL TURN
LANE LANE POCKET
EX. MEO/AN
CURBS
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK
EX. TREES TO BE
REMOVED AND REPLACED
L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm OWG 803-8
REMOVE' AND REPLACE EX. CURB ~D GUTTER IN SAME LOCATION
EX. 22" WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmC SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
EX. ROW
TO REMAIN
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
EXISTING
ALLEY
2% -
20'
PARKING STALL
PROP. CURB & I GUTTER
II PROP. TRENCH
DRAIN
I 0.5% MIN.
REMOVED & RtPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 41+86.07 TO STATION 42+75.21
NOT TO SCALE
7.5'
0.5'
PROPOSED BUILDING FACE
FFE=66.88
ELEC. RM.
FFE=65.45
PROP. 8" PVC
PVT. SEIIE"R MAIN SECTION C-C
\V-T~ ~ ~ i ;
No. C67517
Exp. 6/J0/25
CiV\\.
NOT TO SCALE
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION DESIGNED
/[IV\ Cs.-w J-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
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B
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9
2
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8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C04
SITE GRADING PLAN
July 17, 2024 Item #1 180 of 312
l>v
30 15 0 30
I ~ I
SCALE: 1"=30'
60 90
I I
FF 66.20
EX 6" CURB & GUTTER AND CONCRETE
SIDEWALK TO BE REMOVED & REPLACED
•
PROP. BMP #3A RAISED
BIOF/L TRA 110N PLANTER
(SEE DETAIL ON SHT. C05)
I
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1.5' I o " o
ARN: 203-320-31
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D 5-STORY PARKINGD
,,,,___• STRUCTURE WITH
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PROP. BMP. #2
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-----1----
------------------------
------I
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File Name P: \4488\Engr\DWG\_Plans\Site Developement Plan\4488-SDP Sheet 4-Site Grading Sheet.dwg, Date Last Saved 1/23/2024 2:31:41 PM, Date Plotted Last 1/23/2024 2:32: 17 PM
QJ ______ _
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--------
NOTE:
FOR PROPOSED RETAINING WALL AND SITE WALL COLOR
AND FINISH, REFER TD ARCHITECTURAL PLANS.
PROP. WATER EASEMENT
(A=343 SF)
BUILDING D
5-STORY
RESJDEN11AL
PROP. ROW
----------APN: 204-111-02 FUTURE FACE OF CUR
OAK A VENUE IRREVOCABLE OFFER TO
OED/CA TE AN EASEMENT FOR PUBLIC STREET
AND U11LITY PURPOSES PER DOC/
2020-0482809 RECORDED ON AUG. 25, 2020
\V-T~ ~ ~
,,,------1-------...:,,.__ FUTURE OED/CA 110N
APN: 204-111-01
DETAIL 'B'
SCALE: 1"=20'
jj
i ;
No. C67517
Exp. 6/J0/25
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION
C/V\\. /[IV\ c-__ w J-EXPIRES 6-30-23
5/11/2023
DESIGNED PM
BY: REVIEW:
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C05
SITE UTILITY PLAN
July 17, 2024 Item #1 181 of 312
GRAND AVENUE
EX. 6" WA IER MAIN ---w--
12' I
REHAB EX. SEWER
MANHOLE PER
CSD sro\11 DWG. -
S-IA
IIB=:::
FIRE SPRINKLING NOTE=
AU BUILDINGS SHAU BE DESIGNED ~TH FIRE SPRINKLER Sl'SmlS IN ACCORDANCE WITH NFPA.
BUILDING
COMMERCIAL A
COMMERCIAL B
RESIDENT/Al C
RESIDENTIAL D
PARKING STRUCTURE
EXISTING I-STORY
BUILDING TO
REMAIN AND
PROTECT IN PLACE.
PROPOSED POST
AND BEAM
SHORING WAU
PROPERTY
LINE
2'
10'
5'
WALK J'
.___,.-PROPOSED
RETAINING 'NALL
6" PVC FIRE LATERAL
WITH CONCRETE ENCASED
STEEL SLEEVE
SECTION D-D
NOT TO SCALE
NOTES:
1. FOR PLANTING AND IRRIGATION, SEE
LANDSCAPING PLANS PER LANDSCAPE ARCHITECT.
18" THICK BIORETENTION SOIL MEDIA PER CITY OF
CARLSBAD BMP DESIGN MANUAL APPENDIX F.J WITH
51/HR MIN. INFILTRATION RATE (OR APPROVED
EQUIVALENT)
WATERPROOFING PER ARCHITECTURAL PLANS.
ENSURE LINER IS SEALED TO WALL UP TO
HEIGHT OF WATER PONDING.
DOWNSPOUT (PER PLUMBING ENGINEER)
J" MULCH (PER LANDSCAPE ARCHITECT)
OVERFLOW INLET GRATE
STRUCTURE (BROOKS
BOX, TYPE PER PLAN
WITH TRASH CAPTURE
DEVICE
6"
FREEBOARD
FG/FS
PER PLAN
FOR CONTINUATION SEE
STORM DRAIN SHEETS
• ..,
0
• "'
SPLASH PAD AND COBBLE
FOR ENERGY DISSIPATION
OBSERVATION WELL/CLEANOUT
WITH REMOVABLE WATERTIGHT
CAP PER SDSW-101
8" SOLID PVC RISER
0 0 0 0 0 0
J" THICK WASHED SAND (ASTM JJ)
J" THICK CHOKING STONE (ASTM NO. B)
s•-PERFORATED PVC UNDERDRAIN PER ASTM
DJOJ4 OR EQUIVALENT (HOLES FACING DOWN)
. ·-..
DEEPENED
FOOTING/
RETAINING
WALL PER
STRUCTURAL
D'NGS.
12 • MIN. THICK
GRAVEL (ASTM /57
OPEN GRADED
STONE) UNDERDRAIN CONNECTION INTO SIDE
OF BOX, IE PER PLAN. PLACE
UNDERDRAIN ORIFICE WHEN SPECIFIED.
BMP+3A-3C. 4A-48 CRAISED
ATTACH LINER PER NOTE 2 ON CITY
OF SAN DIEGO SDSW-103
BIOFIL 1RA TION BASIII)
CROSS SECTION DETAIL
NOT TO SCALE
,~
JO 15 a JO
I ~ I
SCALE: l"=JO'
Rte Name P: \4488\Engr\DWG\Ylans\Site Developement Plan\4488-SDP Sheet 5-Site Utility Sheet.dwg, Date Last Saved 1/23/2024 2:34:34 PM, Date Plotted Last 1/23/2024 2:35:01 PM
60
I
90
I
NOTE=
EXIEND PUBLIC WA 1ER MAIN REPLACEMENT FROM 8" ACP 10
8" PVC THROUGH THE REMAINDER OF PROJECT FRONTAGE IF
EXISTING PIPE IS 8" ACP. FINAL EXTENT TO BE DEIERMINED
DURING PUBLIC IMPROVEMENT PLAN.
so __ --l
---~ --~-:··
,. •a•• ,._._,. , .: :s_:·
----1--1-,~ ,,..
INSTALL NEW 8"
CONNECT NEW B" PVC PUBLIC
WATER MAIN TO EX. 8" ACP
PUBLIC WA IER MAIN
GAIE VALVE
NEW B" PVC PUBLIC
WATER MAIN
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517
-w-
REMOVE EX. VAL VE. REPLACE
W/8" PVC
DATE REGISTRATION DESIGNED
EXPIRES 6-30-23 BY: ~\k-wJ-5/11/2023 AM/JT
PM
REVIEW:
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PA
PA
BMP
PA
PA
PA
PA
PA PA
PA
BMP
BMP
PA
PAPA
PA
PA
PA
PA
PA
CAP
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C06
FIRE ACCESSPLAN
July 17, 2024 Item #1 182 of 312
JO
I
LEGEND:
PROPOSED RR£ HYDRANT & CLEAR SPACE........... ~
JOO' RAO/US FROM RR£ HYDRANT.......................... . ____ .
FIRE 1RUCK PA TH ! ................................................... ----~--,.-<->---:::i?:;; ~:~ OUTER LIMITS OF VEHICLE -> MAX. OUTER LIMITS OF VEHICLE FIRE 1RUCK PA TH 2 ................................................... _____ _.,
RR£ 1RUCK SEE DETAILED VIEW BELOW. ................... .
40.62
7.50 20.46
107' Aerial Ladder Pierce Arrow XT
feet
Width
Track
Lock to Lock Time
Steering Angle
8.00
8.00
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:38 AM
CV
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94
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SITE PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1" = 30'-0"1SITE PLAN
N
01 MODULAR WETLAND UNIT
02 STANDPIPE
03 DOMESTIC BACKFLOW PREVENTER
04 IRRIGATION BACKFLOW PREVENTER
05 FIRE BACKFLOW PREVENTER
06 KNOX BOX FOR FIRE DEPARTMENT
07 NEW CUL-DE-SAC CURB, SEE CIVIL DRAWINGS
08 (E) CURB CUT
09 RELOCATED CALTRANS TRANSFORMER
10 (E) POWER POLE TO BE REMOVED
11 BMP RAISED FLOW THRU PLANTER, SEE CIVIL
AND LANDSCAPE DRAWINGS
12 (E) NCTD BUS STOP LOCATION
13 UNOBSTRUCTED FIRE ACCESS ROAD EASEMENT
14 TENANT PRIVATE COURTYARD, TYP.
15 VISIBILITY TRIANGLE, TYP.
LEGEND
July 17, 2024 Item #1 183 of 312
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1
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2
RESIDENTIAL
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OUTDOOR
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T
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BUILDING A
1 STORY
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BUILDING B
1 STORY
COMMERCIAL
COMM
ELECT
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TRASH
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STAIR
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ELEV
AMENITY
TH
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2 BR
D101
ELEC
TRASH
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ELEV
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D102
2 BR
D103
2 BR
D104
2 BR
D105
2 BR
D106
2 BR
D107
ELEC
AMENITY 2 BR
D108
2 BR
D109
1 BR
D110
STUDIO
D111
2 BR
D123
2 BR
D1222 BR
D121
2 BR
D120
1 BR
D119
1 BR
D118
2 BR
D117
3 BR
D116
STUDIO
D115
STUDIO
D114
1 BR
D113
2 BR
D112
2 BR
C1072 BR
C106
1 BR
C108
2 BR
C109
1 BR
C110
1 BR
C111
2 BR
C112
2 BR
C113
1 BR
C105
1 BR
C104
1 BR
C103
1 BR
C102
1 BR
C101
2 BR
C116
1 BR
C115
2 BR
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RETAIL
PARKING
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2
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02
02
01
01
03
04
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1
06
03
05
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DRAWINGS
SEE LANDSCAPE
DRAWINGS
SEE LANDSCAPE
DRAWINGS INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
RDY
RDY
RDY
RDY
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP CAP INS INS INS
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
60
'
-
4
"
127' - 6"
74' - 9 1/2"
93' - 1 1/2"
61
'
-
4
"
07
07
07
02
15
'
-
0
"
20' - 0"
8'
-
6
"
74' - 9 1/2"16
'
-
0
"
16
'
-
0
"
STAIR
56
'
-
1
0
"
11
'
-
0
"
1
2
3
4
5
6
7
8 9 10 11 12 13 14 15 16 17 18 19 20 21
22
23
24
25
26
27
28
29
30 31 32 33 34 35 36
373839404142
43
44
45
46
47
48
49
50
51
1
2
3
4
5
6
7
8
9
10
11
12
13
14
17
18
19
20
21
22
23
24
27
28
29
30
31
32
33
34
36
37
38
39
40
41 44
45
46
47
48
49
50
51
53
STAIR
STAIR
15
16
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9'
-
0
"
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5'
-
0
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0
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35
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22' - 8"
26
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1
0
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8' - 0"
7' - 0"
143' - 11"
66
'
-
6
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26' - 6"
17' - 0"
10
'
-
0
"
27' - 4"
31
'
-
6
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59' - 8 1/2"90' - 0"
109' - 9"
54' - 0"
162' - 9"64' - 8"
24
5
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5
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43' - 0 1/2"63' - 11 1/2"
4' - 0"
RES
COMM
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C
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CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
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EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:44 AM
CV
M
U
94
5
-
1
0
6
5
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A10
FIRST FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1FIRST FLOOR PLAN
N
01 MODULAR WETLAND UNIT
02 STANDPIPE
03 DOMESTIC BACKFLOW PREVENTER
04 IRRIGATION BACKFLOW PREVENTER
05 FIRE BACKFLOW PREVENTER
06 EXTENT OF GARAGE STRUCTURE ABOVE
07 TRANSFORMER
08 ROOF OVERHANG ABOVE
09 COMPOSITE TRELLIS ABOVE
10 PEDESTRIAN GATE AND FENCE
11 TRASH ENCLOSURE, SEE 1/A21
12 TRASH ENCLOSURE, SEE 2/A24
13 TENANT PRIVATE COURTYARD, TYP.
14 CLEAR ZONE LINE OF SIGHT PER VBMP
2.6.1(A)(4), TYP.
15 METAL FENCE
16 OVERHEAD ROLLING GATE
17 METAL CANOPY
18 PARKING BARRIER GATE
PARKING LEGEND
3 STUDIO
13 1 BR
22 2 BR
1 3 BR
TOTAL UNITS: 39
UNIT COUNT
July 17, 2024 Item #1 184 of 312
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1
A30
2 BR
D101
2 BR
D102
2 BR
D103
2 BR
D104
2 BR
D202
2 BR
D201
2 BR
D203
2 BR
D204
1 BR
C201
3 BR
C224
1 BR
C223
3 BR
C222
1 BR
C221
1 BR
C220
1 BR
C219
3 BR
C218
1 BR
C217
2 BR
C216
1 BR
C215
2 BR
C214
2 BR
C213
1 BR
C211
1 BR
C210
2 BR
C209
3 BR
C208
2 BR
C207
2 BR
C206
1 BR
C205
1 BR
C204
1 BR
C203
1 BR
C202
2 BR
D214
1 BR
D215
1 BR
D216
3 BR
D217
2 BR
D218
2 BR
D208
1 BR
D209
STUDIO
D210
STUDIO
D211
3 BR
D212
3 BR
D213
STUDIO
D207
1 BR
D206
2 BR
D205
1 BR
D221
1 BR
D220
2 BR
D219
STAIR
EL
E
V
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ELEV
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TRASH
TRASH
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TH
UPPER
TH
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TH
UPPER
TH
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MECH
JAN
IDF
A20
2
A21
1
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1
RAMP UP
RAMP
DOWN
24' - 0"24' - 0"
2
A30
2
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ROOF BELOW ROOF BELOW
RDY
RDY
RDY
RDY
RDY
RDY
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RDY
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1
2
3
4
5
6
7
8
9
10
11
12
13
14 18
19
20
21
22
23
24
25
26
27
28
29
30
31
32 33
34
35
36
37
38
39
40
41
42
43
44
45
46
16
5'
-
0
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10
'
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15
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11
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1
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1
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4
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3
22
6
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1
0
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68
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-
6
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-
6
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159' - 6"88' - 10"
7 7 ' - 7 1/2 "
63' - 11 1/2"43' - 0"
24
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-
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59' - 8 1/2"90' - 0"
143' - 11 1/2"
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EV READY
A.
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5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:59 AM
CV
M
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94
5
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A11
SECOND FLOOR
PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1SECOND FLOOR PLAN
N
PARKING LEGEND
UNIT COUNT
2ND FLOOR
3 STUDIO
19 1 BR
16 2 BR
7 3 BR
TOTAL UNITS: 45
01 FUTURE EQUIPMENT AREA
* UNITS D101, D102, D103,
D104 ARE 2-STORY UNITS
THAT ARE COUNTED ON
SHEET A10.
*
July 17, 2024 Item #1 185 of 312
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1
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1
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A21
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STAIR
ELEVELEC
ELEV
TRASH
STAIR
ELEV
ELEV STAIR
2 BR
D302
1 BR
C315
1 BR
C303
1 BR
C304
1 BR
C301
1 BR
C321
1 BR
C320
1 BR
C319
1 BR
C317
1 BR
C323
1 BR
C305
1 BR
C3022 BR
C316
2 BR
C314
2 BR
C313
2 BR
C306
2 BR
C312
1 BR
C311
1 BR
C310
2 BR
C309
3 BR
C308
2 BR
C307
1 BR
D318
1 BR
D317
2 BR
D316
3 BR
D315
STUDIO
D313
STUDIO
D312
1 BR
D311
STUDIO
D3092 BR
D310
2 BR
D3203 BR
D319
3 BR
C324
1 BR
D308
1 BR
D3231 BR
D322
2 BR
D307
2 BR
D306
2 BR
D305
2 BR
D304
2 BR
D303
2 BR
D301
3 BR
C322
3 BR
C318
TRASH
2 BR
D321
3 BR
D314
MECH
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A20
2
A21
1
A20
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RAMP UP
RAMP
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24' - 0"24' - 0"
2
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2
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RDY
RDY
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RDY
RDY
RDY
RDY
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RDY
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RDY
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RDY
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13' - 6"
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159' - 6"88' - 10"
7 7' - 7 1/2 "
63' - 11 1/2"43' - 0"
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5'
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1
2
3
4
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6
7
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10
11
12
13
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19
20
21
22
23
24
25
26
27
28
29
30
31
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34
35
36
37
38
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40
41
42
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44
45
46
16
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RES
COMM
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DAS
C
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RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:12 AM
CV
M
U
94
5
-
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0
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A12
THIRD FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1THIRD FLOOR PLAN
PARKING LEGEND
N
UNIT COUNT
3RD FLOOR
3 STUDIO
19 1 BR
18 2 BR
7 3 BR
TOTAL UNITS: 47
July 17, 2024 Item #1 186 of 312
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STUDIO
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STUDIO
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2 BR
D416
2 BR
C407
2 BR
D410
2 BR
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2 BR
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2 BR
D405
2 BR
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2 BR
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1 BR
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1 BR
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2 BR
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C418
1 BR
C417
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C401
1 BR
C402
1 BR
C403
1 BR
C404
1 BR
C405
1 BR
C413
1 BR
C421
2 BR
D402
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
24' - 0"24' - 0"
2
A30
2
A30
A24
1
T
T
T
6'
-
0
"
3 BR
C410
STAIR
6'
-
0
"
6
'
-
0
"
STAIR
STAIR
17
'
-
8
1
/
2
"
17
'
-
8
1
/
2
"
1
7
'
-
8
1
/
2
"
11
'
-
0
"
11
'
-
0
"
1
1
'
-
0
"
TYP
13' - 6"
TY
P
6'
-
0
"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
63' - 11 1/2"43' - 0"
24
5
'
-
5
1
/
2
"
59' - 8 1/2"90' - 0"
143' - 10 1/2"
61
'
-
9
1
/
2
"
90
'
-
6
"
22
0
'
-
1
1
/
2
"
153' - 6"87' - 9 1/2"
7 9 ' - 0 "
TYP
19' - 0"
TY
P
9'
-
0
"
1
A31
BALCONYBALCONY
15
'
-
0
"
8' - 0"
1
5
'
-
0
"
2
A31
3
A31
7' - 0"
6' - 11"
5'
-
0
"
10
'
-
0
"
43' - 0 1/2"63' - 11 1/2"
5'
-
0
"
5'
-
0
"
T
T
T
1
2
3
4
5
6
7
8
9
10
11
12
13
14 19
20
21
22
23
24
25
26
27
28
29
30
31
32
33 34
35
36
37
38
39
40
41
42
43
44
45
46
47
16
15
17
18
RDY
RDY
RDY
RDY
RDY
R
2
4
'
-
0
"R 24' - 0"
R 24' - 0"
R 24' - 0"
01
01
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:26 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
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2
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8
A13
FOURTH FLOOR
PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"2FOURTH FLOOR PLAN
PARKING LEGEND
N
UNIT COUNT
4TH FLOOR
3 STUDIO
18 1 BR
16 2 BR
7 3 BR
TOTAL UNITS: 44
01 PER VILLAGE BARRIO MASTER PLAN 2.7.4.G.2.a,
70% OF 4TH STORY SHALL BE SETBACK 15'-0"
July 17, 2024 Item #1 187 of 312
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1
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2 BR
C514
1 BR
C518
2 BR
C516
AMENITY
STAIR
ELEV
ELEV
STAIR
ELEV
ELEV STAIRTRASH
TRASH
ELEC1 BR
C517
1 BR
C519
1 BR
C501
1 BR
C520
3 BR
C5211 BR
C502
1 BR
C503
1 BR
C504
1 BR
C505
2 BR
C512
1 BR
C513
1 BR
C515
2 BR
C506
2 BR
C507
2 BR
C508
3 BR
C509
3 BR
C510
2 BR
D519 1 BR
D520
2 BR
D521
2 BR
D522
1 BR
D508
2 BR
D507
2 BR
D506
2 BR
D505
2 BR
D504
2 BR
D503
2 BR
D515
3 BR
D514
2 BR
D516
1 BR
D517
1 BR
D518
STUDIO
D513
STUDIO
D512
STUDIO
D509
2 BR
D510
1 BR
D511
1 BR
D501
1 BR
D502
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
SKY DECK
24' - 0"24' - 0"
2
A30
2
A30
A24
1
T
T
T
6'
-
0
"
6' - 0"
6' - 0"
6' - 0"
15' - 8 1/2"
40' - 2"
STAIR
17
'
-
8
1
/
2
"
17
'
-
8
1
/
2
"
1
7
'
-
8
1
/
2
"
6'
-
0
"
6' - 0"
STAIR
STAIR
TYP
13' - 6"
TY
P
6'
-
0
"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
63' - 11 1/2"43' - 0"
24
5
'
-
5
1
/
2
"
59' - 8 1/2"90' - 0"
143' - 10 1/2"
153' - 6"87' - 9 1/2"
7 8 ' - 9 "
61
'
-
9
1
/
2
"
90
'
-
6
"
21
2
'
-
1
1
1
/
2
"
TY
P
9'
-
0
"
TYP
19' - 0"
1
A31
8' - 0"
2
A31
3
A31
7' - 0"
6' - 11"
5'
-
0
"
10
'
-
0
"
43' - 0 1/2"63' - 11 1/2"
1
2
3
4
5
6
7
8
9
10
11
12
13
14 20
21
22
23
24
25
26
27
28
29
30
31
32
33
34 35
36
37
38
39
40
41
42
43
44
45
46
47
48
17
16
18
19
5'
-
0
"
5'
-
0
"
15
R
2
4
'
-
0
"R 24' - 0"
R 24' - 0"
R 24' - 0"
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:37 AM
CV
M
U
94
5
-
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6
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A14
FIFTH FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1FIFTH FLOOR PLAN
N
PARKING LEGEND
UNIT COUNT
5TH FLOOR
3 STUDIO
18 1 BR
18 2 BR
4 3 BR
TOTAL UNITS: 43
July 17, 2024 Item #1 188 of 312
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2
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2
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STAIR
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1
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5'
-
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17
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ELEVATOR OVERRUN
4' - 0" ABOVE ROOF
STAIR BELOW
STAIR BELOW
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
02
03
1
A31
8' - 0"
2
A31
3
A31
5'
-
0
"
10
'
-
0
"
5'
-
0
"
5'
-
0
"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35 36
37
38
39
40
41
42
43
44
45
46
47
48
17
18
19
15
16
49
R 24' - 0"
FUTURE SOLAR AREA. LOCATION SUBJECT TO CHANGE BASED ON
FINAL CONSTRUCTION DOCUMENTS
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:42 AM
CV
M
U
94
5
-
1
0
6
5
C
A
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L
S
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A15
ROOF PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1ROOF PLAN
N
LEGEND
01 54" HIGH PARAPET
02 48" HIGH LIGHT BOLLARD, TYP
03 MECHANICAL EQUIPMENT
July 17, 2024 Item #1 189 of 312
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1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
11
'
-
1
0
"
1
0
'
-
2
"
1
0
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-
2
"
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MA
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1ST FLOOR C
+66.20
PL2
PL3
PL3PL2PL3
PL4
PL1 HS1 HS2HS3HS1HS3PL5
GR1F1 PL5
T1 S1
PL5
14
'
-
0
"
5 FWY
ALLEY
PL1
WN1S1
ELEVATOR TOWER
BEYOND,
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
T1
STAIR TOWER
10' - 0" ABOVE ROOF
WN2
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
PL1
53
'
-
9
1
/
2
"
58
'
-
3
1
/
2
"
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
T2 EXTERIOR LIGHTINGEXTERIOR LIGHTING
FREEWAY BEYOND
MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
53
'
-
9
1
/
2
"
14
'
-
0
"
BUILDING C BUILDING D
PL2PL1HS2 GR2HS1PL3
GR1 F1
S1
PL5PL5
PL1
ALLEY
5 FWY
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
MA
X
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I
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M
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-
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60
'
-
6
"
PL5S1
WN1 PL4
PL2
WN1 HS3
PL1
PL5 F1
PL5
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:50:59 PM
CV
M
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94
5
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A20
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH
3/64" = 1'-0"2Elevation SOUTH
July 17, 2024 Item #1 190 of 312
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2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
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-
2
"
10
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2
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10
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14
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MA
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56
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BUILDING CBUILDING A
1ST FLOOR A
+66.88
4'
-
6
"
15
'
-
6
"
PL1
PL3VS1 HS2HS3HS1HS3R1GR1S1
PL5PL1 PL5
CVD
OAK AVE
R1
WN2 PL5
WN1
STAIR TOWER
10' - 0" ABOVE ROOF
*
* FINISHED FLOOR OF BUILDING C
PL1
T1
HS1
BUILDING
BEYOND
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING A HS2
TOP OF ROOF A
+91.38
9'
-
0
"
METAL CANOPY
COLOR BLACK
EXTERIOR LIGHTING
MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.60
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
4'
-
6
"
15
'
-
6
"
BUILDING D BUILDING B
VS1
PL3 PL2PL1 R1GR1
PL4PL5 PL1F1
GR2
HS3
PL2
OAK AVE
CVD
TO MAX. ARCH.
PROJECTION
+132.20
WN2
R1
10
'
-
0
"
58
'
-
3
1
/
2
"
**
** FINISHED FLOOR OF BUILDING D PL4
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
T2
**
** FINISHED FLOOR OF BUILDING B
TOP OF ROOF B
+94.10
9'
-
0
"
METAL CANOPY
COLOR BLACK
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:00 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A21
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation WEST
3/64" = 1'-0"2Elevation EAST
July 17, 2024 Item #1 191 of 312
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PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.60
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
4'
-
6
"
15
'
-
6
"
BUILDING DBUILDING B
PL1
VS1
HS1HS3PL2R1GR1S1
PL1 PL5
CVD
OAK AVE
TO MAX. ARCH.
PROJECTION
+132.20
WN2
R1
10
'
-
0
"
**
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGET1
HS1
BUILDING
BEYOND
PL3WN2
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
PL2WN1
**
** FINISHED FLOOR OF BUILDING B
EXTERIOR LIGHTING
TOP OF ROOF B
+94.10
9'
-
0
"
METAL CANOPY
COLOR BLACK
PL4
PL5
14
'
-
0
"
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
1ST FLOOR A
+66.88
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
4'
-
6
"
15
'
-
6
"
14
'
-
0
"
MA
X
.
H
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I
G
H
T
P
E
R
C
M
C
56
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-
0
"
BUILDING C BUILDING A
VS1
PL5 PL2S1 R1T1
HS2 PL1HS2
PL5
PL1
WN1
OAK AVE CVD
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING C WN2
T1GR1
PL5 WN2
HS3 HS1
STAIR TOWER
10' - 0" ABOVE ROOF
*
* FINISHED FLOOR OF BUILDING A
EXTERIOR LIGHTING TOP OF ROOF A
+91.38
9'
-
0
"
METAL CANOPY
COLOR BLACK
METAL AWNING
COLOR LIGHT GRAY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:44:09 PM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A22
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation WEST - Middle Courtyard
3/64" = 1'-0"2Elevation EAST - Middle Courtyard
July 17, 2024 Item #1 192 of 312
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MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
11
'
-
9
1
/
2
"
1
0
'
-
2
"
1
0
'
-
2
"
1
0
'
-
2
"
1
1
'
-
6
"
4
'
-
6
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
14
'
-
0
"
BUILDING CBUILDING D
PL2
WN2
PL3
PL1
S1 S1HS3
GR1 PL5
WN1
5 FWY
ALLEY
PL1
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
53
'
-
9
1
/
2
"
58
'
-
3
1
/
2
"
PL1 HS1PL1
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
T1
PL5
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
14
'
-
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
BUILDING C BUILDING D
PL2PL1PL5 PL5PL3
GR1
S1
PL1PL5
PL1
ALLEY
5 FWY
TO MAX. ARCH.
PROJECTION
+132.20
WN2
S1
WN1 WN1 GR1
10
'
-
0
"
60
'
-
6
"
STAIR TOWER
10' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR OVERRUN
4' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:13 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A23
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH - Courtyards
3/64" = 1'-0"2Elevation SOUTH - Courtyards
July 17, 2024 Item #1 193 of 312
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ROOF A
+82.38
PARAPET A
+86.88
BUILDING CBUILDING D
BUILDING ABUILDING B
VS1 R1 R1
1ST FLOOR A
+66.88
1ST FLOOR B
+69.60
15
'
-
6
"
4
'
-
6
"
ROOF B
+85.10
PARAPET B
+89.60
5 FWY
ALLEY
RESIDENTIAL BUILDING BEYOND
RESIDENTIAL BUILDING BEYOND
TRASH ENCLOSURE BEYOND
*
* FINISHED FLOOR OF BUILDING AT1VS1WN2PL1PL1WN2
EXTERIOR LIGHTING EXTERIOR LIGHTING
R1
TOP OF ROOF A
+91.38
TOP OF ROOF B
+94.10
METAL CANOPY
COLOR BLACK
METAL CANOPY
COLOR BLACK
METAL AWNING
COLOR LIGHT GRAY
** FINISHED FLOOR OF BUILDING B
**
9'
-
0
"
15
'
-
6
"
4
'
-
6
"
9'
-
0
"
14
'
-
0
"
MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR A
+66.88
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.604'
-
6
"
15
'
-
6
"
4'
-
6
"
15
'
-
6
"
BUILDING A BUILDING B
5 FWY
ALLEY*
* FINISHED FLOOR OF BUILDING A
**
** FINISHED FLOOR OF BUILDING BVS1R1R1VS1PL1PL1R1T1PL5PL1
R1
TOP OF ROOF A
+91.38
TOP OF ROOF B
+94.10
9'
-
0
"
9'
-
0
"
14
'
-
0
"
14
'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
BUILDING D
PL2 GR1
PL1 PL5
TO MAX. ARCH.
PROJECTION
+132.20PL1S1WN1
10
'
-
0
"
**
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
BUILDING D
GR1PL2WN1
PL1
TO MAX. ARCH.
PROJECTION
+132.20
**
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGEPL3
S1
PL5
10
'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:21 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A24
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH Retail
3/64" = 1'-0"2Elevation SOUTH Retail
3/64" = 1'-0"3Elevation WEST - Courtyard D
3/64" = 1'-0"4Elevation EAST - Courtyard D
July 17, 2024 Item #1 194 of 312
-li
~-----------:----
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11111 UIIIIIIIIII
er
----4
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----4
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----4
----4
-----4
KfA
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
11
'
-
1
0
"
1
0
'
-
2
"
1
0
'
-
2
"
1
0
'
-
2
"
1
1
'
-
6
"
4
'
-
6
"
BUILDING CBUILDING D
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
14
'
-
0
"
5 FWY
ALLEY
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
14
'
-
0
"
BUILDING C BUILDING D
ALLEY
5 FWY
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:31 AM
CV
M
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94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
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L
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A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A25
MASSING
DIAGRAMS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH Massing Diagram
3/64" = 1'-0"2Elevation SOUTH Massing Diagram
July 17, 2024 Item #1 195 of 312
,.__--so'-o•-------->----50'-1J'-------->----so'-o"-------,.,.__--so·-o"-------,.,.__--50•_0"--~ ,.__--so·-0"-------->----sO"-o"-------->----50•-o"------>,
1-28· I 1-28· I 1-28' I
: 1+0'1
,I~ B ..........,....~
.B
.B
I -2'
I ,
,.__--50•-o"-------->----~.o'-0"-------->,.__--50•.o•-------->-, ,<-----so·-o"-------->----sO'-O"-------->,<----so•--O''-------->..----so•-1J•-------->-,<----se -o"------>,
lit ~ g ~ g ~· ~ ~g rtt-----,
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' ' ' ~ .-
KfA
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
1ST FLOOR A
+66.88
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
BUILDING CBUILDING A
4'
-
6
"
15
'
-
6
"
CVD
OAK AVE
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
TOP OF ROOF A
+91.38
9'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.60
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
14
'
-
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
4'
-
6
"
15
'
-
6
"
BUILDING D BUILDING B
OAK AVE
CVD
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
TOP OF ROOF B
+94.10
9'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:40 AM
CV
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94
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6
5
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D
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CA
R
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B
A
D
,
C
A
,
9
2
0
0
8
A26
MASSING
DIAGRAMS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation WEST Massing Diagram
3/64" = 1'-0"2Elevation EAST Massing Diagram
July 17, 2024 Item #1 196 of 312
~
~
i+----so·-o·-------->,+----so·-o"-------->,+----50•-o·-------->,+----so·-o"-------->,+----so·-0•------>,
1+0• I i
B B9
B BB
B BB
~--so·-u•-------->,+------w. ----------~60'.u•--~-----50•-~----,.,.__--60'-0"--~
---+----
~
~
KfA
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:42 AM
CV
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6
5
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B
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A
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D
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I
V
E
CA
R
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S
B
A
D
,
C
A
,
9
2
0
0
8
A27
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 197 of 312
KfA
--------------------------------------------
---------
------------------
mi....
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:44 AM
CV
M
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94
5
-
1
0
6
5
C
A
R
L
S
B
A
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A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A28
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 198 of 312
KfA
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:46 AM
CV
M
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94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A29
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 199 of 312
KfA
~ ~8-_6~~~~~~~~~~~Jl[r l • r -= II"
1.1 .• 11r.·. i. 1r
,1111 I
---
---
;----~ :=:=-----=--=--~~~-~~~~~
-~----
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
COURTYARD COURTYARD - BLDG D
PL
ALLEY
1ST FLOOR C
+66.20
3 BR
3 BR
3 BR
3 BR
3 BR2 BR
3 BR
3 BR
3 BR
AMENITYAMENITY
3 BR
3 BR
3 BR
3 BR1 BR
1 BR
1 BR
1 BR
1 BR2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING COMMERCIAL PARKING
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
BUILDING C BUILDING DPL
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
5 FWY
10
'
-
0
"
TO MAX. ARCH.
PROJECTION
+132.20
STAIR TOWER
6' - 0"6' - 0"
0'
-
0
"
MECHANICAL EQUIPMENT
(33"X24"X24")
4'0" HIGH LIGHT
BOLLARDS, TYP
4'0" HIGH LIGHT
BOLLARD, TYP
0'
-
0
"
ELEVATOR
OVERRUN
4'
-
0
"
4'
-
6
"
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
1ST FLOOR A
+66.88
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
AMENITY 1 BR 3 BR
3 BR
3 BR
3 BR1 BR3 BR
3 BR
3 BR 1 BR
1 BR
AMENITYLOBBY / LEASING 2 BR
2 BR
2 BR
2 BR
2 BR 2 BR
1 BR
3 BR
3 BR
1 BRRETAIL A
MA
X
.
H
E
I
G
H
T
P
E
R
C
C
M
C
56
'
-
0
"
COURTYARD - BLDG C
BUILDING A BUILDING C PLPL
OAK AVECARLSBAD VILLAGE DRIVE
4'
-
6
"
15
'
-
6
"
BUILDING C
TO MAX. ARCH.
PROJECTION
+132.20
15' - 4"
6' - 0"
6' - 0"
6' - 0"
4'
-
6
"
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING C
*
* FINISHED FLOOR OF BUILDING A
XXX1.
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:05:14 PM
CV
M
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6
5
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B
A
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B
A
D
,
C
A
,
9
2
0
0
8
A30
BUILDING
SECTIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1LONGITUDINAL SECTION
3/64" = 1'-0"2TRANSVERSE SECTION
July 17, 2024 Item #1 200 of 312
.
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KfA
BALCONY
VINYL WINDOWS,
DARK BRONZE, TYP
UNIT
UNIT
UNIT
UNIT
METAL GUARDRAIL,
TYP
TY
P
3'
-
6
"
3'
-
6
"
3'
-
6
"
4'
-
6
"
BALCONY PARAPET, TYP
ROOF PARAPET, TYP
UNIT
6' - 0" TYP
3'
-
6
"
BALCONY
CORNICE AT NORTH
ELEVATION
ROOF PARAPET, TYP
VINYL WINDOWS,
DARK BRONZE, TYP
TOWNHOUSE,
LOWER LEVEL
TOWNHOUSE,
UPPER LEVEL
UNIT
UNIT
UNIT
3'
-
6
"
METAL GUARDRAIL,
TYP
6' - 4"
COMPOSITE POST
AND TRELLIS
4'
-
6
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BALCONY PARAPET, TYP
CORNICE, TYP
1' - 0"
3'
-
6
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BALCONY PARAPET, TYP
VINYL WINDOWS, DARK BRONZE, TYP
LOBBY/LEASING
STOREFRONT, DARK BRONZE
UNIT
UNIT
UNIT
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:01:35 PM
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CROSS SECTION
DETAILS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"1CROSS SECTION BLDG D OAK AVE
1/4" = 1'-0"2CROSS SECTION BLDG D NORTH
1/4" = 1'-0"3CROSS SECTION - BLDG C NORTH
July 17, 2024 Item #1 201 of 312
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24' - 0 1/2"
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BALCONY
26
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-
8
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BALCONY
38' - 6 1/2"
23
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BALCONY
37' - 10 1/2"
25
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-
4
1
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:44:56 AM
CV
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A60
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"14STUDIO - TYPE A
1/4" = 1'-0"101BR - TYPE B1
1/4" = 1'-0"21BR - TYPE B2
1/4" = 1'-0"121BR - TYPE B3
1/4" = 1'-0"41BR - TYPE B4
637 SF648 SF436 SF
813 SF 775 SF
July 17, 2024 Item #1 202 of 312
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30' - 9 1/2"
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40
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BALCONY
39' - 3 1/2"
21
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4
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:00 AM
CV
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A61
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"101BR + DEN - TYPE B5
1/4" = 1'-0"121BR - TYPE B7
1/4" = 1'-0"41BR + DEN - TYPE B8
1/4" = 1'-0"21BR - TYPE B6880 SF 755 SF
1,132 SF690 SF
BALCONY
July 17, 2024 Item #1 203 of 312
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29' - 11 1/2"
38
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:55:02 AM
CV
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9
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8
A62
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"101BR - TYPE B9
1/4" = 1'-0"122BR - TYPE C2
1/4" = 1'-0"42BR - TYPE C3
1/4" = 1'-0"22BR - TYPE C1
915 SF 1,124 SF
1,001 SF765 SF
July 17, 2024 Item #1 204 of 312
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31
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BALCONY
38' - 6"
30
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:57:00 AM
CV
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A63
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR - TYPE C6
1/4" = 1'-0"102BR - TYPE C4
1/4" = 1'-0"22BR - TYPE C5
1/4" = 1'-0"42BR - TYPE C7
1,160 SF 1,071 SF
971 SF913 SF
July 17, 2024 Item #1 205 of 312
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34
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BALCONY
30
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BALCONY
43' - 6 1/2"
30
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0
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:11 AM
CV
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8
A64
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR + DEN - TYPE C10
1/4" = 1'-0"22BR + DEN - TYPE C9
1/4" = 1'-0"102BR + DEN - TYPE C8
1/4" = 1'-0"42BR + DEN - TYPE C11
1,215 SF 1,185 SF
1,221 SF 980 SF
July 17, 2024 Item #1 206 of 312
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54' - 2 1/2"
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45' - 1"
27
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42' - 7"
36
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:15 AM
CV
M
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ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR TOWNHOUSE - TYPE C14
1/4" = 1'-0"102BR - TYPE C12
1/4" = 1'-0"22BR - TYPE C13
1/4" = 1'-0"43BR - TYPE D1
1,039 SF 879 SF
1,284 SF1,071 SF
BALCONY
July 17, 2024 Item #1 207 of 312
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:19 AM
CV
M
U
94
5
-
1
0
6
5
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L
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B
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2
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A66
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"23BR - TYPE D3
1/4" = 1'-0"43BR - TYPE D5
1/4" = 1'-0"103BR - TYPE D2
1/4" = 1'-0"123BR - TYPE D4
1,203 SF 1,365 SF
1,252 SF1,206 SF
July 17, 2024 Item #1 208 of 312
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
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1"
=
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2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
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3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
SITE PLAN
L1.00July 17, 2024 Item #1 209 of 312
I
64.31 TC
381 FS
T =6LJ.87 ---
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(62. 76 FS)
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POOL LOUNGE
II r;:::::_=/::;;;I t:::: FF=66.20 TW=66.1 O 1
s ELEV TF =64. 76 °
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CJV/L<GS
~
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/
-7
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w 66./0FS
OD
0
RAMP WITH HANDRAILS
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PROP. BMP #3D MODULAR ➔--+--++-+.-
WETLAND UNIT 8-16 PLANTED ' •
OL ON _.p PROP. PVT. IRR RPDA,z l
VACATION PER CITY RES UT/ / PROP. PUBLIC. 2" IRFlMEfER
NO. 723 RECORDED MARCH 3, 1961-POINT OF CONNECTION FOR PROP. I
( PUBLIC 2" IRRIGATION SERVICE LA( :
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DI PERSION AREA
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CIVIL DRAWINGS
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SIIRl•/ITT_A_ •
c;Hf-I
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SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
CONCEPTUAL
LANDSCAPE
PLAN
L1.01July 17, 2024 Item #1 210 of 312
,,.------.cc------.------.------,-~--------------.,c---------~-------~----:---=--~=--=~=~:.--:----:----:---=---:=--::~---=---=--~:--=----~::;;:::;:;;;::;;-;-;;:~~;:;;;;-;~-,7 1---7T-::----,,,1 -------"'71 ,--------------------------7 SI TE DEVELOPMENT PLAN 3 I~ PROPOSEDN STREETSCAPE CARL s BAD V I L LAG E D R IVE OPOSEDNEWSTREETSCAPE 023 0014
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PLANTING OR OTHER LANDSCAPE
ELEMENTS MAY NOT EXCEED 30"
HEIGHT WITHIN THE SITE TRIANGLES
OR SITE DISTANCE LINES, TYP.
PROPOSED
BUILDING A
FF=66.88
• •
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WETLAND UNIT 8-16 PLANTED
AMENITY/ BIKE
PARKING
PATIO
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, '! t ~---~·
PERIMETER
SCREENING WALL
POOL ENCLOSURE GA TE
LOBBY/ LEASING OUTDOOR BBQ AND
SOCIAL COOKING
EXPERIENCE
POOL LOUNGE
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OD
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EASEMENT#5 PER ~ ~
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ELEV
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/
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RAMP WITH HANDRAILS
AMENITY
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0 VI
0 VI
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.........._
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PROPOSED TRASH ENCLOSURE
/
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• • 4 .,
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TRASH
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.J /
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0
TRASH
___________ ....J □
RDY
0 0
INS ROY
INS RDY
INS ROY
0 0
INS CAP
INS
INS CAP
Cl 0 ~----~-------
INS
/
PROPOSED PARKING
STRUCTURE (RESIDENTIAL)
FF=68.40 -----~
INS CAP
CAP
INS
INS CAP
0 0
INS CAP
INS CAP
y 0
CAP
CAP
0
0
AMEN ED SOILS FOR
DI PERSION AREA
EASEMENT#J PER
CIVIL DRAWINGS
PROP. PVT. BMP #2 MODULA~
WETLAND UNIT 8-8 P'~LA~NofJT~ED[)__'~~;:::;.:::; __ ~-~j ,-----.,□ 0
INS
CAP
PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RATIO OF 2:1.
,----_J
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SIIRl·.tlTTA •
DA-=:
1 j / ~j / j
c;Hf-I
Tl-_:::
SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
LANDSCAPE
PLANTING
PALETTE
L1.02July 17, 2024 Item #1 211 of 312
BUILDING FOUNDATION SHRUBS: SUCH AS (75% -15 GAL & 25% -5 GAL)
BOTANICAL NAME
CRASSULA SPP.
LEUCADENDRON 'RED GEM'
LEUCOPHYLLUM ZVGOPHYLLUM
'CIMARRON'
OLEA EUROPAEA 'LITTLE OLLIE'
PHORMIUM SPP.
RHAPHIOLEPIS UMBELLATA 'MINOR'
RHAPHIOLEPIS X 'MONTIC'
SENECIO DECARYI
I COMMON NAME
CRASSULA
RED GEM CONEBUSH
BLUE RANGER SAGE
LITTLE OLLIE OLIVE
NEX ZEALAND FLAX SPECIES
DWARF INDIAN HAWTHORN
MAJESTIC BEAUTY INDIAN
HAWTHORN
MADAGASCAR SENECIO
WESTRINGIA FRUTICOSA 'BLUE GEM' BLUE GEM COAST ROSEMARY
SIZE I WUCOLS I HEIGHT
5GAL LOW 6"-8"
15 GAL LOW 8-10'
15 GAL VERY LOW 3'
5GAL LOW 6'-8'
15 GAL LOW 5'-7'
15 GAL LOW 4'-6'
15 GAL LOW 4'-6'
5GAL LOW 48"
5GAL LOW 4'-6'
ORNAMENTAL SUCCULENTS, SHRUBS & GRASSES: SUCH AS (40% -1 GAL, 40%-5 GAL & 20% -15 GAL)
BOTANICAL NAME
ACACIA COGNATA 'ACCOG01'
AGAVESPP.
ALOESPP.
CALLISTEMON VIMINALIS 'LJ1'
CEANOTHUS GRISEUS HORIZONTALIS
'YANKEE POINT'
DIANELLA SPP.
FESTUCA MAIREI
LANTANA X 'NEW GOLD'
LEONOTIS LEONURUS
LOMANDRA SPP.
MUHLENBERGIA DUBIA
OLEA EUROPAEA 'LITTLE OLLIE'
PENNISETUM SPATHIOLATUM
RHAPHIOLEPIS INDICA 'CLARA'
RHAPHIOLEPIS UMBELLATA 'MINOR'
ROSMARINUS OFFICINALIS
'HUNTINGTON CARPET'
SALVIA GREGGll 'FURMAN'S RED'
1 COMMON NAME
COUSIN ITT LITTLE RIVER
WATTLE
AGAVE SPECIES
ALOE SPECIES
BETTER JOHN BOTTLEBRUSH
YANKEE POINT CEANOTHUS
FLAX LILY SPECIES
ATLAS FESCUE
NEW GOLD LANTANA
LION'S TAIL
DWARF MAT RUSH
PINEMUHLY
LITTLE OLLIE OLIVE
SLENDER VELDT GRASS
INDIAN HAWTHORN
DWARF INDIAN HAWTHORN
HUNTINGTON CARPET
ROSEMARY
FURMAN'S RED TEXAS SAGE
SALVIA LEUCANTHA 'SANTA BARBARA' SANTA BARBARA SAGE
SESLERIA AUTUMNALIS AUTUMN MOOR GRASS
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
SIZE
5GAL
15 GAL
5GAL
5GAL
5GAL
5GAL
1 GAL
5GAL
5GAL
1 GAL
1 GAL
5GAL
1 GAL
5GAL
5GAL
5GAL
5GAL
5GAL
1 GAL
1 GAL
STORMWATER TREATMENT SHRUBS & GRASSES: SUCH AS (50% -1 GAL & 50% -5 GAL)
BOTANICAL NAME
CAREX PRAEGRACILIS
CHONDROPETALUM TECTORUM
JUNCUS PATENS
LEYMUS CONDENSATUS 'CANYON
PRINCE'
I COMMON NAME
CALIFORNIA FIELD SEDGE
SMALL CAPE RUSH
CALIFORNIA GRAY RUSH
CANYON PRINCE WILD RYE
SIZE
1 GAL
5GAL
5GAL
1 GAL
I WUCOLS I
VERY LOW
LOW
LOW
LOW
LOW
LOW
LOW
VERY LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
MODERATE
MODERATE
HEIGHT
24"-36"
4'-5'
3'-5'
4'-5'
36"
24"
24"
12"-24"
5'-6'
24"
24"
6'-8'
24"
4'-6'
4'-6'
12"-24"
24"-36"
24"-36"
24"
2'-6'
1 WUCOLS I HEIGHT
MODERATE 8"-12"
LOW
LOW
LOW
3'-4'
24"
2'-3'
SPREAD O.C. SPACING
N/A 18"
6'-8' 5'
3-4' 30"
6'-8' 36"
3' 36"
24"-36" 30"
24"-36" 30"
48" 36"
36"-48" 36"
SPREAD O.C. SPACING
4-6' 42"
4-'5' 48"
2-5' 18"-48"
4'-5' 6'-8'
60" 6'
24" 18"
24" 18"
4'-6' 36"
4'-5' 36"
24" 24"
36" 30"
6'-8' 36"
24" 15"
4'-6' 42"
24"-36" 30"
8' 5'
24"-36" 24"
24"-36" 30"
24" 12"
N/A 48"
SPREAD O.C. SPACING
18"-24" 15"
3'-4' 36"
24" 15"
2'-3' 24"
. . ( •
(QTY. 9)
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(QTY. 14)
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(QTY. 5)
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PROPOSED PLANTING PALETTE
PROPOSED STREET TREES ALONG CARLSBAD VILLAGE DRIVE (100% 36" BOX) -SHALL BE APPROVED BY THE CITY PARKS DEPT.
BOTANICAL NAME COMMON NAME SIZE WUCOLS I HEIGHT
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA TREE 36" BOX MODERATE 30'
PROPOSED STREET TREES ALONG OAK AVENUE (100% 36" BOX) -SHALL BE APPROVED BY THE CITY PARKS DEPT.
BOTANICAL NAME COMMON NAME
CERCIS CANADENSIS 'FOREST PANSY' EASTERN REDBUD
PARKING LOT TREES SUCH AS (100% 36" BOX)
BOTANICAL NAME
ELAEOCARPUS DECIPIENS
LAGERSTROEMIA SPP.
LOPHOSTEMON CONFERTUS
PODOCARPUS GRACILIOR
ULMUS PARVIFILIA 'DRAKE'
COMMON NAME
JAPANESE BLUEBERRY TREE
CRAPE MYRTLE
BRISBANE BOX
FERN PINE TREE
DRAKE CHINESE ELM
POOL ENCLOSURE TREES SUCH AS (100% 36" BOX OR 15' BTH)
BOTANICAL NAME COMMON NAME
ARCHONTOPHOENIX ALEXANDRAE KING PALM
MAGNOLIA GRANDI FLORA SOUTHERN MAGNOLIA TREE
PHOENIX RECLINATA SENEGAL DATE PALM
SIZE
36" BOX
SIZE
36" BOX
36" BOX
36" BOX
36" BOX
36" BOX
SIZE
36" BOX
36" BOX
15' BTH
RESIDENTIAL COURTYARD TREES SUCH AS (50% 36" BOX, 30% 48" BOX, 20% 60" BOX))
BOTANICAL NAME
ALOE TONGAENSIS 'MEDUSA'
ALOE 'HERCULES'
ARBUTUS 'MARINA'
COMMON NAME
MOZAMBIQUE TREE ALOES
HERCULES TREE ALOE
MARINA STRAWBERRY TREE
CERCIS CANADENSIS 'FOREST PANSY' EASTERN REDBUD TREE
DRACAENA DRACO
OLEA EUROPAEA 'SWAN HILL'
PLATANUS RACEMOSA
QUERCUS VIRGINIANA
LAGERSTROMIA SPP.
ULMUS PARVIFOLIA 'DRAKE'
DRAGON TREE
SWAN HILL OLIVE TREE
CALIFORNIA SYCAMORE TREE
SOUTHERN LIVE OAK TREE
CRAPE MYRTLE
DRAKE CHINESE ELM TREE
SIZE
36" BOX
36" BOX
60" BOX
36" BOX
48" BOX
18' X 18'
36" BOX
60" BOX
36" BOX
36" BOX
LOW HEIGHT PARKWAY SHRUBS & GRASSES: SUCH AS (50%-1 GAL & 50%-5 GAL)
BOTANICAL NAME
CALLISTEMON VIMINALIS 'LJ1'
CARISSA MACROCARPA 'GREEN
CARPET'
DIANELLA REVOLUTA 'LITTLE REV'
LOMANDRA CONFERTIFOLIA 'LIME
TIGHT'
MUHLENBERGIA DUBIA
SESLERIA AUTUMNALIS
COMMON NAME
BETTER JOHN BOTTLEBRUSH
GREEN CARPET NATAL PLUM
LITTLE REV FLAX LILY
LIME TIGHT MAT RUSH
PINE MUHLY
AUTUMN MOOR GRASS
WESTRINGIA FRUTICOSA 'GREY BOX' DWARF COAST ROSEMARY
TALL EVERGREEN SCREENING SHRUBS: SUCH AS (100% -15 GAL.)
BOTANICAL NAME COMMON NAME
DODONAEA VISCOSA 'PURPUREA' PURPLE-LEAFED HOP-BUSH
FEIJOA SELLOWIANA PINEAPPLE GUAVA
LAURUS NOBILIS BAY LAUREL
LIGUSTRUM JAPONICUM 'TEXANUM' WAXLEAF PRIVET
PODOCARPUS ELONGATUS 'MONMAL' ICEE BLUE YELLOW-WOOD
PODOCARPUS MACROPHYLLUS YEW PINE
PRUNUS CAROLINIANA 'MONUS'
WESTRINGIA 'WYNYABBIE GEM'
BRIGHT 'N TIGHT CAROLINA
LAUREL CHERRY
COAST ROSEMARY
SIZE
5GAL
5GAL
5GAL
1 GAL
1 GAL
1 GAL
5GAL
SIZE
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RA TIO OF 2: 1.
WUCOLS I HEIGHT
MODERATE 25'-30'
WUCOLS I HEIGHT
MODERATE 20'-35'
MODERATE 20'-30'
MODERATE 50'
MODERATE 20'-60'
MODERATE 40'
WUCOLS I HEIGHT
MODERATE 70'
MODERATE 30'
MODERATE 35'
WUCOLS I HEIGHT
LOW 12'
LOW 25'-40'
LOW
MODERATE
VERY LOW
LOW
MODERATE
MODERATE
MODERATE
MODERATE
25'-40'
12'-20'
15'-20'
25'-35'
50'
50'
20'-30'
40'
WUCOLS I HEIGHT
LOW 4'-5'
LOW
LOW
LOW
LOW
MODERATE
LOW
WUCOLS I
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
MODERATE
LOW
12"-18"
18"-24"
2'-3'
3'
8"-12"
24"-36"
HEIGHT
12'-16'
18'-25'
25'
8'
15'-25'
8'
10'
4'-6'
SPREAD
60'
SPREAD
15'-20'
SPREAD
20'-35'
15'-20'
20'
10'-25'
30'
SPREAD
10'-15'
60'
10'-15'
SPREAD
6'
12'-25'
15'-20'
15'-25'
15'-20'
20'-30'
30'
60'
15'-20'
30'
SPREAD
4'-5'
48"
18"-24"
2'-3'
3'
811-1211
24"-36"
SPREAD
8'-12'
18'-25'
20'
15'
4'
4'
6'
36"-48"
QUANTITY
9
QUANTITY
11
QUANTITY
TBD
TBD
TBD
TBD
TBD
QUANTITY
TBD
TBD
TBD
QUANTITY
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
O.C. SPACING
36"
30"
18"
24"
30"
12"
24"
O.C. SPACING
48"
30"
48"
36"
SITE DEVELOPMENT PLAN
SDP 2023-0014
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
LANDSCAPE
PLANTING
NOTES
L1.03July 17, 2024 Item #1 212 of 312
CITY OF CARLSBAD -GENERAL PLANTING NOTES
1. THE PLANTING PLAN IS DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE. PLANT
SYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED.
A. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THE
CONVENIENCE OF THE CONTRACTOR.
8. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE DISCREPANCIES BETWEEN
QUANTITIES AND SYMBOLS SHOWN.
2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT,
PER MANUFACTURERS SPECIFICATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENT
OF ANY PLANTING OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPLETELY DIE BACK,
INCLUDING THE ROOTS BEFORE PROCEEDING WITH WORK.
3. LANDSCAPE CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHORIZED
TESTING AGENCY TO THE LANDSCAPE ARCHITECT 30 DAYS BEFORE BEGINNING WORK.
4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS
SHALL BE THOROUGHLY SOAKED.
5. ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF LESS THAN 10%, SHALL BE CROSS-RIPPED
TO A DEPTH OF SIX (6") INCHES AND AMENDMENTS, PER THE RECOMMENDATION OF THE SOILS
REPORT, SHALL BE SPREAD EVENLY AND THOROUGHLY BLENDED IN PER 1,000 SQUARE FEET
(QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS):
A. SEE PLANTING SPECIFICATION FOR BID AMENDMENTS.
6. PLANT BACK FILL SHALL BE PER THE PLANTING SPECIFICATIONS.
7. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGNATED NURSERY CONTAINER. SEE PLANTING
DETAILS.
8. PLANT MATERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVE
BEEN GROWN IN CONTAINERS FORA MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS.
9. PLANTS SHALL EXHIBIT HEALTHY GROWTH AND BE FREE OF DISEASES AND PESTS.
10. STAKE ALL TREES PER TREE STAKING DETAIL.
11. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES WITH GALVANIZED
VINE BUTTONS AND GREEN NURSERY TAPE.
12. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK.
13. PLANTS SHALL NOT BE PLACED WITHIN TWELVE (12") INCHES OF SPRINKLER HEADS.
14. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 2% DRAINAGE AWAY FROM ALL
BUILDINGS, STRUCTURES, AND WALLS. FINISHED GRADES SHALL BE SMOOTHED TO ELIMINATE
PUDDLING OR STANDING WATER.
15. FINISHED GRADES SHALL BE TWO (2) INCHES BELOW THE TOP OF CURBS, SILLS, AND WALKWAYS
IN ALL AREAS. WHERE SOD IS LAID NEXT TO THESE IMPROVEMENTS-FINISH GRADE BEFORE
LAYING SOD SHALL BE 2" BELOW THE TOP.
16. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, REMOVING ALL
UNUSED MATERIAL, TRASH, AND TOOLS.
17. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF NINETY (90) DAYS
AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.
18. AT COMPLETION OF ALL WORK OUTLINED IN THESE PLANS, THE LANDSCAPE CONTRACTOR SHALL
CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF
WORK ARE COMPLETED. WORK MUST BE FULLY COMPLETED ACCORDING TO ALL PLANS AND
SPECIFICATIONS AND MUST BE COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BE
ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD
19. THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK:
A. DAILY WATERING OF ALL PLANT MATERIAL.
8. WEEKLY MOWING OF ALL TURF AREAS.
C. WEEDING AND REMOVAL OF ALL WEEDS FROM GROUND COVER AREAS.
D. REPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.
E. FILLING AND REPLANTING OF ANY LOW AREAS WHICH MAY CAUSE STANDING WATER.
F. ADJUSTING OF SPRINKLER HEAD HEIGHT AND WATERING SYSTEM.
G. FILLING AND RECOMPACTION OF ERODED AREAS.
H. WEEKLY REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AND ALL FOREIGN DEBRIS.
I. AT 30 DAYS AFTER PLANTING, AMMONIUM SULFATE SHALL BE APPLIED TO LAWN AREAS AT THE
RATE OF 5 LBS. PER 1,000 SQUARE FEET.
J. AT 60 DAYS AFTER PLANTING AND PRIOR TO THE END OF THE NINETY (90) DAY MAINTENANCE
PERIOD, BEST FERTILIZER COMPANY 16-6-8 (OR EQUAL) SHALL BE APPLIED AT THE RATE OF 6
LBS. PER 1,000 SQUARE FEET TO LAWN AREAS AND PLANTING AREAS.
20. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNER
AND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST ACCEPT ALL MAINTAINED AREAS IN
WRITING PRIOR TO END OF MAINTENANCE PERIOD.
21. ALL GROUND COVERS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEAL TH
FOR A PERIOD OF NINETY (90) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINAL
ACCEPTANCE. ALL SHRUBS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND
HEALTH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD AND
FINAL ACCEPTANCE. ALL TREES SHALL BE GUARANTEED BY THE CONTRACTOR TO LIVE AND
GROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR AFTER COMPLETION
OF THE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.
22. THE CONTRACTOR, WITHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY THE LANDSCAPE
ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT MATERIALS,
WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE
GUARANTEE. REPLACEMENT SHALL BE MADE WITH PLANT MATERIALS AS
INDICATED OR SPECIFIED ON THE ORIGINAL PLANS, AND ALL SUCH
REPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR THE
ORIGINAL MATERIAL GUARANTEE
23. ALL EXISTING LANDSCAPING DESIGNATED TO REMAIN INCLUDING ALL AREAS MAINTAINED BY THE
CARLSBAD REASEARCH CENTER OWNERS ASSOCIATION (CRC ASSOCIATION), SHALL BE
PROTECTED IN PLACE. ANY DAMAGED LANDSCAPING (PLANTING IRRIGATIONN, OR HARDSCAPE)
SHALL BE REPLACED IN KIND AS APPROPRIATE TO MEET LANDSCAPE MANUAL AND CRC SPECIFIC
PLAN REQUIREMENTS
24. ALL ABOVE GROUND UTILITIES ARE TO BE SCREENED WITH PLANTING MATERAIL
CITY OF CARLSBAD SLOPE REQUIREMENTS
SECTION 7 REQUIREMENTS
A. SLOPE PLANTING
1. AREAS OF APPLICATION (PLANTING)
• SLOPES -6:1 OR STEEPER AND:
• 3 FEET OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE
AT A MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING.).
• GREATER THAN 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION
CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.
• IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL
MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4.
• AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WHEN THEY HAVE
ONE OR MORE OF THE FOLLOWING CONDITIONS:
• SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN SIX (6) MONTHS OF
COMPLETION OF ROUGH GRADING.
• A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
• IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
2. SLOPE PLANTING STANDARDS
SLOPES REQUIRING EROSION CONTROL MEASURES, AS SPECIFIED ABOVE, SHALL BE TREATED WITH ONE
OR MORE OF THE FOLLOWING PLANTING STANDARDS:
A. STANDARD #1 -COVER CROP/ AND EROSION CONTROL MATTING
• COVER CROP SHALL BE A SEED MIX TYPICALLY COMPDSED OF QUICK GERMINATING AND FAST
COVERING GRASSES, CLOVERS AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY
APPROVAL PRIOR TO APPLICATION.
• THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE NINETY
(90%) PERCENT COVERAGE WITHIN THIRTY (30) DAYS.
• TYPE OF EROSION CONTROL MATTING SHALL BE AS APPROVED BY THE CITY AND AFFIXED TO THE
SLOPE AS RECOMMENDED BY THE MANUFACTURER.
• ON SLOPES 3 FEET OR LESS IN VERTICAL HEIGHT WHERE ADJACENT TO PUBLIC WALKS OR
STREETS:
WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15, EROSION CONTROL MATTING
SHALL BE REQUIRED.
DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR EROSION CONTROL MATTING
MAYBE USED.
• ON SLOPES GREATER THAN 3 FEET IN HEIGHT, EROSION CONTROL MATTING SHALL BE REQUIRED
AND A COVER CROP SHALL NOT BE USED, UNLESS OTHERWISE APPROVED BY THE CITY.
8. STANDARD #2 -GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO
HAVE EXCELLENT SOIL BINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTED
MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
C. STANDARD #3 -LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) SHALL COVER
A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
D. STANDARD #4 -TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A
MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET.
3. PLANTS
PLANT MATERIALS USED ON SLOPES SHALL BE THOSE SPECIES THAT ARE KNOWN TO HAVE LOW WATER
REQUIREMENTS AND ROOTING SYSTEMS OF VARIOUS DEPTHS THAT WILL MINIMIZE EROSION AND SOIL
SLIPPAGE.
SITE DEVELOPMENT PLAN
SDP 2023-0014
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
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40'10' 20'
1"
=
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2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
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3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
RECYCLED
WATER USE
PLAN
L1.04July 17, 2024 Item #1 213 of 312
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NOTES
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GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
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0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
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3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
CONCEPTUAL
WATER
CONSERVATION
PLAN
L1.05July 17, 2024 Item #1 214 of 312
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.• \ ---7'1--~ HYDROZONE PLANT FACTOR (PF) HYDROZONE AREA (SF) ZONE OR VALVE IRRIGATION METHOD
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~~~~~~ HIGH 0.8 1,000 3.7% TBD POOL ~-----~------~------~----~-----~------~
I
WATER CONSERVATION FEATURES
1. PLANTING DESIGN EMPHASIZES WATER EFFICIENCY WITH USE OF NATIVE, LOW WATER USE,
LOW MAINTENANCE, AND DROUGHT TOLERANT PLANTS
2. TREES, VINES, AND SCREENING PLANTS USED ALONG BUILDIGN FACADE FOR NATURAL
HEATING AND COOLING OPPORTUNITIES
3. SUN ORIENTATION ACCOUNTED FOR WHEN SELECTING TREE LOCATIONS
4. SOIL ANALYSIS WILL BE COMPLETED FOR SPECIFIC SOIL AMENDMENTS PRIOR TO PLANT AND
IRRIGATION INSTALLATION
5. TREES WILL REDUCE EVAPORATION AND SOIL AND BLOCK WIND
6. LIMITED TURF GRASS AREAS UTILIZED AS OPEN GATHERING AND AMENITY SPACE
7. EFFICIENT IRRIGATION SYSTEM WILL WATER DEEPLY AND INFREQUENTLY, WATERED IN
EVENING OR EARLY MORNING, WILL BE MONITORED TO ACCOMMODATE CHANGING WEATHER
CONDITIONS, INSTALLATION OF RAIN-SENSOR DEVICES, ELIMINATE RUNNOFF
8. ORGANIC MULCH WILL BE UTILIZED THROUGHOUT PLANTING AREAS TO KEEP PLANT ROOTS
COOL, MINIMIZE EROSION, AND REDUCE WEED GROWTH.
9. REGULAR MAINTENANCE WILL BE DONE TO ENSURE ALL OF THE ABOVE
NOTES
ONLY SUB-SURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION
WITHIN 24" OF ANY IMPERMEABLE SURFACE UNLESS ADJACENT IMPERMEABLE
SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN
ENTIRELY INTO A LANDSCAPED AREA.
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IRRIGATION WATER BUDGET CALCULATION
MAWA WATER BUDGET:
(ETo) (0.62) [ (ETAF) (LA)+ (ETAF) (SLA)]
I (40) (0.62) l I (0.45) (27,054) + (0.55) (1) l = 301,936 GAL.NR.
ETWU ESTIMATED TOTAL WATER USE:
[ (ETo) (0.62)] [ (PF x HA I IE)+ SLA]
HYDROZONE 1: [ (40) (0.62) I[ (0.3 x 23,32310.81) + 1 ] = 214,224.9 GAL./YR.
HYDROZONE 2: [ (40) (0.62) I[ (0.5 x 2,73110.81) + 1 ] = 41,807.8 GAL.NR
HYDROZONE 3: [ (40) (0.62)] [ (0.8 x O / 0.80) + 1 ] = 0 GAL/YR
HYDROZONE 4: [ (40) (0.62)] [ (0.8x1,00011.00) + 1] = 19,840 GAL.IYR
(o 'a
ESTIMATED TOTAL WATER USE= 275,872.7 GAL.NR.
ETWU = 26.063 LESS THAN MAWA
MAXIMUM APPIED WATER ALLOWANCE
MAXIMUM APPi ED WATER ALLOWANCE (MAWA)
COMMERCIAUINDUSTRIAL:
MAWA = (ET0)(0.62)[(0.45 X LA)+ (0.55 X SLA)]
MAWA MAXIMUM APPLIED WATER ALLOWANCE IN
GALLONS PER YEAR.
ETO EVAPOTRANSPIRATION IN INCHES PER YEAR.
0.62 CONVERSION FACTOR TO GALLONS
PER SQUARE FOOT.
0.55/.045 (X LA) ET ADJUSTMENT FACTOR (ETAF) FOR
PLANT FACTORS AND IRRIGATION EFFICIENCY.
LA LANDSCAPED AREA INCLUDES SPECIAL
LANDSCAPED AREA IN SQUARE FEET.
0.4510.55 (X SLA) THE ADDITIONAL ET ADJUSTMENT
FACTOR FOR A SPECIAL LANDSCAPED AREA
(EG, 1.0 -0.55 = 0.45 OR 1.0 -0.45 = 0.55)
SLA SPECIAL LANDSCAPED AREA IN SQUARE FEET
ESTIMATED TOTAL WATER USE (ETWU)
ETWU = (ET0)(0.62) [ (PF x HA) / IE + SLA]
ETWU ESTIMATED TOTAL WATER USE IN GALLONS
PER YEAR.
ETO EVAPOTRANSPIRATION IN INCHES PER YEAR.
0.62 CONVERSION FACTOR TO GALLONS PER
SQUARE FOOT.
PF PLANT FACTOR FROM WUCOLS Ill
HA HYDROZONE AREA IN SQUARE FEET. EACH HA
SHALL BE CLASSIFIED BASED UPON THE DATA
INCLUDED IN THE LANDSCAPE AND IRRIGATION
PLAN AS HIGH, MODERATE, LOW, OR VERY LOW
WATER USE.
IE IRRIGATION EFFICIENCY OF THE IRRIGATION
METHOD USED IN THE HYDROZONE.
SLA SPECIAL LANDSCAPED AREA IN SQUARE FEET.
DECLARATION OF RESPONSIBLE CHARGE
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S
LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE
REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE
WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I
CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO
PROVIDE EFFICIENT USE OF WATER.
DATE: 08/1112023
IAN MORRIS
GROUNDLEVEL LANDSCAPE ARCHITECTURE
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
PH: (619) 325-1990
REGISTRATION NO: 4988
EXPIRATION DATE:03/31/2024
SITE DEVELOPMENT PLAN
SDP 2023-0014
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[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
L1.06
CONCEPTUAL
MAINTENANCE
RESPONSIBILITY
PLAN
July 17, 2024 Item #1 215 of 312
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PROPERTY OWNER.
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
EXISTING TREE
SURVEY
L1.07July 17, 2024 Item #1 216 of 312
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APPROVED BY THE BY THE CITY PARKS DIVISION
-----' LIMIT OF WORK
----'
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,ITREE REMOVAL WITHIN RIGHT OF WAY TO BE
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CARLSBAD VILLAGE DRIVE __,..,.-JTREcRt:MO\fALWITRI~ RIGHT OF WAY TO BE
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TREE REMOVAL WITHIN
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APPROVED BY THE B\1
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~ ' '
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LIMIT OF WORK '-/ --
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PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RATIO OF 2:1.
II --LIMIT OF WORK/ PROPERTY LINE .:;;.;;~~~~~~~
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SITE DEVELOPMENT PLAN
SDP 2023-0014
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LANDSCAPE ARCHITECTURE
SIIRl•/ITT.A. •
c;Hf-I
Tl-_:::
SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
EXISTING TREE
SURVEY
L1.08July 17, 2024 Item #1 217 of 312
TREE PROTECTION NOTES
1. PRIOR TO ANY DISTURBANCE TO THE SITE, THE OWNER/PERMITTEE SHALL
MAKE ARRANGEMENTS FOR A PRE-CONSTRUCTION MEETING WITH THE CITY
OF SAN DIEGO MITIGATION MONITORING COORDINATION SECTION (MMC), THE
RESIDENT ENGINEER (RE) AND/OR BUILDING INSPECTOR, CERTIFIED
CONSUL TING ARBORIST, CONSTRUCTION MANAGER, AND LANDSCAPE
PROFESSIONAL.
2. THE CONSTRUCTION MANAGER IS RESPONSIBLE FOR PREVENTING DAMAGE
TO TREES.
a) CONSTRUCTION AND MAINTENANCE STAFF SHALL AVOID UNNECESSARY
ACTIVITIES WITHIN THE DRIPLINE OF TREES.
b) FINES SHALL BE ASSESSED TO THOSE INDIVIDUALS FOUND TO BE
RESPONSIBLE FOR THE ILLEGAL REMOVAL OR DAMAGE OF PROTECTED
TREES.
3. ANY DAMAGE OR INJURY TO TREES SHALL BE REPORTED WITHIN 24 HOURS TO
MMC BY THE CERTIFIED CONSUL TING ARBORIST.
4. THE CERTIFIED CONSUL TING ARBORIST SHALL BE RESPONSIBLE FOR
ESTABLISHING, IMPLEMENTING, AND MAINTAINING THE TREE PROTECTION
ZONE AS SHOWN ON THESE PLANS DURING THE ENTIRE CONSTRUCTION
PERIOD:
a) STAKE THE COMPLETE DRIPLINE.
b) ROOTS SHALL BE CLEANLY CUT BACK APPROX. 6" FROM THE LIMIT OF
DISTURBANCE, UNLESS OTHERWISE DIRECTED BY THE CERTIFIED
CONSULTING ARBORIST.
c) INSTALL A TEMPORARY 6-FT HIGH CHAIN LINK FENCE AROUND THE
IDENTIFIED DRIPLINE, UNLESS OTHERWISE DIRECTED BY THE CERTIFIED
CONSULTING ARBORIST.
d) ATTACH AN ORANGE OR YELLOW PROTECTIVE FENCE (MIN. 3' HIGH_ TO THE
CHAIN LINK FENCE.
e) WHEN AREAS UNDER THE TREE CANOPY CANNOT BE FENCED, ANOTHER
METHOD SHALL BE REQUIRED, AS RECOMMENDED BY THE CERTIFIED
CONSULTING ARBORIST AND APPROVED BY MMC.
~ POST "KEEP our SIGNS IN BOTH SPANISH AND ENGLISH TO THE CHAIN LINK
FENCE.
g) PLACE STORY POLES WHERE PROPOSED BUILDING(S) AND TREE BRANCHES
INTERFACE.
h) SUBMIT TO MMC A TREE MAINTENANCE SCHEDULE PREPARED BY THE
CERTIFIED CONSUL TING ARBORIST.
i) IF A TREE IS ADJACENT TO OR IN THE IMMEDIATE PROXIMITY TO A GRADE
SLOPE OF 8% (23 DEGREES) OR MORE, PROVIDE ADEQUATE EROSION
CONTROL.
5. THE CERTIFIED CONSUL TING ARBORIST SHALL VERIFY IN WRITING TO THE
OWNER/PERMITTEE THAT THE TREE PROTECTION ZONE HAS BEEN
ESTABLISHED.
6. THE OWNER/PERMITTEE SHALL SUBMIT THE CERTIFIED CONSUL TING
ARBORIST'S VERIFICATION LETTER TO MMC BEFORE SCHEDULING A SITE
INSPECTION WITH MMC, THE RE AND/OR BUILDING INSPECTOR, CERTIFIED
CONSUL TING ARBORISTS, AND LANDSCAPE PROFESSIONAL.
7. RESTRICTIONS WITH THE TREE PROTECTION ZONE TO BE MONITORED BY THE
CERTIFIED CONSUL TING ARBORIST AS FOLLOWS:
a) TREE PRUNING OR ROOT PRUNING WILL ONLY OCCUR UNDER THE
GUIDANCE OF THE CERTIFIED CONSUL TING ARBORIST WITH WRITTEN
APPROVAL FROM MMC.
b) PRUNING FOR THE VERTICAL CLEARANCE OF BUILDINGS, TRAFFIC, AND
CONSTRUCTION EQUIPMENT SHALL BE PREFORMED BY THE CERTIFIED
CONSULTING ARBORIST ONLY.
c) CONSTRUCTION EQUIPMENT AND MATERIALS SUCH AS STOCKPILING OF
SOIL, VEHICLE USE, FOOT TRAFFIC, UTILITY CONTAINERS, AND STORAGE OF
ANY KIND, ARE PROHIBITED.
d) THE EXISTING GRADE SHALL NOT BE DISTURBED UNLESS OTHERWISE
APPROVED BY MMC, THE RE, AND/OR BUILDING INSPECTOR.
e) ROOT SYSTEMS SHALL BE PROTECTED FROM FLOODING, EROSION,
CHEMICAL SPILLS, AND EXCESSIVE VARIATIONS IN SOIL MOISTURE BY
CONSTRUCTION ACTIVITY.
8. ANY MODIFICATIONS AND/OR ADDITIONS TO THE APPROVED TREE
PROTECTION ZONE SHALL BE SUBMITTED BY THE CERTIFIED CONSUL TING
ARBORIST WITH ADEQUATE INFORMATION TO MMC FOR APPROVAL.
9. THE OWNER/PERMITTEE SHALL BE RESPONSIBLE FOR A MINIMUM 3 YEAR
MONITORING AND MAINTENANCE PERIOD, DESIGNED BY THE CERTIFIED
CONSUL TING ARBORIST AFTER CONSTRUCTION TO ENSURE THE SUCCESS OF
PROTECTED AND/OR REPLACEMENT TREES.
10.THE CERTIFIED CONSULTING ARBORIST SHALL PROVIDE ANNUAL REPORTS
TO AND REQUEST INSPECTIONS FROM MMC DURING THE MONITORING AND
MAINTENANCE PERIOD.
PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RA TIO OF 2: 1.
TREE SUREVY -TO REMOVE
NUMBER TREE SPECIES
T-1 FICUS MICROCARPA
T-2 FICUS MICROCARPA
T-3 FICUS MICROCARPA
T-4 FICUS MICROCARPA
T-5 FICUS MICROCARPA
T-6 FICUS MICROCARPA
T-7 FICUS MICROCARPA
T-8 FICUS MICROCARPA
T-9 FICUS MICROCARPA
T-10 FICUS MICROCARPA
T-11 FICUS MICROCARPA
T-12 FICUS MICROCARPA
T-13 FICUS MICROCARPA
T-14 FICUS MICROCARPA
T-15 FICUS MICROCARPA
T-16 FICUS MICROCARPA
T-17 FICUS MICROCARPA
T-18 FICUS MICROCARPA
T-19 FICUS MICROCARPA
T-20 EUCALYPTUS SPP.
T-21 EUCALYPTUS SPP.
T-22 FICUS MICROCARPA
T-23 FICUS MICROCARPA
T-24 FICUS MICROCARPA
T-25 FICUS MICROCARPA
T-26 FICUS MICROCARPA
T-27 FICUS MICROCARPA
T-28 FICUS MICROCARPA
T-29 FICUS MICROCARPA
T-30 FICUS MICROCARPA
T-31 FICUS MICROCARPA
T-32 FICUS MICROCARPA
T-33 FICUS MICROCARPA
T-34 FICUS MICROCARPA
CALIPER ACTION
12" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
4" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
10" PROPOSED
REMOVAL
MULTI REMOVE
14" REMOVE
0'-10" REMOVE
16" REMOVE
10" REMOVE
6" REMOVE
10" REMOVE
6" REMOVE
10" REMOVE
16" REMOVE
16" REMOVE
6" REMOVE
8" REMOVE
8" REMOVE
12" REMOVE
10" REMOVE
10" REMOVE
12" REMOVE
12" REMOVE
10" PROPOSED
REMOVAL
10" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
4" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
SITE DEVELOPMENT PLAN
SDP 2023-0014
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0
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619 325 1990
GroundLevelSD.comGL Project #22139
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CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
SHADE
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L1.09July 17, 2024 Item #1 218 of 312
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LANDSCAPE PERCENTAGE
l~I UNCOVERED HARDSCAPE AREA
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(36,272 TOTAL)
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GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
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-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
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3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
LANDSCAPED
PARKING LOT
EXHIBIT
L1.10July 17, 2024 Item #1 219 of 312
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SITE
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2023-0014
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ARCHITECTURAL SYMBOLS
DETAIL
BUILDING SECTION
WALL SECTION
INTERIOR ELEVATION
EXTERIOR ELEVATION
ELEVATION MARK
WINDOW MARK
DOOR MARK
WALL TYPE
WORK POINT
NOTE
ACCESSIBLE PATH OF TRAVEL
FENCE
EXIT SIGN
ALIGN FINISHES
SMOKE DETECTOR
COMBINATION SMOKE / CARBON
MONOXIDE DETECTOR
FIRE EXTINGUISHER
AREA DRAIN
FLOOR DRAIN
FLOOR MATERIAL TRANSITION
SECURITY OPENING
1
A101
1
A101
1
A101
A900
A
B
C
D
1
A101
1
WPT
SD
FE
FMC
01
AD
FD
CS
PROJECT TEAM
OWNER
GRT CARLSBAD VILLAGE, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANT
TOOLEY INTERESTS, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANTS REPRESENTATIVE
ATLANTIS GROUP
TEL: 925.708.3638
CONTACT: JONATHAN FRANKEL
ARCHITECT
KFA, LLP
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
TEL: 310.399.7975 x210
CONTACT: GINA WELCH
CIVIL ENGINEER
PROJECT DESIGN CONSULTANTS (BOWMAN COMPANY)
701 B STREET, SUITE 800
SAN DIEGO, CA 92101
TEL: 619.881.3300
CONTACT: MARINA WURST
LANDSCAPE ARCHITECT
GROUNDLEVEL LANDSCAPE ARCHITECTURE, INC
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
TEL: 619.325.1990
IAN MORRIS
SOILS ENGINEER
NOVA SERVICES, INC
4373 VIEWRIDGE AVENUE, STE B
SAN DIEGO, CA 92123
TEL: 858.292.7575 x406
CONTACT: TOM CANADY
WATER AND SEWER:
DEXTER WILSON ENGINEERING, INC.
2234 FARADAY AVENUE
CARLSBAD, CA 92008
TEL: 760.438.4422
CONTACT: FERNANDO FREGOSO, P.E.
FIRE CONSULTANT
DUDEK
TEL: 626.204.9830
CONTACT: DOUGLAS NICKLES, SR FIRE PROTECTION SPECIALIST
ARCHITECTURAL ABBREVIATIONS
AT
DIAMETER
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTIC CEILING TILE
AMERICANS WITH DISABILITIES ACT
ADJACENT
ABOVE FINISH FLOOR
ALTERNATE
ALUMINUM
APPROXIMATELY
ARCHITECT, ARCHITECTURAL
BOARD
BRACE FRAME
BLOCK
BEAM
BETWEEN
BUILT-UP ROOF
CABINET
CAST-IN-PLACE
CEILING JOIST
CENTER LINE
CLOSET
CHAIN LINK FENCE
CEILING
CLEAR
CONCRETE MASONRY UNIT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COORDINATE
CARPET
COURSES
CERAMIC TILE
DEMOLISH
DISABLED ACCESS
DOUBLE
DETAIL
DIAMETER
DIMENSION
DOWN
DOWNSPOUT
DRAWING
EXISTING
ELECTRICAL
ELEVATOR
ENGINEER, ENGINEERING
EDGE OF SLAB
EQUAL
EXTERIOR
FABRICATE
FIRE EXTINGUISHER
FINISH FLOOR
@
Ø
AB
A/C
AC
ACT
ADA
ADJ
AFF
ALT
ALUM
APPROX
ARCH
BD
BF
BLK
BM
BTWN
BUR
CAB
CIP
CJ
CL
CLF
CLG
CLR
CMU
COL
CONC
CONNX
CONST
CONT
CONTR
COORD
CPT
CRS
CT
(D)
DAS
DBL
DET
DIA
DIM
DN
DS
DWG
(E)
ELECT
ELEV
ENGR
EOS
EQ
EXT
FAB
FE
FF
OVERHEAD
OPENING
PROPERTY LINE
PERFORATED
PROTECT IN PLACE
PLASTIC LAMINATE
POINT OF CONNECTION
PRESSURE TREATED
PAINT
PAINTED
QUANTITY
RADIUS or RISER
REFLECTED CEILING PLAN
ROOF DRAIN
REFRIGERATOR
REQUIRED
REVISION or REVISED
ROOF JOIST
ROOM
RIGHT OF WAY
SOLID CORE
SOLID CORE WOOD
SECTION
SQUARE FEET
SHEET
SHEATHING
SIMILAR
SLOPE
SPECIFICATION(S)
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TO BE DETERMINED
THRESHOLD
THICK
TRUSS JOIST
TOP OF
TOP OF CONCRETE
TOP OF PLATE
TOPOGRAPHY
TOP OF SLAB
TOP OF SHEATHING
TOP OF WALL
TREAD
TYPICAL
UNLESS NOTED OTHERWISE
VINYL COMPOSITION TILE
VERTICAL
VERIFY IN FIELD
WITH
WATER CLOSET
WOOD
WATER HEATER
WATERPROOF
WORK POINT
OH
OPNG
PERF
PIP
PLAM
POC
PRT
PT
PTD
QTY
R
RCP
RD
REF
REQ'D
REV
RJ
RM
ROW
SC
SCW
SEC
SF
SHT
SHTG
SIM
SL
SPEC
ST STL
STD
STL
STRUCT
TBD
TH
THK
TJ
TO
TOC
TOP
TOPO
TOS
TOSHTG
TOW
TR
TYP
UNO
VCT
VERT
VIF
W/
WC
WD
WH
WP
WPT
FINISH GRADE
FINISH
FLOOR
FLOOR JOIST
FLOOR MATERIAL CHANGE
FACE OF...
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY
FACE OF GYPSUM SHEATHING
FACE OF STRUCTURAL SHEATHING
FACE OF STUD
FIRE RESISTANT
FINISH SURFACE
GAUGE
GALVANIZED
GRAB BAR
GENERAL CONTRACTOR
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW CORE WOOD
HEADER
HOLLOW METAL
HANDRAIL
HIGH STREGTH STEEL
HEIGHT
INSULATION
INTERIOR
JOIST
LAMINATE
LAVATORY
LINOLEUM
MAXIMUM
MECHANICAL
MANUFACTURER
MINIMUM
MISCELLANEOUS
MASONRY OPENING
MODIFY
MOISTURE RESISTANT
MOUNTED
METAL
NOTE
NEW
NOT IN CONTRACT
NOT TO SCALE
ON CENTER
OWNER FURNISHED-
CONTRACTOR INSTALLED
OWNER FURNISHED-
OWNER INSTALLED
OWNER FURNISHED-
VENDOR INSTALLED
FG
FIN
FLR
FJ
FMC
FO
FOC
FOF
FOM
FOGS
FOSS
FOS
FR
FS
Ga
GALV
GB
GC
GYP BD
HB
HC
HCW
HDR
HM
HR
HSS
HT
INS
INT
JST
LAM
LAV
LIN
MAX
MECH
MFR
MIN
MISC
MO
MOD
MR
MTD
MTL
N
(N)
NIC
NTS
OC
OFCI
OFOI
OFVI
LP
CL
SHEET INDEX
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:45:24 AM
CV
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6
5
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B
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A
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D
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CA
R
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S
B
A
D
,
C
A
,
9
2
0
0
8
G00
COVER SHEET
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
ARCHITECTURAL
A00 SITE PLAN
A10 FIRST FLOOR PLAN
A11 SECOND FLOOR PLAN
A12 THIRD FLOOR PLAN
A13 FOURTH FLOOR PLAN
A14 FIFTH FLOOR PLAN
A15 ROOF PLAN
A20 ELEVATIONS
A21 ELEVATIONS
A22 ELEVATIONS
A23 ELEVATIONS
A24 ELEVATIONS
A25 MASSING DIAGRAMS
A26 MASSING DIAGRAMS
A27 RENDERING
A28 RENDERING
A29 RENDERING
A30 BUILDING SECTIONS
A31 CROSS SECTION DETAILS
A60 ENLARGED UNIT PLANS
A61 ENLARGED UNIT PLANS
A62 ENLARGED UNIT PLANS
A63 ENLARGED UNIT PLANS
A64 ENLARGED UNIT PLANS
A65 ENLARGED UNIT PLANS
A66 ENLARGED UNIT PLANS
GENERAL
G00 COVER SHEET
G01 PROJECT INFORMATION
G03 OPEN SPACE CALCULATIONS
G04 BUILDING AREA
LANDSCAPE
L1.00 SITE PLAN
L1.01 CONCEPTUAL LANDSCAPE PLAN
L1.02 LANDSCAPE PLANTING PALETTE
L1.03 LANDSCAPE PLANTING NOTES
L1.04 RECYCLED WATER USE PLAN
L1.05 CONCEPTUAL WATER CONSERVATION PLAN
L1.06 CONCEPTUAL MAINTENANCE RESPONSIBILITY PLAN
L1.07 EXISTING TREE SURVEY
L1.08 EXISTING TREE SURVEY
L1.09 SHADE COVERAGE EXHIBIT
L1.10 LANDSCAPED PARKING LOT EXHIBIT
SITE DEVELOPMENT PLAN SDP 2023-0014
CIVIL
C01 CIVIL NOTES
C02 EXISTING ENCROACHMENTS AND PROPOSED LOTS
C03 SITE SECTIONS
C04 SITE GRADING PLAN
C05 SITE UTILITY PLAN
C06 FIRE ACCESS PLAN
Exhibit 15
July 17, 2024 Item #1 220 of 312
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PROJECT NAME:
ADDRESS:
OWNER:
PROJECT DESCRIPTION:
CONSTRUCTION TYPE:
GENERAL PLAN:
ZONING:
FLOOD ZONE:
GROSS SITE AREA:
REQUIRED SETBACKS:
PROPOSED BLDG HEIGHT:
OCCUPANCY TYPE:
AREA OF SITE WHICH IS
UNDEVELOPABLE:
SEWER DISTRICT:
WATER DISTRICT:
SCHOOL DISTRICT:
CLIMATE ACTION PLAN :
PROJECT INFORMATION
CVMU (CARLSBAD VILLAGE MIXED-USE)
945-1065 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
GRT CARLSBAD VILLAGE, LLC
THE PROJECT PROPOSES TO DEVELOP A
MIXED-USE DEVELOPMENT CONSISTING OF
218 MULTI-FAMILY UNITS (27 UNITS WOULD BE
RESERVED FOR VERY LOW INCOME
HOUSEHOLDS), AS WELL AS 13,800 SQUARE
FEET OF COMMERCIAL SPACE, INCLUDING
OVER 40,000 SQUARE FEET OF OPEN SPACE
ON A 4.12 ACRE SITE. THE PROPOSED
COMMERCIAL USES WOULD BE CONTAINED IN
TWO, ONE-STORY BUILDINGS ALONG
CARLSBAD VILLAGE DRIVE, AND THE
RESIDENTIAL UNITS, INCLUDING THE
AFFORDABLE UNITS, WOULD BE SPREAD
ACROSS TWO FIVE STORY RESIDENTIAL
BUILDINGS. 340 VEHICULAR PARKING SPACES
WILL BE PROVIDED AT-GRADE SURROUNDING
THE COMMERCIAL AND RESIDENTIAL
BUILDINGS AND WITHIN AN ABOVE-GRADE
PARKING STRUCTURE. THE SITE IS
CURRENTLY OCCUPIED BY A RETAIL
SHOPPING CENTER WITH A TOTAL FLOOR
AREA OF APPROXIMATELY 58,735 SQUARE
FEET, AS WELL AS A SURFACE PARKING LOT
THAT WOULD BE DEMOLISHED DURING
PROJECT CONSTRUCTION.
1 STORY TYPE V-A AND 5 STORY TYPE III-A, 5
STORY TYPE IA
VILLAGE-BARIO (V-B)
VILLAGE-BARRIO ZONE WITHIN THE "FC"
FREEWAY COMMERCIAL DISTRICT OF THE
VILLAGE & BARRIO MASTER PLAN (VBMP)
X
179,312 SF (4.12 ACRES)
FRONT: 10 FEET
SIDE: 0 FEET
REAR: 10 FEET
-BLDG C: 56'-0" AND 5 STORIES
T.O. PARAPET 60'-6", T.O. STAIR 66'-0", T.O.
ELEV TOWER 60'-0"
-BLDG D: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
-COMMERCIAL BLDGS: 24'-6" AND 1 STORY
T.O. PARAPET 20'-0", TO EQUIP. WELL 15'-6"
-GARAGE: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
R-2 RESIDENTIAL, R-2 ACCESSORY, S-2
PARKING, A ASSEMBLY, M MERCANTILE
0 SF PER ZONING ORDINANCE SECTION
21.53.230
CITY OF CARLSBAD WASTEWATER DIVISION
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
0.90 ALLOWED OUTDOOR LIGHTING POWER
0.95 ENERGY BUDGET
ON-SITE RENEWABLE ENERGY
PHOTOVOLTAIC: PER CEC SECTION 170.1(f)
AND 141.2
HOT WATER HEATING: CEC SECTION 120.11
AND 150(n)5
2022 CALIFORNIA BUILDING CODE (CBC), PART 2,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA MECHANICAL CODE (CMC). PART 4,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA PLUMBING CODE (CPC). PART 5,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA FIRE CODE (CFC). PART 9,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA REFERENCED STANDARDS CODE, PART 12,
TITLE 24 C.C.R.
2022 CALIFORNIA GREEN BUILDING CODE, TITLE 24, PART 6
BUILDING CODES USED
TRACT ONE: FEE
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
TRACT TWO: LEASEHOLD
PARCEL 1:
LOTS 1 TO 16 INCLUSIVE, IN BLOCK 74 AND THOSE PORTIONS OF BLOCK 74,
TOGETHER WITH PORTIONS OF 6TH STREET AND 7TH STREET AND OAK AVENUE
AS CLOSED AND VACATED TO PUBLIC USE AND THE ALLEYS ADJOINING AND
LYING WITHIN THE SAID BLOCKS IN THE TOWN OF CARLSBAD, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF
SAN DIEGO COUNTY, THE ABOVE DESCRIBED BLOCKS AND PORTIONS THEREOF
BEING ALSO A PORTION OF TRACT 115 OF THE TOWN OF CARLSBAD,
ACCORDING TO AMENDED MAP THEREOF NO. 775, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, LYING WITHIN THE FOLLOWING
DESCRIBED LAND: (SEE SURVEY FOR DESCRIPTION)
PARCEL 2:
ALL OF LOTS 17 TO 32 INCLUSIVE IN BLOCK 66 OF TOWN OF CARLSBAD, IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888, AND AMENDED MAP NO. 775,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
FEBRUARY 15, 1894.
TOGETHER WITH THAT PORTION OF 6TH STREET AS SHOWN ON THE SAID MAP
NOS. 535 AND 775, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE
SOUTHWESTERLY HALF OF 6TH STREET AS SHOWN ON MAPS ABUTTING THE
SAID LOTS 17 TO 32 INCULSIVE, IN THE SAID BLOCK 66 AS SHOWN ON THE MAP
NOS. 535 AND 775.
ALSO KNOWN AS:
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 1990.
LEGAL DESCRIPTION
SITE
945-1065 CARLSBAD
VILLAGE DRIVE
CARLSBAD CA, 92008
VICINITY MAP
THE WORK SHALL CONFORM TO THE APPLICABLE BUILDING CODE, AND
ALL OTHER ORDINANCES, CODES, AND REGULATIONS LISTED IN THE
SPECIFICATIONS OR ON THE DRAWINGS, AND REQUIRED BY LOCAL
BUILDING AUTHORITIES. THE GOVERNING CODES, RULES, AND
REGULATIONS ARE COLLECTIVELY REFERRED TO AS "THE CODE".
CONTRACTOR SHALL REPORT ANY INCONSISTENCIES, CONFLICTS OR
OMISSIONS HE MAY DISCOVER TO THE ARCHITECT FOR INTERPRETATION
PRIOR TO PERFORMING THE WORK.
CONSTRUCTION SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY
REGULATIONS FOR REQUIRED METHODS PROTECTING PUBLIC AND
CONSTRUCTION WORKER'S HEALTH AND SAFETY DURING THE
CONSTRUCTION PERIOD.
BEFORE ORDERING ANY MATERIAL, OR DOING ANY WORK, THE
CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AT THE BUILDING SITE
AND SHALL BE RESPONSIBLE FOR CORRECTNESS OF SAME.
DIMENSIONS SHALL BE AS INDICATED ON THE DRAWINGS.
CLARIFICATIONS, IF REQUIRED, SHALL BE OBTAINED FROM THE
ARCHITECT. THE DRAWING SHALL NOT BE SCALED.
ALL ITEMS MARKED NIC ON THE SPECIFICATIONS AND DRAWINGS MEANS
NOT IN CONTRACT.
DO NOT MAKE ANY SUBSTITUTIONS WITHOUT PERMISSION OF THE
ARCHITECT OR THE OWNER.
WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS NIC,
OR BY SEPARATE CONTRACTORS, IS NOT PART OF THIS CONTRACT.
CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE
CONTRACTORS EMPLOYED BY THE OWNER.
THE CLIENT, ARCHITECT, CONSULTANTS, AND ALL INSPECTORS FROM
PERTINENT AGENCIES SHALL BE PERMITTED ACCESS TO THE JOB SITE AT
ALL TIMES DURING NORMAL WORKING HOURS.
WINDOW AND DOOR DIMENSIONS FOR PREFABRICATED WINDOW AND
DOOR UNITS HAVE BEEN ROUNDED TO THE NEAREST INCH ON THE
DRAWINGS. SPECIFIC DIMENSIONS BY MANUFACTURERS MAY VARY FROM
THE DRAWINGS.
GENERAL NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
THE CONTRACTOR SHALL VERIFY LOCATION AND SIZE OF ALL FLOOR,
ROOF, AND WALL OPENINGS WITH ALL APPLICABLE DRAWINGS.
DETAILS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR
MODIFICATIONS MAY BE REQUIRED TO SUIT THE FIELD DIMENSIONS OR
CONDITIONS, AND SUCH MODIFICATIONS SHALL BE INCLUDED AS PART OF
THE WORK OF THE CONTRACT.
THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE
FINISHED STRUCTURE AND DO NOT INDICATE THE METHODS OF
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND
PROCEDURES INCLUDING, BUT NOT LIMITED TO BRACING AND SHORING.
OBSERVATION VISITS TO THE SITE BY FIELD REPRESENTATIVES OF THE
ARCHITECT AND/OR ENGINEER SHALL NOT INCLUDE INSPECTIONS OF THE
PROTECTIVE MEASURES TO THE CONSTRUCTION PROCEDURES.
ANY SUPPORT SERVICES PERFORMED BY THE ARCHITECT AND/OR
ENGINEER DURING THE CONSTRUCTION SHALL BE DISTINGUISHED FROM
CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH IS FURNISHED
BY OTHERS. THESE SUPPORT SERVICES PERFORMED BY THE ARCHITECT
AND/OR ENGINEER, WHETHER OF MATERIAL OR WORK, AND WHETHER
PERFORMED PRIOR TO, DURING, OR AFTER COMPLETION OF
CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF
ASSISTING IN QUALITY CONTROL AND IN ACHIEVING GENERAL
CONFORMANCE WITH CONTRACT DOCUMENTS, BUT DO NOT GUARANTEE
CONTRACTOR'S PERFORMANCE AND SHALL NOT BE CONSTRUED AS
SUPERVISION OF CONSTRUCTION.
IN THE EVENT OF CONFLICTING REQUIREMENTS BETWEEN ITEMS ON THE
DRAWING OR BETWEEN ITEMS IN THE SPECIFICATIONS, OR BETWEEN
ITEMS ON THE DRAWINGS AND IN THE SPECIFICATIONS, THE MORE
STRINGENT OR COSTLY SHALL GOVERN, UNLESS DECIDED OTHERWISE BY
THE ARCHITECT.
10.
11.
12.
13.
PROPOSED GROUND FLOOR FOOTPRINT
PROPOSED UPPER FLOORS FOOTPRINT
LEGEND
EXISTING BUILDINGS
(NOT A PART)
EXISTING BUILDINGS TO BE DEMOLISHED
PROPOSED
1 STORY
COMMERCIAL
PROPOSED
1 STORY
COMMERCIAL
CARLSBAD VILLAGE DRIVE
OAK AVENUE
AL
L
E
Y
5 FWY
PROPOSED
5 STORIES
PARKING STRUCTURE
PROPOSED
5 STORIES
RESIDENTIAL
PROPOSED
5 STORIES
RESIDENTIAL
EXISTING 1-STORY
RESIDENTIAL BUILDING
EXISTING 1-STORY
RESIDENTIAL BUILDING
EXISTING 1-STORY
COMMUNITY CENTER
COMMERCIAL A:
COMMERCIAL B:5,800 SF
8,000 SF
COMMERICAL SUBTOTAL: 13,800 SF
PARKING LEVEL 1
PARKING LEVEL 2
PARKING LEVEL 3
PARKING LEVEL 4
PARKING LEVEL 5
PARKING SUBTOTAL: 114,470 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
RESIDENTIAL LEVEL 1
RESIDENTIAL LEVEL 2
RESIDENTIAL LEVEL 3
RESIDENTIAL LEVEL 4
RESIDENTIAL LEVEL 5
52,394 SF
52,521 SF
52,521 SF
50,614 SF
47,405 SF
RESIDENTIAL SUBTOTAL: 255,455 SF
GRAND TOTAL: 383,725 SF
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
4/2/2024 11:50:24 AM
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PROJECT
INFORMATION
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
N
OPEN SPACE REQUIRED
OPEN SPACE PROVIDED
GROSS AREA
REQUIRED PARKING
PROPOSED PARKING
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: ROOF DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PLOT PLAN
RETAIL:
Retail: 1/415 SF
Restaurant: 1/170 SF
SUBTOTAL:
RESIDENTIAL:
1-BR: .5 / unit
2-BR: .5 / unit
3-BR: .5 / unit
SUBTOTAL:
STUDIO: .5 / unit
TOTAL REQUIRED:
RETAIL:
RESIDENTIAL:
56 STALLS
284 STALLS
TOTAL PROVIDED: 340 STALLS
LEVEL 1: 53 SPACES
LEVEL 2: 46 SPACES
LEVEL 3: 46 SPACES
LEVEL 4: 47 SPACES
LEVEL 5: 48 SPACES
ROOF: 49 SPACES
TOTAL: 289 SPACES
PARKING STRUCTURE
TOTAL: 51 SPACES
SURFACE PARKING
LOCATIONS OF PROVIDED PARKING
RETAIL:
REQUIRED ACCESSIBLE PARKING
RETAIL:
RESIDENTIAL:
REQUIRED EV PARKING PER CALGREEN
EV CHARGERS
EV CAPABLE
EV READY
5% OF 284 =
10% OF 284 LESS 15 INSTALLED =
25% OF 284 =
15 STALLS
14 STALLS
71 STALLS
EV CHARGERS
EV CAPABLE
3 OF 57 =
13 OF 57 LESS 3 INSTALLED =
3 STALLS
10 STALLS
ACCESSIBLE
VAN ACCESSIBLE
RESIDENTIAL:
ACCESSIBLE
VAN ACCESSIBLE
3 OF 56 =
1 OF 3
3 LESS 1 VAN = 2
1
8 OF 284
1 OF 8
7 STALLS
1 STALLS
IN
T
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5
C A R L S B A D VILL A G E D R
PER VILLAGE BARRIO MASTER PLAN
9,800 / 415 = 23.6 = 24
4,000 / 170 = 23.5 = 24
PER GOVERNMENT CODE SECTION 65915(p)(2)
87 x .5 = 44 STALLS
90 x .5 = 45 STALLS
26 x .5 = 13 STALLS
110 STALLS
15 x .5 = 8 STALLS
158 STALLS
48 STALLS
*PER AB 2097, PROJECT IS NOT SUBJECT TO MINIMUM PARKING REQUIREMENTS
= 23% OF SITE
45 STANDARD, 11 COMPACT STALLS
277 STANDARD, 7 COMPACT STALLS
July 17, 2024 Item #1 221 of 312
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PROPERTY OPEN SPACE
A. A MINIMUM OF 20 PERCENT OF PROPERTY
MUST BE MAINTAINED AS OPEN SPACE.
B. PUBLIC AND RESIDENTIAL PRIVATE AND
COMMON OPEN SPACE MAY BE COUNTED
TOWARD ACHIEVING THE PROPERTY OPEN
SPACE MINIMUM REQUIREMENT.
C. OPEN SPACE MAY BE DEDICATED TO
LANDSCAPE PLANTERS, OPEN SPACE POCKETS
AND/OR CONNECTIONS, ROOF GARDENS/
PATIOS, BALCONIES, OTHER PATIOS, AND/OR
OUTDOOR EATING AREAS.
D. NO PARKING SPACES OR AISLES ARE
PERMITTED IN THE OPEN SPACE.
RESIDENTIAL PRIVATE OPEN SPACE
A. PRIVATE OPEN SPACE SHALL BE PROVIDED AT
A MINIMUM OF 80 SQUARE FEET PER UNIT WITH
A MINIMUM DIMENSION OF 6 FEET IN ANY
DIRECTION. THIS REQUIREMENT MAY BE
SATISFIED BY MORE THAN ONE PRIVATE OPEN
SPACE AREA.
RESIDENTIAL COMMON OPEN SPACE
A. RESIDENTIAL COMMON OPEN SPACE SHALL BE
PROVIDED FOR PROJECTS WITH MORE THAN 10
UNITS.
B. COMMON OPEN SPACE SHALL BE PROVIDED
AT A MINIMUM OF 25 SQUARE FEET PER UNIT
WITH A MINIMUM DIMENSION OF 10 FEET IN ANY
DIRECTION.
C. COMMON OPEN SPACE SHALL BE
PURPOSEFULLY DESIGNED AS ACTIVE OR
PASSIVE RECREATIONAL FACILITIES.
D. ROOFTOP OPEN SPACE MAY SATISFY THIS
REQUIREMENT, PROVIDED IT IS AVAILABLE FOR
USE BY ALL RESIDENTS.
22517 SF
COMMON OPEN SPACE:
COURTYARD
COMMON OPEN SPACE: COURTYARD
COMMON OUTDOOR SPACE: ROOF
DECK
COMMON OUTDOOR SPACE: SKY
DECK
PRIVATE OPEN SPACE
14' - 0"
20' - 4 1/2"
593 SF
COMMON OUTDOOR
SPACE: SKY DECK
38' - 7"
15' - 0"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:36 AM
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OPEN SPACE
CALCULATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
PROPOSED OPEN SPACE
SHEET NOTES
LEGEND
REQUIRED OPEN SPACE
1" = 50'-0"33RD FLOOR OPEN SPACE PLAN
1" = 50'-0"11ST FLOOR OPEN SPACE PLAN
1" = 50'-0"22ND FLOOR OPEN SPACE PLAN
1" = 50'-0"44TH FLOOR OPEN SPACE PLAN
1" = 50'-0"55TH FLOOR OPEN SPACE PLAN
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: SKY DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
= 23% OF SITE
July 17, 2024 Item #1 222 of 312
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SUBMITTAL:
JOB NUMBER:
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C01
CIVIL NOTES
July 17, 2024 Item #1 224 of 312
LEGAL DESCRIPTION
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014~ IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STA TE OF CALJFORNIA, ACCORDING TO PARCEL MAP THEREOF NO.
21699 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
BASIS OF BEARINGS
CALJFORNIA COORDINATE SYSTEM OF 1983, ZONE 6, EPOCH 1991.35 GRID BEARING BEraffN
FIRST-ORDER G.P.S. STATION NO. 119 AND FIRST-ORDER G.P.S. STATION NO. 121
PER ROS 17271
I.E., NORTH 40'22'26" IIE'ST
DISTANCE SHOWN HEREON ARE GROUND LEVEL DISTANCES. THE COMBINED SCALE
FACTOR AT G.P.S. STATION NO. 121 IS 0.999960210.
GRID DISTANCE= GROUND DISTANCE X COMBINED SCALE FACTOR.
QUOTED BEARING FROM REFERENCE DEEDS/MAPS MAY OR MAY NOT
BE IN TERMS OF SAID SYSTEll.
BENCHMARK
CITY OF CARLSBAD CONTROL POINT NO. 121, NGVD-29 ELEVATION 80.J03'
2.5" DISK IN IIE'ST CURB OPPOSITE 3334 EUREKA STREET AT ANGLE PD/NT IN CURB
AT NORTH END OF PARALLEL PARKING SPACES. 17' SOUTHIIE'ST OF POWER POLE ND. 24625.
ASSESSOR'S PARCEL NO.
20J-J20-5J 1HRU 56
ADTTABLE
Project Trip Generation Summary
Carlsbad Village Mixed Use
UTILmES
WA TER--------------CARLSBAD MUNICIPAL WATER DISTRICT SEWER-------CITY OF CARLSBAD
STORM DRAIN---------CITY OF CARLSBAD
GAS AND ELECTRIC------SAN DIEGO GAS &: ELECTRIC
TELEPHONE --SBC TELEPHONE
CABLE T. V.-----------TIME WARNER CABLE
SCHOOL-------------CARLSBAD UNIFIED SCHOOL DISTRICT
GENERAL NOTES
1. EXISTING GENERAL PLAN DESIGNATION: VILLAGE-BARRIO {V-B)
2. PROPOSED PROJECT IS LOCATED IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 1.
J. TOPOGRAPHY SHOWN ON 1HIS SURVEY IS BASED UPON AN AERIAL SURVEY BY TERRASCRIBE INC., IN SEPTEMBER 91H,
2022
4. ALL CUT AND FILL SLOPES ARE TO BE 2: 1 MAXIMUM, EXCEPT AS 01HERWISE SHOWN ON PLAN.
5. GRADING SHOWN HEREON IS PRELIMINARY AND IS SUBJECT TO REVISIONS MADE DURING 1HE FINAL DESIGN PROCESS,
IN ACCORDANCE Wl1H ENGINEERING POLICY NO. JO, AND APPROVAL FROM 1HE CITY ENGINEER AND CITY PLANNER.
6. AU LOT DIMENSIONS SHOWN ARE APPROX/MA TE. ALL LOTS TO MEET MINIMUM DIMENSIONS OF UNDERLYING ZONING.
7. EAR1HWORK QUANTITIES {GEOMETRIC): 10,000 C. Y. CUT, 1,200 C. Y. FILL
BASED ON THE GEOTECHNICAL REPORT, ANTIC/PA TED REMEDIAL EXCAVATIONS WILL BE APPROX/MA TELY 2FT-JFT DEEP
AND EXTEND 5FT OUTSIDE HORIZONTALLY BENEA1H BUILDING PADS, 2FT DEEP AND 2FT OUTSIDE HORIZONTALLY BENEA1H
PEDESTRIAN HARDSCAPE AND 1FT-2FT OUTSIDE HORIZONTALLY BENEATH VEHICULAR PAVEMENTS. REMEDIAL SOILS WILL
BE REMOVED AND REPLACED ONSITE.
REMEDIAL QUANTITY: 12,880 C. Y. (QUANTITY WILL SHRINK APPROX/MA TELY 10%)
EXPORT: 7,520 C. Y. {AFTER REMEDIAL SHRINKAGE IS ACCOUNTED FOR)
§. 1HE BEARINGS AND DISTANCES SHOWN WERE DETERMINED FROM A FIELD SURVEY DA TED SEPTEMBER 2022.
FIRE HYDRANT FLOW REQUIREMENT IS 2,500 GPM.
10. FLOOD ZONE DESIGN A TION: X
11. PROPOSED 2-LOT PARCEL MAP
LOT 1 -COMMERCIAL: 0.94 ACRES
LOT 2 -RESIDENTIAL: J.11 ACRES
PROJECT TOTAL: 4.05 ACRES
12. MASTER DRAINAGE BASIN: BASIN B
PROPOSED DRAINAGE DISCHARGE: 25.4 CFS
WA 1ER DEMAND·
TABLE 1
CARLSBAD VILLAGE MIXED USE
A VERA GE WATER DEMAND
LAND USE QUANTITY DEMAND FACTOR
MULTI-FAMILY RESIDENTIAL 218 DUs 185 GPO/DU
COMMERCIAL O.J2 AC 1,500 GPO/AC
TOTAL
AVERAGE DEMAND
40,JJO GPO
480 GDP
40,810 GPO
PER TABLE 1, A !,£RAGE DAY DEMAND FOR THE CARLSBAD '1LLAGE MIX£D USE PRDJ£CT IS 40,810 GPO
OR 28.3 GPM. 1HE MAXIMUM DAY DEMAND IS 65,296 GPO OR 45.3 GPM (ADD X 1.6). THE PEAK HOUR
DEMAND IS 118,349 GPO OR 82.2 GP/,/ (ADD X 29).
SEWER GENERA TIQN·
TABLE 2
CARLSBAD VILLAGE MIXED USE
AVERAGE DAILY SE~ FLOW
LAND USE QUANTITY SEWER GENERATION FACTOR AVERAGE DAILY FLOW
MULTI-FAMILY RESIDENTIAL 218 DUs 160 GPO/DU 34,880 GPO
RETAIL SPACE 1 J,800 SQ. FT. 200 GPD/1,800 SQ. FT. 1,5JJ GDP
TOTAL J6,41J GPO
PER TABLE 2, A \/£RAGE DAILY SEllfR FLOW FOR THE CARLSBAD '1LLAGE MIXED USE PRDJ£CT IS 36,413 GPO
OR 25.3 GPM. 1HE PEAK DAILY FLOW IS 91,0JJ GPO OR 63.2 GPM (AVERAGE DAILY FLOW X 2.5).
Dally Volumes AMPeakHour PM Peak Hour
Land Use Quantity
JIJlte a Volume Rate Split In Out Total Rate Split
Proposed Project
Apartment (Multi-family unit, >20 DU/acre) b 218 DU 6 /DU 1,308 8% 20% 80% 21 84 105 9% 70%
Supermarket 5.8 KSF 150 IKSF 870 4% 70% 30% 25 10 35 10% 50%
Retail I Strip Commercial 2 K.SF 40 IKSF 80 3% 60% 40% 1 1 2 9% 50%
Quwity Restaurant 6 KSF JOO IKSF 600 1% 60% 40% 4 2 6 8% 70%
Project Subtotal 1,858 51 97 148
Mixed Use Reduction c -616 -4 -4 -8
Final Project Trips 2,141 47 93 140
Existing to be replaced
Neighbomood Shopping Center d 58.7 KSF 120 IKSF 7,044 4% 60% 40% 169 113 282 10% 50%
Net New Trip Generation -4,802 -111 -20 -141
Footnotes:
a. Trip generation rates from SANGAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. r•sANDAG Brief Guide")
b. The site acreage is 4.12 therefore the residential density calculates t.o 53 DU/acre (21814.12 ~ 53).
c. Mixed use reduction for AM/PM peak hours calculated using NCHRP 8-51 lntemal Trip Capture Estimation Tool. Daily rednction estimated using relationship between peak hours and dmly volumes for unadjusted project trips.
d. Per SANDAG this land use is typically less thim 15 acres, Jess than 125,000 sq. fl., wlusually grocery & drugsture, cleaners, beauty & barber sbop, & fast food services)
The existing 4.12 acre, 58. 7 KSF site contain, all of these individual uses including: grocery, drugst.ore, cleaners, barber sbop, and eating esmblishmcuts.
File Name P: \4488\Engr\DWG\Ylans\Site Developement Plan\4488-SDP Sheet 1-Title Sheet.dwg, Date Last Saved 1/26/2024 11:DJ:47 AM, Date Plotted Last 1/26/2024 11:04:22 AM
In Out Total
30% 83 35 118
50% 44 43 87
50% 4 3 7
30% 34 14 48
165 95 160
-39 -41 -80
116 54 180
50% 352 352 704
-226 -298 -514
LEGEND
DESCRIPTION SYMBOL
PROPOSED IMPROVEMENTS
PROJECT BOUNDARY ........................................... ___ _
PROP. LOT LJNE. .............................................. ____ _
PROP. EASEMENT. ............ .
PROP. CONTOURS .............................................. --250--
PROP. CUT SLP (2: 1 MAX.) -~--~
(UNLESS SHOWN OTHERWISE) .................................. _1 -L
(5St'r!d~H7ft~/g/HtlJdrr ................................. =1 _ L
PROP. DAYLIGHT LINE ......................................... - --,1,--
PROP. DISTURBANCE LIMIT, ..................................... __ D
PROP. RETAINING WALL ......................................... -c::11--==-•
(FOR COLOR AND FINISH, REFER TO ARCHITECTURAL PLANS)
PROP. CURB AND GUTTER ...................................... ==== ..
PROP. CURB, ................................................... -----
PROP. RIBBON GUTTER ........................................ ____ _
PROP. SIDEWALK ............................................... 1· .:--.• ,,.:-<,:":.-.,.,.·,j
PROP. TURF. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. . . ... I: •. . . ·I
PROP. DR/ \!EWA Y ........... . . ................. A--~
PROP. PEDESTRIAN RAMP ..................................... .
PROP. STANDARD PARKING STALL ............................. .
PROP. VAN ACCESSIBLE PARKING STALL ...................... .
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PROP. CONG. BROW DITCH ..................................... =::, =::, C::::::,
PROP. SWALE ................................................. ------
PROP. PROP. RIPRAP. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . f,,~
PROP. SLOPE GRADE, ......................................... . 4%
PROP. FINISH FLOOR ELEVATION ................................ FF XX.XX
PROP. FINISH SURFACE ELEVA TIO/{ ............................. XXXX FS '-,,
PROP. WATER SERVICE BUILDING POC ........................ ..
PROP. WATER SERVICE ........................................ p,.. ____ _
PROP. PRIVATE WATER .. .. ... .... . . .. .. ........ . ...... __ -W-__
PROP. WATER METER □ ...........................................
PROP. WATER RPDA [:,;.:]
PROP. WATER METER AND
BACKFLOW ABOVE GROUND ASSEMBLY. . . . . . . . . . . . .. . . . . . . . . . . . I I I -II II I
PROP. FIRE SERVICE BUILDING
POINT OF CONNECTION
(STANDPIPE WHERE NOTED) .................................... G-----
PROP. FIRE SERVICE ............................................ pe-----
PROP. PR/VA TE FIRE WATER. ................................... - --F - - -
PROP. FIRE RPDA. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . I I
PROP. /RR/GA TION
POINT OF CONNECTION ........................................ e-----
PROP. SEWER MAIN ............................................ --S·--
PROP. SEWER MANHOLE, .. .. .. .. .. . Q
PROP. SEWER SER VICE BUILDING
POINT OF CONNECllON ............ .
PROP. SEWER GREASE INTERCEPTOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . Em
PROP. PR/VA TE STORM DRAIN .................................. --SD--
PROP. TRENCH DRAIN ......................................... .
PROP. A-4 SD CLEAN OUT .................................... .
PROP. CURB INLET. ....... .
PROP. PERMANENT BMP
MODULAR WET!.ANDS UNIT
SIZE B'X16' ................................................... .
PROP. PERMANENT BMP
MODULAR WETLANDS UNIT
SIZE 8'X8' ................................................... .
RAISED BIOFIL TRA TION PLANTER ............................. ..
121
lei]
Bi@iil
~
ll 'ii "i!iii""II
UNDREGROUND DETENTION VAULT ..................... .
r"'T'i"'TTTTTTT,
I I I I I I I I I I I L.J..~~~~+..L+..L-1
'--..1..-..I
PROP. BROOKS BOX
WITH PARKWAY GRATE ........................................ .
TRANSFORMER ................................................ .
EXIST1NG IMPROVEMENTS
CALTRANS RIGHT-OF-WAY. .................................... rrrTT"T
EX. CONTOURS ................................................ --310--
EX. RETAINING WALL ............................................ -c::11--==-•
EX. CURB AND GUTTER_ ........................................ ------
EX. RIBBON GUTTER ............................................ • . ....:<.....~::'.:= i--:-;c-7
EX. DR/I/EWA Y ................................................. ,l ~: .f-....,.· ~, ------
EX. STORM DRAIN. ............................................. - - - - - -
EX. EASEMENT ................................................ _____ _
EX. CONTOUR .................................................. --J10--
EX. FENCE .................................................... -----
EX. CAL TRANS GUARD RAIL. ................................... ....,....,...., __
EX. STORM DRAIN PIPE ........................................ .
EX. STORM DRAIN STRUCTURE .. .. . .. .. .. .. . . . .. . .. .. .. .. .. . . . . . Cll El C!:,
EX. WATER PIPE ............................................... :----W-- -
EX. WATER SERVICE ............................................ -----
EX. WATER RPDA. .............. ................ ................ mE
EX. FIRE WATER PIPE .......................................... ~ --F-- -
EX. FIRE WATER SERVICE ....................................... .
EX. FIRE WATER RPDA .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .
EX. GATE VALVE .............................................. . •
EX. SEWER PIP£ ............................................... -. --S --
EX. SEWER MANHOLE.. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . @
EX. SEWER SERVICE ............................................ im-----
EX. GAS PIP£ ................................................. -. --<CAS--
EX. ELECTRICAL UNDERGROUND .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . E--
EX. OVERHEAD ELECTRICAL .. . . . . . . . . . . . .. . .. . . . . . . . . . . . .. . .. . . . OHE--
EX. JOINT TRENCH....... .. T--
EX. OVERHEAD ELECTRICAL POLE ....
EX. OVERHEAD ELECTRICAL POLE WITH ST. LIGHT .............. .
EX. ORNAMENTAL ST LJGHT. ................................... .
EX. BOLLARDS ................................................. . 00
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON DESIGNED
~\k-wJ-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
MW
l-o w -,
0 a:
1:1.
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SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
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94
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C02
EXISTING
ENCROACHMENTS,
PROPOSED LOTS &
DEDICATIONS
July 17, 2024 Item #1 225 of 312
EASEMENTS/ENCUMBRANCES
NOTE: (l) IND/CA TES A PLOTTABLE ENCUMBRANCE
THIS INFORMATION IS BASED ON COMMITMENT ORDER NO. NCS-I177654-0Nn ISSUED BY FIRST
AMERICAN TITLE COMPANY DA TED AS OF MAY 03, 2023. ENCUMBRANCE ITEMS SUCH AS TAXES, LIENS,
RIGHTS, LEASES, FACTS, AGREEMENTS AND TRANSACTIONS APPEARING IN SAID POLICY AS ITEMS NO. 'S
1-13 HAVE BEEN REVIEWED AND ARE NOT CONSIDERED SURVEY RELATED, AND THEREFORE HAVE NOT
BEEN SHOWN HEREON.
ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HAVE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 04, 1952 AS BOOK 4425, PAGE 246 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION AND DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66432 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA7US OF EASEMENT: TO BE PARTIALLY QUITCLAIMED PER SEPARATE DOCUMENT
@ AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66433 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
Cf) AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRICITY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED DECEMBER 30, 1968 AS INSTRUMENT NO. 228130 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
@ ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HA VE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 01, 1969 AS INSTRUMENT NO. 54612 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS DESIGNATED AS "PARCEL 2" IN AN UNRECORDED
LEASE DA TED OCTOBER 09, 1968, EXECUTED BY PETER D. AGUILAR AND LUISE W. AGUILAR, HIS WIFE AS
LESSOR AND TEXACO INC., A DELAWARE CORPORATION AS LESSEE, AS DISCLOSED BY A MEMORANDUM OF
LEASE RECORDED JUNE 25, 1969 AS INSTRUMENT NO. 114508 OF OFFICIAL RECORDS.
STA 7US OF EASEMENT: TO REMAIN
@) AN EASEMENT FOR A LINE OF PIPE AND ALL NECESSARY AND PROPER FIXTURES AND EQUIPMENT FOR
USE IN CONNECTION THEREWITH, FOR THE TRANSMISSION AND DISTRIBUTION OF GAS AND FOR ALL
PURPOSES CONNECTED THEREWITH TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS
THEREFROM AND INCIDENTAL PURPOSES, RECORDED JANUARY 19, 1970 AS INSTRUMENT NO. 9649 OF
OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCRIBED THEREIN
NOTE: APPROXIMATE LOCATION PLOTTED HEREON BASED UPON PM 21699
STA7US OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
@ AN EASEMENT FOR THE TRANSMISSION AND DISTRIBUTION OF ELECTRICITY FOR ALL PURPOSES,
UNDERGROUND FACILITIES CONSISTING OF CONDUITS, MANHOLES, HANDHOLES AND JUNCTION BOXES WITH
WIRES AND CABLES PLACED THEREIN AND ABOVEGROUND STRUC7URES CONSISTING OF PADS,
TRANSFORMERS, AND OTHER ABOVEGROUND STRUC7URES NECESSARY FOR THE OPERATION OF SAID
UNDERGROUND FACILITIES AND ALL MISCELLANEOUS EQUIPMENT, AND MATERIAL CONNECTED THEREWITH,
TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS AND INCIDENTAL PURPOSES, RECORDED
DECEMBER 27, 19 71 AS INSTRUMENT NO. 3D1142 OF OFFICIAL RECORDS.
\
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCR/Bm THEREIN
STATUS OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
DETAL 'A' NOTE:
SEE SHEET 4 FOR PROPOSED GRADING
FOR NEW CURB CUL-DE-SAC.
EXISTING RIGHT OF WAY ---EX. DWY
APN: 204-111-0;---. FU7URE FACE OF CURB
OAK A VENUE IRREVOCABLE OFFER TO
OED/CA TE AN EASEMENT FOR PUBLIC STREET
AND UTILITY PURPOSES PER DOC#
2020-0482809 RECORDED ON AUG. 25, 2020
,,r----1-------~ FUTURE om/CATION -
APN: 204-111-01
DETAIL 'A'
SCALE: 1"=20'
'---J
-----__,__ ...._
---------------------------
EX. 24" RCP SD PER DWG 291-20 -------------------= EX . ...-24"_/iC.E SD PER D
________ -,,,__ ____ _
Cone. -------------------------EX.2 4" RCP SD prn-oWC-80:J~B
UUULII~~~
-..c::: -~--=--=--=---ti - - - -
:s!-~!-~,L2~·~M,!:.P:._. ~GA~S--:::::;;;;~;:pf-;:'lliij~c~~~~~~F~r~=~~.,---=~~=---f/2;:==~:,a==t=if'=....GA!i::E~~-;'1~1=2=;" ~H==·=G':~:'=s ====.JG~ASL::~c::=:::::::::====1===-~GA (?~s --~{rt-------GAS --------fif----GAS -
-- --;: - -'7 E_¥. 6" VCP SEWER ftER DWG 118-9 = '7 EX. 8" VCP SEl+fR PER DWG 155-9
m EX/S~Q
(J"\PARCEL "B 'b>
PM 21699 m\
0.47:Y AC ' ' ' APN: 203-3120 5',
.,--c= • 6 TION -' -,1•~
cr,
'--J
PROPOSED LOT LI
PROP. 4' UNOBSTl?VCTED FIR ACCESS
ROAD EASEMENT
\~
I I ,___~ I
-~11
f----' I
r-:K-i1I
1---111
EXISTING RIGHT OF WAY
I~
30 15 0 30
I ~ I
SCALE· 1"=30'
\
N55"58'40''£ 350.62'
60 90
I I
[~_-_-_ --------~------~-------s-----++-----
PROPOSED
LOT 2
J.11 AC
. 118-9 --w -----w----a //
---==~~..-++~----1=-\\'v
0 □ ~ '1l..-..:--.•
·" .
.. 0
1
N55"57'58"E 139.94' =
I I ,
-
I --------
EXISTING
PARCEL "O"
PM 21699
0.52 AC j
APN: 203-320-56. j
A AIN
.&5-J. -hi·
so
1 - -/ ~-----------------------~------------J
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON
~\k-wJ-EXPIRES 6-30-23
5/11/2023
------
DESIGNED PM
BY: REVIEW:
AM/JT MW
File Name P: \4488\Engr\DWG\_plans\Site Developement Plan\4488-SDP Sheet 2-Existing and Encumberances Sheet,dwg, Date Last Saved 1/23/2024 2:26:25 PM, Date Plotted Last 1/23/2024 2:26:40 PM
l-o w -,
0 a:
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C
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C03
SITE SECTIONS
July 17, 2024 Item #1 226 of 312
I I I I
l l
' ' 4.5' & ,X. 4.5' MAX. 4.5' MAX.
."'ARAPE ... r R/tA -ARA . ......
12 --
11 --/
,PROP05 I)-PR POSED-PROPOSED "ROPOSED
,v -/ BU/LO/NG C "" / BU/LO/NG 0 ~ BUILDING O \ ----r---._ / 5-STORY
5-STORY 5-STORY ' 5-STORY PARKING , RES/DEN AL " V RES/ JENT/AL RES DENT/AL ' V STRUCTURE -
WITH ROOFTOP PARKING
--
~ EXISTING SINGLE
STORY BUILDING TO
56' MAX. HT. I BE DE, OLISHED
FROM GROUND FLOOR FF£ r -----~ ~_L_ ll 53.8' MAX. HT. 53.8' MAX. HT. TO ROOF DECK I ,. " FROM GROUND FLOOR FF£ FROM GROUND FLOOR FF£ I
11 II TO ROOF DECK TO ROOF DECK --I' II 9
11 II I
I II r ,, I " I II II I
11 II 27.J' 54' II f X/STING . INGLE II ii" ,I " I STORY BUILDING 11
i1 II
BLDG. BLDG. tPARAT/0
iV
TO BE 11 11
SEPARATI N COl ?TYARD DEMOLISHED II I, ,, II
'i II I I I 11 II .... -I ' -11 II II ', I 1 '
I II 11 I
8
11 II 1' PROPOSED\ II 'I
I' " PROPOSJ D RAISED I RETAINING WALL II I I
11 II 11 Hmax=7' II I I EXISTING '-,, BIOF/L TRA TION I II I _,
ROW TO "' ii
JJROPOS£ -RAfSED -" PLANTER
'1 10.6' 't .. ..::. REMAIN BIOF/L TRA TION \ II -EXISTIN (SEE DETAIL ON 1: ~
o 1
11
PLANTER II GROUND Sf-IT. C05) " -
~ ii u r-JAME \ ~--------,---J-'--,-1-------
(SEE DETAIL ON II I / ----
1 , PROf OSED ----.ALLE , II SHT. C05) \ ~
J_ f-------r --FF=68.40 ----------r1-·FF=68.40 --FF=68.40 FINISHED GRADE ' I -------
II I --,, -~1 7.5 I FF=66.20
I L \ ✓
2 .5'
7' -, ...
\._PROPOS \ LI LI •
\ 0 DEEPEN 0 FOOT/ G 1: 1 AREA OF INFLUENCE \ / I I PROPOSED DEEPENED LI l's \_PRO PROP. 4' WIDE UNf RSTRUCTI ,_; 7 :----: FOOTING POSED Fl~ IS/-1£0 GRADE PROPO ED FINIS ED GRAD
7,
FIRE AC ~ESS ROA ' ~ PROPOSED RETAINING WALL ·-
""'--PROf'OSED UNpERGROU~D DETEN -q,FM£f r I Hmax=2.1' ON VAUL SEC ION A-A
I I I I I I 6
SCALE: 1"=30' HORIZ., 1"=6' VERT.
l
4.5' MAX.
ARAPEF ..
12 --
-----v--~
11
v-PROP SEO-~
/ BUILDING 0
5-STORY
/ RESIO~~TIAL
/
-/ -10
cXISTING SNGLE -
53.8' MAX. HT. STORY BUILDING TO ' FROM GROUND FLOOR FF£ BE DEMOLISHED I'\.
TO ROOF DECK ---~_'\.,___ -.--------9
II I
" '
11 I
I,
11 I
II
II I
,r£1 /STING ROW II I -I' -I II I
ROPOSEO ROW I, ,r II I -£XI TING ROW
8
CAI LSB, ~D 8' II I V TO 1EMAIN -II I ./
Vl1 I AG t: II I I" :>AK rl X/STING G OUNO
JI
EXIST/ G GROUN \
L AIVi;;; I _L~ POOL, > RECREA HON AREA II \ I A •c[\10 = -u . .
·-• -~ ' I -/PROPOSED I NIS/-1£0 G ADE I FF=68.4D ~--L t' ,--~----ll -------~--------.J 1-, --
7,
I \ FS-66.~0 ' --.,,
Pl OPOSED I 1BBON GUTTER _j PROP SEO RETAINING WALL \_ PROPOSED RETAINING WAU PROPOSED RETAINING WALL../
Hmax=J.4' Hmax=4.1' Hmax=2.8' (EXPOSED)
-SEC TION B-B -6
SCALE: 1"=JO' HORIZ., 1"=6' VERT.
File Name P:\4488\Engr\DWG\_p/ans\Site Developement Plan\4488-SOP Sheet J-Site Sections Sheet.dwg, Date Last Saved 1/23/2024 2:08:21 PM, Date Plotted Last 1/23/2024 2:08:47 PM
20
·7 0
. 00
r EXIST/I G
CAL TRANS
ROW
--0
---
-EX/STIN, CAL TRAI S
WALL AND RAILING --
TO REMAIN
--0
.--PROPOSED 2'
BRO~ DITCH -
APPRox.' 1: 1 AREA
0
--OF INFLUENCE OF
EX. CAL TRANS WALL
. . 20
. . 10
. . 00
--0
--0
-0
--0
-0
PROPOSED
BU/LO/NG
FACE
EX. ROW
TO REMAIN
EX. J' RIBBON -,-._
GUTTER
TO REMAIN
24'
20'
10'
GRIND & OVE'RLA Y
HALF WIDTH OF ALLEY
EX. RO
TO REM
5.5'
10'
EX. ROW
TO REMAIN
2% -
¾'. I
FACE OF
PROP.
VARIES CURB
17' TO 20'
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
PROP. PA VE'MENT
UNNAMED ALLEY
NOT TO SCALE
OVERHEAD ELECTRICAL
TO BE UNDERGROUNDED
60'
If
PROPOSED
BU/LO/NG FACE
PROJECT
SITE
EX. ROW
TO REMAIN
PROPOSED
BUILDING FACE 11' SW!(
4.5' PARKWAY
20' I 20' 10'
PROJECT
SITE
~ REMOVE' ANO R LACE EX. CURB
_, AND GUTTER IN SAME LOCATION
FULL STREET
PROP. 2.5'
RETAINING WALL
~ AC GR/N01~& OVERLAY
><
Ji:~, iii,t.ii-i'tt-;;LLi ;~~~i~~iiiAiLiONiGi~~ON~~TAiGEiiiii~~~~
EX. SIDEWALK TO BE
REMOVED ANO REPLACED WITH
10.0' WIDE SIDEWALK, 5.5' WIDE
SIDEWALK AT TREE IIE"LLS
8' ROW
DEDICATION
PROJECT SITE
16'
PROP.
ROW
PROPOSED
BUILDING
FACE
13'
PROP. 6'
10' SWK. PK
,,,1
~I i
-· x ' LLi
\_ EX. 2• HP GAS ,,..,...-EX. 8" ACP WATER U UNKNOWN OWG
EX. JO" RCP SD -------.. no
PER DWG 360-5 7U
_,,,,,..-EX. 6" VCP SEIIE"R U PER OWG 118-9
OAK AVENUE
FROM STATION JJ+94.84 TO STATION 38+90.91
NOT TO SCALE
48'
32'
24' AC GRIND & OVERLAY
CURB TO MEDIAN
ALONG FRONTAGE
tx. 5' EX. 9.5' EX. 9.5'
BIKE TRAVEL TRA I/EL
LANE LANE LANE
I
VARIES
32' -34'
EX. 8' RAISED
PLANTED MEDIAN
EX. MEDIAN
CURBS
EX. ROW
7.5'
,,,1
~,
x LLi
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm DWG 803-8
REMOVE' ANO REPLACE EX. CURB
AND GUTTER IN SAME LOCATION
EX. 22• WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmc SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
PROP.
ROW
REMOVED & REPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 43+ 78.22 TO STATION 45+65.90
NOT TO SCALE
48' VARIES EX. ROW
8'Row,-:-;-t:::::::::,.__--i----'8[''_L ____ .J;J2t' ____ -i~-_l(3~2::_i:.1!_'±~-~J~a~o'±'!:_J_) ___ 37.~5•~
OED/CATION 6, 34' AC GR/NO & OVERLAY
16.1' 1b°R':WK PKWY CURB TO MEDIAN 10' RAISED
",1-_....:..:.:..;__-t--'-''-----=""--;.-,c-7-___ _,_,AL,,,ON=G..,_FR_,__,_Q,,,N-'--'T.-'--'-AGE=---~'__,PLANTED
PROJECT SITE I ~I / 24' 8' MEO/AN
I J, EX.
r:<I J EX. 9.5' EX. 9.5' 10' RIGHT! ~ "cn/r"v' TRA VE'L TRA I/EL TURN
LANE LANE POCKET
EX. MEO/AN
CURBS
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK
EX. TREES TO BE
REMOVED AND REPLACED
L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm OWG 803-8
REMOVE' AND REPLACE EX. CURB ~D GUTTER IN SAME LOCATION
EX. 22" WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmC SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
EX. ROW
TO REMAIN
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
EXISTING
ALLEY
2% -
20'
PARKING STALL
PROP. CURB & I GUTTER
II PROP. TRENCH
DRAIN
I 0.5% MIN.
REMOVED & RtPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 41+86.07 TO STATION 42+75.21
NOT TO SCALE
7.5'
0.5'
PROPOSED BUILDING FACE
FFE=66.88
ELEC. RM.
FFE=65.45
PROP. 8" PVC
PVT. SEIIE"R MAIN SECTION C-C
\V-T~ ~ ~ i ;
No. C67517
Exp. 6/J0/25
CiV\\.
NOT TO SCALE
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION DESIGNED
/[IV\ Cs.-w J-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
MW
Cl) w
C
1-
(,) w -,
0
a: II.
"' C 'E
ii i[
CAP
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
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L
S
B
A
D
V
I
L
L
A
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R
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CA
R
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B
A
D
,
C
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,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C04
SITE GRADING PLAN
July 17, 2024 Item #1 227 of 312
l>v
30 15 0 30
I ~ I
SCALE: 1"=30'
60 90
I I
FF 66.20
EX 6" CURB & GUTTER AND CONCRETE
SIDEWALK TO BE REMOVED & REPLACED
•
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FOR PROPOSED RETAINING WALL AND SITE WALL COLOR
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No. C67517
Exp. 6/J0/25
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION
C/V\\. /[IV\ c-__ w J-EXPIRES 6-30-23
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GRT CARLSBAD VILLAGE
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11661 SAN VICENTE BLVD,
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C05
SITE UTILITY PLAN
July 17, 2024 Item #1 228 of 312
GRAND AVENUE
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NOTES:
1. FOR PLANTING AND IRRIGATION, SEE
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18" THICK BIORETENTION SOIL MEDIA PER CITY OF
CARLSBAD BMP DESIGN MANUAL APPENDIX F.J WITH
51/HR MIN. INFILTRATION RATE (OR APPROVED
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ENSURE LINER IS SEALED TO WALL UP TO
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OVERFLOW INLET GRATE
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STORM DRAIN SHEETS
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SPLASH PAD AND COBBLE
FOR ENERGY DISSIPATION
OBSERVATION WELL/CLEANOUT
WITH REMOVABLE WATERTIGHT
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EXIEND PUBLIC WA 1ER MAIN REPLACEMENT FROM 8" ACP 10
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No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517
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REMOVE EX. VAL VE. REPLACE
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DATE REGISTRATION DESIGNED
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GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C06
FIRE ACCESSPLAN
July 17, 2024 Item #1 229 of 312
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:38 AM
CV
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SITE PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1" = 30'-0"1SITE PLAN
N
01 MODULAR WETLAND UNIT
02 STANDPIPE
03 DOMESTIC BACKFLOW PREVENTER
04 IRRIGATION BACKFLOW PREVENTER
05 FIRE BACKFLOW PREVENTER
06 KNOX BOX FOR FIRE DEPARTMENT
07 NEW CUL-DE-SAC CURB, SEE CIVIL DRAWINGS
08 (E) CURB CUT
09 RELOCATED CALTRANS TRANSFORMER
10 (E) POWER POLE TO BE REMOVED
11 BMP RAISED FLOW THRU PLANTER, SEE CIVIL
AND LANDSCAPE DRAWINGS
12 (E) NCTD BUS STOP LOCATION
13 UNOBSTRUCTED FIRE ACCESS ROAD EASEMENT
14 TENANT PRIVATE COURTYARD, TYP.
15 VISIBILITY TRIANGLE, TYP.
LEGEND
July 17, 2024 Item #1 230 of 312
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D
W/D
W/
D
W/
D
W/DW/D
W/
D
W/
D
W/D
W/D
W/
D
W/D
W/D
W/D W/D
W/D
W/D
W/
D
W /D
W/
D
W/
D
W/DW/D
CO
M
M
S
W/
D
W/D
W/D
W/D W/D
RE
S
E
V
S
CO
M
M
C
1
A30
1
A30
A21
2
RESIDENTIAL
PARKING
ENTRY
CARLSBAD VILLAGE DRIVE
OAK AVENUE
5 FWY
OUTDOOR
SEATING
OUTDOOR
SEATING
RAMP UP
OUTDOOR
SEATING
T
T
T
BUILDING A
1 STORY
COMMERCIAL
BUILDING B
1 STORY
COMMERCIAL
COMM
ELECT
LOBBY / LEASING
TRASH
STAIR
STAIR
ELEV
ELEV
AMENITY
TH
LOWER
2 BR
D101
ELEC
TRASH
ELEV
ELEV
STAIR
POOL
AMENITY
2 BR
D102
2 BR
D103
2 BR
D104
2 BR
D105
2 BR
D106
2 BR
D107
ELEC
AMENITY 2 BR
D108
2 BR
D109
1 BR
D110
STUDIO
D111
2 BR
D123
2 BR
D1222 BR
D121
2 BR
D120
1 BR
D119
1 BR
D118
2 BR
D117
3 BR
D116
STUDIO
D115
STUDIO
D114
1 BR
D113
2 BR
D112
2 BR
C1072 BR
C106
1 BR
C108
2 BR
C109
1 BR
C110
1 BR
C111
2 BR
C112
2 BR
C113
1 BR
C105
1 BR
C104
1 BR
C103
1 BR
C102
1 BR
C101
2 BR
C116
1 BR
C115
2 BR
C114
RETAIL
PARKING
MECH
JAN
IDF
MECH
A20
2
A21
1
A20
1
RESIDENTIAL
PARKING
TRASH LO
A
D
I
N
G
TRASH
2
A30
2
A30
24' - 0"24' - 0"
02
02
01
01
03
04
A24
1
06
03
05
SEE LANDSCAPE
DRAWINGS
SEE LANDSCAPE
DRAWINGS
SEE LANDSCAPE
DRAWINGS INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
INS
RDY
RDY
RDY
RDY
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP CAP INS INS INS
CAP
CAP
CAP
CAP
CAP
CAP
CAP
CAP
60
'
-
4
"
127' - 6"
74' - 9 1/2"
93' - 1 1/2"
61
'
-
4
"
07
07
07
02
15
'
-
0
"
20' - 0"
8'
-
6
"
74' - 9 1/2"16
'
-
0
"
16
'
-
0
"
STAIR
56
'
-
1
0
"
11
'
-
0
"
1
2
3
4
5
6
7
8 9 10 11 12 13 14 15 16 17 18 19 20 21
22
23
24
25
26
27
28
29
30 31 32 33 34 35 36
373839404142
43
44
45
46
47
48
49
50
51
1
2
3
4
5
6
7
8
9
10
11
12
13
14
17
18
19
20
21
22
23
24
27
28
29
30
31
32
33
34
36
37
38
39
40
41 44
45
46
47
48
49
50
51
53
STAIR
STAIR
15
16
TY
P
9'
-
0
"
TYP
19' - 0"
5'
-
0
"
TY
P
8'
-
0
"
TYP
15' - 0"
35
10
'
-
0
"
/
BIKE PARKING
0808
17
11
'
-
0
"
11
'
-
0
"
TH
LOWER
TH
LOWER
TH
LOWER
01
01
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
10
10
10
11
12
10' - 1"
TYP
13' - 6"
1
A31
13
14
14 13
2
A31
3
A31
R
2
4
'
-
0
"
R 24' - 0"
R 24' - 0"
R 24' - 0"
R 24' - 0"
RETAIL
PARKING
ENTRY
5'
-
0
"
06
22' - 8"
26
25
42
52
CAP
CAP
10' - 0"
06
43
5' - 0"
09
25
'
-
0
"
15
15
16
16
17
18
14
TY
P
6'
-
0
"
159' - 6"
68
'
-
6
"
90
'
-
6
"
22
6
'
-
1
0
"
8' - 0"
7' - 0"
143' - 11"
66
'
-
6
"
26' - 6"
17' - 0"
10
'
-
0
"
27' - 4"
31
'
-
6
"
59' - 8 1/2"90' - 0"
109' - 9"
54' - 0"
162' - 9"64' - 8"
24
5
'
-
5
1
/
2
"
43' - 0 1/2"63' - 11 1/2"
4' - 0"
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:44 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
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B
A
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8
A10
FIRST FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1FIRST FLOOR PLAN
N
01 MODULAR WETLAND UNIT
02 STANDPIPE
03 DOMESTIC BACKFLOW PREVENTER
04 IRRIGATION BACKFLOW PREVENTER
05 FIRE BACKFLOW PREVENTER
06 EXTENT OF GARAGE STRUCTURE ABOVE
07 TRANSFORMER
08 ROOF OVERHANG ABOVE
09 COMPOSITE TRELLIS ABOVE
10 PEDESTRIAN GATE AND FENCE
11 TRASH ENCLOSURE, SEE 1/A21
12 TRASH ENCLOSURE, SEE 2/A24
13 TENANT PRIVATE COURTYARD, TYP.
14 CLEAR ZONE LINE OF SIGHT PER VBMP
2.6.1(A)(4), TYP.
15 METAL FENCE
16 OVERHEAD ROLLING GATE
17 METAL CANOPY
18 PARKING BARRIER GATE
PARKING LEGEND
3 STUDIO
13 1 BR
22 2 BR
1 3 BR
TOTAL UNITS: 39
UNIT COUNT
July 17, 2024 Item #1 231 of 312
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W/D
1
A30
2 BR
D101
2 BR
D102
2 BR
D103
2 BR
D104
2 BR
D202
2 BR
D201
2 BR
D203
2 BR
D204
1 BR
C201
3 BR
C224
1 BR
C223
3 BR
C222
1 BR
C221
1 BR
C220
1 BR
C219
3 BR
C218
1 BR
C217
2 BR
C216
1 BR
C215
2 BR
C214
2 BR
C213
1 BR
C211
1 BR
C210
2 BR
C209
3 BR
C208
2 BR
C207
2 BR
C206
1 BR
C205
1 BR
C204
1 BR
C203
1 BR
C202
2 BR
D214
1 BR
D215
1 BR
D216
3 BR
D217
2 BR
D218
2 BR
D208
1 BR
D209
STUDIO
D210
STUDIO
D211
3 BR
D212
3 BR
D213
STUDIO
D207
1 BR
D206
2 BR
D205
1 BR
D221
1 BR
D220
2 BR
D219
STAIR
EL
E
V
ELEV
ELEV
ELEV STAIR
TRASH
TRASH
ELEC
TH
UPPER
TH
UPPER
TH
UPPER
TH
UPPER
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
24' - 0"24' - 0"
2
A30
2
A30
A24
1
ROOF BELOW ROOF BELOW
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY RDY
RDY
RDY
RDY
RDY
T
T
T
VAN
2 BR
C212 STAIR
1
2
3
4
5
6
7
8
9
10
11
12
13
14 18
19
20
21
22
23
24
25
26
27
28
29
30
31
32 33
34
35
36
37
38
39
40
41
42
43
44
45
46
16
5'
-
0
"
10
'
-
0
"
STAIR
STAIR
15
STAIR
11
'
-
0
"
11
'
-
0
"
1
1
'
-
0
"
TYP
13' - 6"
TY
P
6'
-
0
"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
22
6
'
-
1
0
"
68
'
-
6
"
90
'
-
6
"
159' - 6"88' - 10"
7 7 ' - 7 1/2 "
63' - 11 1/2"43' - 0"
24
5
'
-
5
1
/
2
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59' - 8 1/2"90' - 0"
143' - 11 1/2"
TYP
19' - 0"
TY
P
9'
-
0
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1
A31
01
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2
A31
3
A31
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5'
-
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6' - 11"
43' - 0 1/2"63' - 11 1/2"
5'
-
0
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R
2
4
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-
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R 24' - 0"
R 24' - 0"
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-
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17
T
T
T
RDY
RDY
RDY
RDY
RDY
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:59 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
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CA
R
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B
A
D
,
C
A
,
9
2
0
0
8
A11
SECOND FLOOR
PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1SECOND FLOOR PLAN
N
PARKING LEGEND
UNIT COUNT
2ND FLOOR
3 STUDIO
19 1 BR
16 2 BR
7 3 BR
TOTAL UNITS: 45
01 FUTURE EQUIPMENT AREA
* UNITS D101, D102, D103,
D104 ARE 2-STORY UNITS
THAT ARE COUNTED ON
SHEET A10.
*
July 17, 2024 Item #1 232 of 312
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W/D
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S
E
V
S
RE
S S
RE
S S
RE
S S
RE
S S
RE
S S
RE
S S
W/D
1
A30
1
A30
A21
2
STAIR
ELEVELEC
ELEV
TRASH
STAIR
ELEV
ELEV STAIR
2 BR
D302
1 BR
C315
1 BR
C303
1 BR
C304
1 BR
C301
1 BR
C321
1 BR
C320
1 BR
C319
1 BR
C317
1 BR
C323
1 BR
C305
1 BR
C3022 BR
C316
2 BR
C314
2 BR
C313
2 BR
C306
2 BR
C312
1 BR
C311
1 BR
C310
2 BR
C309
3 BR
C308
2 BR
C307
1 BR
D318
1 BR
D317
2 BR
D316
3 BR
D315
STUDIO
D313
STUDIO
D312
1 BR
D311
STUDIO
D3092 BR
D310
2 BR
D3203 BR
D319
3 BR
C324
1 BR
D308
1 BR
D3231 BR
D322
2 BR
D307
2 BR
D306
2 BR
D305
2 BR
D304
2 BR
D303
2 BR
D301
3 BR
C322
3 BR
C318
TRASH
2 BR
D321
3 BR
D314
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
24' - 0"24' - 0"
2
A30
2
A30
A24
1
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDY
RDYRDY
RDY
RDY
RDY
RDY RDY
RDY
RDY
RDY
RDY
RDY
RDY RDY
RDY
RDY
T
T
T
11
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-
0
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ST
A
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11
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-
0
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1
1
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0
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TY
P
6'
-
0
"
10
'
-
0
"
10
'
-
0
"
STAIR
STAIR
TYP
13' - 6"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
68
'
-
6
"
90
'
-
6
"
159' - 6"88' - 10"
7 7' - 7 1/2 "
63' - 11 1/2"43' - 0"
24
5
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-
5
1
/
2
"
59' - 8 1/2"90' - 0"
143' - 10 1/2"
TYP
19' - 0"
TY
P
9'
-
0
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1
A31
8' - 0"
2
A31
3
A31
7' - 0"
5'
-
0
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10
'
-
0
"
43' - 0 1/2"63' - 11 1/2"
5'
-
0
"
1
2
3
4
5
6
7
8
9
10
11
12
13
14 18
19
20
21
22
23
24
25
26
27
28
29
30
31
32 33
34
35
36
37
38
39
40
41
42
43
44
45
46
16
15
17
5'
-
0
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T
T
T
RDY
RDY
R
2
4
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R 24' - 0"
R 24' - 0"
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:12 AM
CV
M
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94
5
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8
A12
THIRD FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1THIRD FLOOR PLAN
PARKING LEGEND
N
UNIT COUNT
3RD FLOOR
3 STUDIO
19 1 BR
18 2 BR
7 3 BR
TOTAL UNITS: 47
July 17, 2024 Item #1 233 of 312
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TRASH
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D421
1 BR
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D419
1 BR
D417
1 BR
D418
1 BR
D408
STUDIO
D409
STUDIO
D412
STUDIO
D413
2 BR
D416
2 BR
C407
2 BR
D410
2 BR
D407
2 BR
D406
2 BR
D405
2 BR
D404
2 BR
D403
2 BR
D401
1 BR
C408
3 BR
D414
3 BR
D415
1 BR
D411
ELEC
3 BR
C409
2 BR
C411
2 BR
C406
2 BR
C412
2 BR
C414
3 BR
C420
3 BR
C422
3 BR
C416 1 BR
C419
1 BR
C418
1 BR
C417
1 BR
C415
1 BR
C401
1 BR
C402
1 BR
C403
1 BR
C404
1 BR
C405
1 BR
C413
1 BR
C421
2 BR
D402
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
24' - 0"24' - 0"
2
A30
2
A30
A24
1
T
T
T
6'
-
0
"
3 BR
C410
STAIR
6'
-
0
"
6
'
-
0
"
STAIR
STAIR
17
'
-
8
1
/
2
"
17
'
-
8
1
/
2
"
1
7
'
-
8
1
/
2
"
11
'
-
0
"
11
'
-
0
"
1
1
'
-
0
"
TYP
13' - 6"
TY
P
6'
-
0
"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
63' - 11 1/2"43' - 0"
24
5
'
-
5
1
/
2
"
59' - 8 1/2"90' - 0"
143' - 10 1/2"
61
'
-
9
1
/
2
"
90
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-
6
"
22
0
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-
1
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/
2
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153' - 6"87' - 9 1/2"
7 9 ' - 0 "
TYP
19' - 0"
TY
P
9'
-
0
"
1
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BALCONYBALCONY
15
'
-
0
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8' - 0"
1
5
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-
0
"
2
A31
3
A31
7' - 0"
6' - 11"
5'
-
0
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43' - 0 1/2"63' - 11 1/2"
5'
-
0
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5'
-
0
"
T
T
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1
2
3
4
5
6
7
8
9
10
11
12
13
14 19
20
21
22
23
24
25
26
27
28
29
30
31
32
33 34
35
36
37
38
39
40
41
42
43
44
45
46
47
16
15
17
18
RDY
RDY
RDY
RDY
RDY
R
2
4
'
-
0
"R 24' - 0"
R 24' - 0"
R 24' - 0"
01
01
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:26 AM
CV
M
U
94
5
-
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8
A13
FOURTH FLOOR
PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"2FOURTH FLOOR PLAN
PARKING LEGEND
N
UNIT COUNT
4TH FLOOR
3 STUDIO
18 1 BR
16 2 BR
7 3 BR
TOTAL UNITS: 44
01 PER VILLAGE BARRIO MASTER PLAN 2.7.4.G.2.a,
70% OF 4TH STORY SHALL BE SETBACK 15'-0"
July 17, 2024 Item #1 234 of 312
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1
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2 BR
C514
1 BR
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2 BR
C516
AMENITY
STAIR
ELEV
ELEV
STAIR
ELEV
ELEV STAIRTRASH
TRASH
ELEC1 BR
C517
1 BR
C519
1 BR
C501
1 BR
C520
3 BR
C5211 BR
C502
1 BR
C503
1 BR
C504
1 BR
C505
2 BR
C512
1 BR
C513
1 BR
C515
2 BR
C506
2 BR
C507
2 BR
C508
3 BR
C509
3 BR
C510
2 BR
D519 1 BR
D520
2 BR
D521
2 BR
D522
1 BR
D508
2 BR
D507
2 BR
D506
2 BR
D505
2 BR
D504
2 BR
D503
2 BR
D515
3 BR
D514
2 BR
D516
1 BR
D517
1 BR
D518
STUDIO
D513
STUDIO
D512
STUDIO
D509
2 BR
D510
1 BR
D511
1 BR
D501
1 BR
D502
MECH
JAN
IDF
A20
2
A21
1
A20
1
RAMP UP
RAMP
DOWN
SKY DECK
24' - 0"24' - 0"
2
A30
2
A30
A24
1
T
T
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6'
-
0
"
6' - 0"
6' - 0"
6' - 0"
15' - 8 1/2"
40' - 2"
STAIR
17
'
-
8
1
/
2
"
17
'
-
8
1
/
2
"
1
7
'
-
8
1
/
2
"
6'
-
0
"
6' - 0"
STAIR
STAIR
TYP
13' - 6"
TY
P
6'
-
0
"
A24
2
A22
2
A22
1
A23
1
A23
2
A24
4
A24
3
63' - 11 1/2"43' - 0"
24
5
'
-
5
1
/
2
"
59' - 8 1/2"90' - 0"
143' - 10 1/2"
153' - 6"87' - 9 1/2"
7 8 ' - 9 "
61
'
-
9
1
/
2
"
90
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-
6
"
21
2
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-
1
1
1
/
2
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TY
P
9'
-
0
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TYP
19' - 0"
1
A31
8' - 0"
2
A31
3
A31
7' - 0"
6' - 11"
5'
-
0
"
10
'
-
0
"
43' - 0 1/2"63' - 11 1/2"
1
2
3
4
5
6
7
8
9
10
11
12
13
14 20
21
22
23
24
25
26
27
28
29
30
31
32
33
34 35
36
37
38
39
40
41
42
43
44
45
46
47
48
17
16
18
19
5'
-
0
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5'
-
0
"
15
R
2
4
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-
0
"R 24' - 0"
R 24' - 0"
R 24' - 0"
RES
COMM
S
DAS
C
INS
CAP
RDY
RESIDENTIAL
COMMERCIAL
STANDARD
ACCESSIBLE
COMPACT
EV CHARGER INSTALLED
EV CAPABLE
EV READY
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:37 AM
CV
M
U
94
5
-
1
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6
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A14
FIFTH FLOOR PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1FIFTH FLOOR PLAN
N
PARKING LEGEND
UNIT COUNT
5TH FLOOR
3 STUDIO
18 1 BR
18 2 BR
4 3 BR
TOTAL UNITS: 43
July 17, 2024 Item #1 235 of 312
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14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
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14' - 0" ABOVE ROOF
02
03
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2
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1
2
3
4
5
6
7
8
9
10
11
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21
22
23
24
25
26
27
28
29
30
31
32
33
34
35 36
37
38
39
40
41
42
43
44
45
46
47
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17
18
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15
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FUTURE SOLAR AREA. LOCATION SUBJECT TO CHANGE BASED ON
FINAL CONSTRUCTION DOCUMENTS
A.
B.
ALL PARKING STALLS TO HAVE A MAXIMUM OF
5% SLOPE PER CITY ENGINEERING
STANDARDS. ADA PARKING STALLS AND
STRIPING NOT TO EXCEED 2%.
ALL DOORWAY CLEAR LANDINGS NOT TO
EXCEED 2% SLOPE
SHEET NOTES
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:43:42 AM
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2ND FLOOR
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3RD FLOOR
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4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
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METAL CANOPY
COLOR BLACK
EXTERIOR LIGHTING
MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
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COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.60
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
4'
-
6
"
15
'
-
6
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BUILDING D BUILDING B
VS1
PL3 PL2PL1 R1GR1
PL4PL5 PL1F1
GR2
HS3
PL2
OAK AVE
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TO MAX. ARCH.
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+132.20
WN2
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10
'
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0
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58
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1
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2
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**
** FINISHED FLOOR OF BUILDING D PL4
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
T2
**
** FINISHED FLOOR OF BUILDING B
TOP OF ROOF B
+94.10
9'
-
0
"
METAL CANOPY
COLOR BLACK
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:00 AM
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11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation WEST
3/64" = 1'-0"2Elevation EAST
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MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
11
'
-
9
1
/
2
"
1
0
'
-
2
"
1
0
'
-
2
"
1
0
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-
2
"
1
1
'
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6
"
4
'
-
6
"
MA
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H
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H
T
P
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C
M
C
56
'
-
0
"
14
'
-
0
"
BUILDING CBUILDING D
PL2
WN2
PL3
PL1
S1 S1HS3
GR1 PL5
WN1
5 FWY
ALLEY
PL1
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
53
'
-
9
1
/
2
"
58
'
-
3
1
/
2
"
PL1 HS1PL1
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
T1
PL5
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
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9
1
/
2
"
14
'
-
0
"
MA
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H
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P
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C
M
C
56
'
-
0
"
BUILDING C BUILDING D
PL2PL1PL5 PL5PL3
GR1
S1
PL1PL5
PL1
ALLEY
5 FWY
TO MAX. ARCH.
PROJECTION
+132.20
WN2
S1
WN1 WN1 GR1
10
'
-
0
"
60
'
-
6
"
STAIR TOWER
10' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR OVERRUN
4' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:13 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A23
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH - Courtyards
3/64" = 1'-0"2Elevation SOUTH - Courtyards
July 17, 2024 Item #1 240 of 312
~ I I •• ____ ,,-
1 I
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)
KfA
C,
~
----4
----4
----4
~
----4 ..
ROOF A
+82.38
PARAPET A
+86.88
BUILDING CBUILDING D
BUILDING ABUILDING B
VS1 R1 R1
1ST FLOOR A
+66.88
1ST FLOOR B
+69.60
15
'
-
6
"
4
'
-
6
"
ROOF B
+85.10
PARAPET B
+89.60
5 FWY
ALLEY
RESIDENTIAL BUILDING BEYOND
RESIDENTIAL BUILDING BEYOND
TRASH ENCLOSURE BEYOND
*
* FINISHED FLOOR OF BUILDING AT1VS1WN2PL1PL1WN2
EXTERIOR LIGHTING EXTERIOR LIGHTING
R1
TOP OF ROOF A
+91.38
TOP OF ROOF B
+94.10
METAL CANOPY
COLOR BLACK
METAL CANOPY
COLOR BLACK
METAL AWNING
COLOR LIGHT GRAY
** FINISHED FLOOR OF BUILDING B
**
9'
-
0
"
15
'
-
6
"
4
'
-
6
"
9'
-
0
"
14
'
-
0
"
MATERIAL LEGEND
PL1 STUCCO, COLOR WHITE
STUCCO, COLOR LIGHT GRAY
STUCCO, COLOR LIGHT BEIGE
STUCCO, COLOR DARK GRAY
STUCCO, COLOR DARK BEIGE
HORIZONTAL SIDING BOARD,
COLOR WHITE
HORIZONTAL SIDING BOARD,
COLOR BEIGE
HORIZONTAL SIDING BOARD,
COLOR BROWN
PL2
PL3
PL4
PL5
HS1
HS2
HS3
VS1 VERTICAL SIDING BOARD,
COLOR WHITE
METAL ROOF, COLOR DARK GRAY
COMPOSITE TRELLIS
COLOR DARK GRAY / WHITE
METAL LOUVERS, COLOR BROWN
METAL GUARDRAIL, COLOR WHITE
METAL GUARDRAIL, COLOR GRAY
METAL FENCE, COLOR BLACK
COMPOSITE SHUTTERS
COLOR LIGHT BEIGE
R1
T1
GR1
GR2
F1
S1
VINYL WINDOW
COLOR DARK BRONZE
STOREFRONT WINDOW
COLOR DARK BRONZE
WN1
WN2
T2
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR A
+66.88
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.604'
-
6
"
15
'
-
6
"
4'
-
6
"
15
'
-
6
"
BUILDING A BUILDING B
5 FWY
ALLEY*
* FINISHED FLOOR OF BUILDING A
**
** FINISHED FLOOR OF BUILDING BVS1R1R1VS1PL1PL1R1T1PL5PL1
R1
TOP OF ROOF A
+91.38
TOP OF ROOF B
+94.10
9'
-
0
"
9'
-
0
"
14
'
-
0
"
14
'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
BUILDING D
PL2 GR1
PL1 PL5
TO MAX. ARCH.
PROJECTION
+132.20PL1S1WN1
10
'
-
0
"
**
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
ELEVATOR TOWER
14' - 0" ABOVE ROOF
STAIR TOWER
10' - 0" ABOVE ROOF
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
9
1
/
2
"
53
'
-
9
1
/
2
"
BUILDING D
GR1PL2WN1
PL1
TO MAX. ARCH.
PROJECTION
+132.20
**
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGEPL3
S1
PL5
10
'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:21 AM
CV
M
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94
5
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1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A24
ELEVATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH Retail
3/64" = 1'-0"2Elevation SOUTH Retail
3/64" = 1'-0"3Elevation WEST - Courtyard D
3/64" = 1'-0"4Elevation EAST - Courtyard D
July 17, 2024 Item #1 241 of 312
-li
~-----------:----
' ' ' I
' ' '
---,
' I
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11111 UIIIIIIIIII
er
----4
.\
-~
• q,
~
----4
~
~
----4
----4
-----4
KfA
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
11
'
-
1
0
"
1
0
'
-
2
"
1
0
'
-
2
"
1
0
'
-
2
"
1
1
'
-
6
"
4
'
-
6
"
BUILDING CBUILDING D
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
14
'
-
0
"
5 FWY
ALLEY
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
14
'
-
0
"
BUILDING C BUILDING D
ALLEY
5 FWY
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:31 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
A25
MASSING
DIAGRAMS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation NORTH Massing Diagram
3/64" = 1'-0"2Elevation SOUTH Massing Diagram
July 17, 2024 Item #1 242 of 312
,.__--so'-o•-------->----50'-1J'-------->----so'-o"-------,.,.__--so·-o"-------,.,.__--50•_0"--~ ,.__--so·-0"-------->----sO"-o"-------->----50•-o"------>,
1-28· I 1-28· I 1-28' I
: 1+0'1
,I~ B ..........,....~
.B
.B
I -2'
I ,
,.__--50•-o"-------->----~.o'-0"-------->,.__--50•.o•-------->-, ,<-----so·-o"-------->----sO'-O"-------->,<----so•--O''-------->..----so•-1J•-------->-,<----se -o"------>,
lit ~ g ~ g ~· ~ ~g rtt-----,
. ~ g g ' ~ g f-+t-------,
gl~ g g -.~
----
'
,.,
C),i
' ,,,_· ___ '· ·~ - -----4
' $
----'I,-- ------4
----'I,-- --.-\ ~
,,,____ - - -----4
' ' ' ~ .-
KfA
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
1ST FLOOR A
+66.88
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
BUILDING CBUILDING A
4'
-
6
"
15
'
-
6
"
CVD
OAK AVE
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
TOP OF ROOF A
+91.38
9'
-
0
"
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
1ST FLOOR C
+66.20
1ST FLOOR B
+69.60
ROOF B
+85.10
PARAPET B
+89.60
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
11
'
-
1
0
"
14
'
-
0
"
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
4'
-
6
"
15
'
-
6
"
BUILDING D BUILDING B
OAK AVE
CVD
TO MAX. ARCH.
PROJECTION
+132.20
10
'
-
0
"
TOP OF ROOF B
+94.10
9'
-
0
"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:40 AM
CV
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5
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B
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D
R
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CA
R
L
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B
A
D
,
C
A
,
9
2
0
0
8
A26
MASSING
DIAGRAMS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1Elevation WEST Massing Diagram
3/64" = 1'-0"2Elevation EAST Massing Diagram
July 17, 2024 Item #1 243 of 312
~
~
i+----so·-o·-------->,+----so·-o"-------->,+----50•-o·-------->,+----so·-o"-------->,+----so·-0•------>,
1+0• I i
B B9
B BB
B BB
~--so·-u•-------->,+------w. ----------~60'.u•--~-----50•-~----,.,.__--60'-0"--~
---+----
~
~
KfA
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:42 AM
CV
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6
5
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CA
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A
D
,
C
A
,
9
2
0
0
8
A27
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 244 of 312
KfA
--------------------------------------------
---------
------------------
mi....
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:44 AM
CV
M
U
94
5
-
1
0
6
5
C
A
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L
S
B
A
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D
R
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CA
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B
A
D
,
C
A
,
9
2
0
0
8
A28
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 245 of 312
KfA
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:44:46 AM
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
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L
A
G
E
D
R
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CA
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B
A
D
,
C
A
,
9
2
0
0
8
A29
RENDERING
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
July 17, 2024 Item #1 246 of 312
KfA
~ ~8-_6~~~~~~~~~~~Jl[r l • r -= II"
1.1 .• 11r.·. i. 1r
,1111 I
---
---
;----~ :=:=-----=--=--~~~-~~~~~
-~----
1ST FLOOR D
+68.40
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
COURTYARD COURTYARD - BLDG D
PL
ALLEY
1ST FLOOR C
+66.20
3 BR
3 BR
3 BR
3 BR
3 BR2 BR
3 BR
3 BR
3 BR
AMENITYAMENITY
3 BR
3 BR
3 BR
3 BR1 BR
1 BR
1 BR
1 BR
1 BR2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
2 BR
1 BR
1 BR
1 BR
1 BR
1 BR RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING COMMERCIAL PARKING
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
BUILDING C BUILDING DPL
MA
X
.
H
E
I
G
H
T
P
E
R
C
M
C
56
'
-
0
"
5 FWY
10
'
-
0
"
TO MAX. ARCH.
PROJECTION
+132.20
STAIR TOWER
6' - 0"6' - 0"
0'
-
0
"
MECHANICAL EQUIPMENT
(33"X24"X24")
4'0" HIGH LIGHT
BOLLARDS, TYP
4'0" HIGH LIGHT
BOLLARD, TYP
0'
-
0
"
ELEVATOR
OVERRUN
4'
-
0
"
4'
-
6
"
*
* FINISHED FLOOR OF BUILDING C
** FINISHED FLOOR OF BUILDING D &
PARKING GARAGE
**
2ND FLOOR
+80.20
3RD FLOOR
+90.37
4TH FLOOR
+100.53
5TH FLOOR
+110.70
TO PARAPET
+126.70
ROOF TOP
+122.20
ROOF A
+82.38
PARAPET A
+86.88
1ST FLOOR C
+66.20
1ST FLOOR A
+66.88
4'
-
6
"
11
'
-
6
"
10
'
-
2
"
10
'
-
2
"
10
'
-
2
"
14
'
-
0
"
AMENITY 1 BR 3 BR
3 BR
3 BR
3 BR1 BR3 BR
3 BR
3 BR 1 BR
1 BR
AMENITYLOBBY / LEASING 2 BR
2 BR
2 BR
2 BR
2 BR 2 BR
1 BR
3 BR
3 BR
1 BRRETAIL A
MA
X
.
H
E
I
G
H
T
P
E
R
C
C
M
C
56
'
-
0
"
COURTYARD - BLDG C
BUILDING A BUILDING C PLPL
OAK AVECARLSBAD VILLAGE DRIVE
4'
-
6
"
15
'
-
6
"
BUILDING C
TO MAX. ARCH.
PROJECTION
+132.20
15' - 4"
6' - 0"
6' - 0"
6' - 0"
4'
-
6
"
10
'
-
0
"
*
* FINISHED FLOOR OF BUILDING C
*
* FINISHED FLOOR OF BUILDING A
XXX1.
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:05:14 PM
CV
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6
5
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BUILDING
SECTIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
3/64" = 1'-0"1LONGITUDINAL SECTION
3/64" = 1'-0"2TRANSVERSE SECTION
July 17, 2024 Item #1 247 of 312
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6' - 4"
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 12:01:35 PM
CV
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A31
CROSS SECTION
DETAILS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"1CROSS SECTION BLDG D OAK AVE
1/4" = 1'-0"2CROSS SECTION BLDG D NORTH
1/4" = 1'-0"3CROSS SECTION - BLDG C NORTH
July 17, 2024 Item #1 248 of 312
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37' - 10 1/2"
25
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:44:56 AM
CV
M
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94
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A60
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"14STUDIO - TYPE A
1/4" = 1'-0"101BR - TYPE B1
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1/4" = 1'-0"121BR - TYPE B3
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637 SF648 SF436 SF
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July 17, 2024 Item #1 249 of 312
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39' - 3 1/2"
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:00 AM
CV
M
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A61
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"101BR + DEN - TYPE B5
1/4" = 1'-0"121BR - TYPE B7
1/4" = 1'-0"41BR + DEN - TYPE B8
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July 17, 2024 Item #1 250 of 312
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:55:02 AM
CV
M
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94
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A62
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"101BR - TYPE B9
1/4" = 1'-0"122BR - TYPE C2
1/4" = 1'-0"42BR - TYPE C3
1/4" = 1'-0"22BR - TYPE C1
915 SF 1,124 SF
1,001 SF765 SF
July 17, 2024 Item #1 251 of 312
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:57:00 AM
CV
M
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A63
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR - TYPE C6
1/4" = 1'-0"102BR - TYPE C4
1/4" = 1'-0"22BR - TYPE C5
1/4" = 1'-0"42BR - TYPE C7
1,160 SF 1,071 SF
971 SF913 SF
July 17, 2024 Item #1 252 of 312
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30
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BALCONY
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:11 AM
CV
M
U
94
5
-
1
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6
5
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L
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9
2
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A64
ENLARGED UNIT
PLANS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR + DEN - TYPE C10
1/4" = 1'-0"22BR + DEN - TYPE C9
1/4" = 1'-0"102BR + DEN - TYPE C8
1/4" = 1'-0"42BR + DEN - TYPE C11
1,215 SF 1,185 SF
1,221 SF 980 SF
July 17, 2024 Item #1 253 of 312
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:15 AM
CV
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11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"122BR TOWNHOUSE - TYPE C14
1/4" = 1'-0"102BR - TYPE C12
1/4" = 1'-0"22BR - TYPE C13
1/4" = 1'-0"43BR - TYPE D1
1,039 SF 879 SF
1,284 SF1,071 SF
BALCONY
July 17, 2024 Item #1 254 of 312
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:19 AM
CV
M
U
94
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11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1/4" = 1'-0"23BR - TYPE D3
1/4" = 1'-0"43BR - TYPE D5
1/4" = 1'-0"103BR - TYPE D2
1/4" = 1'-0"123BR - TYPE D4
1,203 SF 1,365 SF
1,252 SF1,206 SF
July 17, 2024 Item #1 255 of 312
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GRT CARLSBAD VILLAGE,
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CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
SITE PLAN
L1.00July 17, 2024 Item #1 256 of 312
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GRT CARLSBAD VILLAGE,
LLC
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SUITE 850
LOS ANGELES CA 90049
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619 325 1990
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CV
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3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
CONCEPTUAL
LANDSCAPE
PLAN
L1.01July 17, 2024 Item #1 257 of 312
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PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RATIO OF 2:1.
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
LANDSCAPE
PLANTING
PALETTE
L1.02July 17, 2024 Item #1 258 of 312
BUILDING FOUNDATION SHRUBS: SUCH AS (75% -15 GAL & 25% -5 GAL)
BOTANICAL NAME
CRASSULA SPP.
LEUCADENDRON 'RED GEM'
LEUCOPHYLLUM ZVGOPHYLLUM
'CIMARRON'
OLEA EUROPAEA 'LITTLE OLLIE'
PHORMIUM SPP.
RHAPHIOLEPIS UMBELLATA 'MINOR'
RHAPHIOLEPIS X 'MONTIC'
SENECIO DECARYI
I COMMON NAME
CRASSULA
RED GEM CONEBUSH
BLUE RANGER SAGE
LITTLE OLLIE OLIVE
NEX ZEALAND FLAX SPECIES
DWARF INDIAN HAWTHORN
MAJESTIC BEAUTY INDIAN
HAWTHORN
MADAGASCAR SENECIO
WESTRINGIA FRUTICOSA 'BLUE GEM' BLUE GEM COAST ROSEMARY
SIZE I WUCOLS I HEIGHT
5GAL LOW 6"-8"
15 GAL LOW 8-10'
15 GAL VERY LOW 3'
5GAL LOW 6'-8'
15 GAL LOW 5'-7'
15 GAL LOW 4'-6'
15 GAL LOW 4'-6'
5GAL LOW 48"
5GAL LOW 4'-6'
ORNAMENTAL SUCCULENTS, SHRUBS & GRASSES: SUCH AS (40% -1 GAL, 40%-5 GAL & 20% -15 GAL)
BOTANICAL NAME
ACACIA COGNATA 'ACCOG01'
AGAVESPP.
ALOESPP.
CALLISTEMON VIMINALIS 'LJ1'
CEANOTHUS GRISEUS HORIZONTALIS
'YANKEE POINT'
DIANELLA SPP.
FESTUCA MAIREI
LANTANA X 'NEW GOLD'
LEONOTIS LEONURUS
LOMANDRA SPP.
MUHLENBERGIA DUBIA
OLEA EUROPAEA 'LITTLE OLLIE'
PENNISETUM SPATHIOLATUM
RHAPHIOLEPIS INDICA 'CLARA'
RHAPHIOLEPIS UMBELLATA 'MINOR'
ROSMARINUS OFFICINALIS
'HUNTINGTON CARPET'
SALVIA GREGGll 'FURMAN'S RED'
1 COMMON NAME
COUSIN ITT LITTLE RIVER
WATTLE
AGAVE SPECIES
ALOE SPECIES
BETTER JOHN BOTTLEBRUSH
YANKEE POINT CEANOTHUS
FLAX LILY SPECIES
ATLAS FESCUE
NEW GOLD LANTANA
LION'S TAIL
DWARF MAT RUSH
PINEMUHLY
LITTLE OLLIE OLIVE
SLENDER VELDT GRASS
INDIAN HAWTHORN
DWARF INDIAN HAWTHORN
HUNTINGTON CARPET
ROSEMARY
FURMAN'S RED TEXAS SAGE
SALVIA LEUCANTHA 'SANTA BARBARA' SANTA BARBARA SAGE
SESLERIA AUTUMNALIS AUTUMN MOOR GRASS
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
SIZE
5GAL
15 GAL
5GAL
5GAL
5GAL
5GAL
1 GAL
5GAL
5GAL
1 GAL
1 GAL
5GAL
1 GAL
5GAL
5GAL
5GAL
5GAL
5GAL
1 GAL
1 GAL
STORMWATER TREATMENT SHRUBS & GRASSES: SUCH AS (50% -1 GAL & 50% -5 GAL)
BOTANICAL NAME
CAREX PRAEGRACILIS
CHONDROPETALUM TECTORUM
JUNCUS PATENS
LEYMUS CONDENSATUS 'CANYON
PRINCE'
I COMMON NAME
CALIFORNIA FIELD SEDGE
SMALL CAPE RUSH
CALIFORNIA GRAY RUSH
CANYON PRINCE WILD RYE
SIZE
1 GAL
5GAL
5GAL
1 GAL
I WUCOLS I
VERY LOW
LOW
LOW
LOW
LOW
LOW
LOW
VERY LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
MODERATE
MODERATE
HEIGHT
24"-36"
4'-5'
3'-5'
4'-5'
36"
24"
24"
12"-24"
5'-6'
24"
24"
6'-8'
24"
4'-6'
4'-6'
12"-24"
24"-36"
24"-36"
24"
2'-6'
1 WUCOLS I HEIGHT
MODERATE 8"-12"
LOW
LOW
LOW
3'-4'
24"
2'-3'
SPREAD O.C. SPACING
N/A 18"
6'-8' 5'
3-4' 30"
6'-8' 36"
3' 36"
24"-36" 30"
24"-36" 30"
48" 36"
36"-48" 36"
SPREAD O.C. SPACING
4-6' 42"
4-'5' 48"
2-5' 18"-48"
4'-5' 6'-8'
60" 6'
24" 18"
24" 18"
4'-6' 36"
4'-5' 36"
24" 24"
36" 30"
6'-8' 36"
24" 15"
4'-6' 42"
24"-36" 30"
8' 5'
24"-36" 24"
24"-36" 30"
24" 12"
N/A 48"
SPREAD O.C. SPACING
18"-24" 15"
3'-4' 36"
24" 15"
2'-3' 24"
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PROPOSED PLANTING PALETTE
PROPOSED STREET TREES ALONG CARLSBAD VILLAGE DRIVE (100% 36" BOX) -SHALL BE APPROVED BY THE CITY PARKS DEPT.
BOTANICAL NAME COMMON NAME SIZE WUCOLS I HEIGHT
MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA TREE 36" BOX MODERATE 30'
PROPOSED STREET TREES ALONG OAK AVENUE (100% 36" BOX) -SHALL BE APPROVED BY THE CITY PARKS DEPT.
BOTANICAL NAME COMMON NAME
CERCIS CANADENSIS 'FOREST PANSY' EASTERN REDBUD
PARKING LOT TREES SUCH AS (100% 36" BOX)
BOTANICAL NAME
ELAEOCARPUS DECIPIENS
LAGERSTROEMIA SPP.
LOPHOSTEMON CONFERTUS
PODOCARPUS GRACILIOR
ULMUS PARVIFILIA 'DRAKE'
COMMON NAME
JAPANESE BLUEBERRY TREE
CRAPE MYRTLE
BRISBANE BOX
FERN PINE TREE
DRAKE CHINESE ELM
POOL ENCLOSURE TREES SUCH AS (100% 36" BOX OR 15' BTH)
BOTANICAL NAME COMMON NAME
ARCHONTOPHOENIX ALEXANDRAE KING PALM
MAGNOLIA GRANDI FLORA SOUTHERN MAGNOLIA TREE
PHOENIX RECLINATA SENEGAL DATE PALM
SIZE
36" BOX
SIZE
36" BOX
36" BOX
36" BOX
36" BOX
36" BOX
SIZE
36" BOX
36" BOX
15' BTH
RESIDENTIAL COURTYARD TREES SUCH AS (50% 36" BOX, 30% 48" BOX, 20% 60" BOX))
BOTANICAL NAME
ALOE TONGAENSIS 'MEDUSA'
ALOE 'HERCULES'
ARBUTUS 'MARINA'
COMMON NAME
MOZAMBIQUE TREE ALOES
HERCULES TREE ALOE
MARINA STRAWBERRY TREE
CERCIS CANADENSIS 'FOREST PANSY' EASTERN REDBUD TREE
DRACAENA DRACO
OLEA EUROPAEA 'SWAN HILL'
PLATANUS RACEMOSA
QUERCUS VIRGINIANA
LAGERSTROMIA SPP.
ULMUS PARVIFOLIA 'DRAKE'
DRAGON TREE
SWAN HILL OLIVE TREE
CALIFORNIA SYCAMORE TREE
SOUTHERN LIVE OAK TREE
CRAPE MYRTLE
DRAKE CHINESE ELM TREE
SIZE
36" BOX
36" BOX
60" BOX
36" BOX
48" BOX
18' X 18'
36" BOX
60" BOX
36" BOX
36" BOX
LOW HEIGHT PARKWAY SHRUBS & GRASSES: SUCH AS (50%-1 GAL & 50%-5 GAL)
BOTANICAL NAME
CALLISTEMON VIMINALIS 'LJ1'
CARISSA MACROCARPA 'GREEN
CARPET'
DIANELLA REVOLUTA 'LITTLE REV'
LOMANDRA CONFERTIFOLIA 'LIME
TIGHT'
MUHLENBERGIA DUBIA
SESLERIA AUTUMNALIS
COMMON NAME
BETTER JOHN BOTTLEBRUSH
GREEN CARPET NATAL PLUM
LITTLE REV FLAX LILY
LIME TIGHT MAT RUSH
PINE MUHLY
AUTUMN MOOR GRASS
WESTRINGIA FRUTICOSA 'GREY BOX' DWARF COAST ROSEMARY
TALL EVERGREEN SCREENING SHRUBS: SUCH AS (100% -15 GAL.)
BOTANICAL NAME COMMON NAME
DODONAEA VISCOSA 'PURPUREA' PURPLE-LEAFED HOP-BUSH
FEIJOA SELLOWIANA PINEAPPLE GUAVA
LAURUS NOBILIS BAY LAUREL
LIGUSTRUM JAPONICUM 'TEXANUM' WAXLEAF PRIVET
PODOCARPUS ELONGATUS 'MONMAL' ICEE BLUE YELLOW-WOOD
PODOCARPUS MACROPHYLLUS YEW PINE
PRUNUS CAROLINIANA 'MONUS'
WESTRINGIA 'WYNYABBIE GEM'
BRIGHT 'N TIGHT CAROLINA
LAUREL CHERRY
COAST ROSEMARY
SIZE
5GAL
5GAL
5GAL
1 GAL
1 GAL
1 GAL
5GAL
SIZE
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
15GAL
PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RA TIO OF 2: 1.
WUCOLS I HEIGHT
MODERATE 25'-30'
WUCOLS I HEIGHT
MODERATE 20'-35'
MODERATE 20'-30'
MODERATE 50'
MODERATE 20'-60'
MODERATE 40'
WUCOLS I HEIGHT
MODERATE 70'
MODERATE 30'
MODERATE 35'
WUCOLS I HEIGHT
LOW 12'
LOW 25'-40'
LOW
MODERATE
VERY LOW
LOW
MODERATE
MODERATE
MODERATE
MODERATE
25'-40'
12'-20'
15'-20'
25'-35'
50'
50'
20'-30'
40'
WUCOLS I HEIGHT
LOW 4'-5'
LOW
LOW
LOW
LOW
MODERATE
LOW
WUCOLS I
LOW
LOW
LOW
MODERATE
MODERATE
MODERATE
MODERATE
LOW
12"-18"
18"-24"
2'-3'
3'
8"-12"
24"-36"
HEIGHT
12'-16'
18'-25'
25'
8'
15'-25'
8'
10'
4'-6'
SPREAD
60'
SPREAD
15'-20'
SPREAD
20'-35'
15'-20'
20'
10'-25'
30'
SPREAD
10'-15'
60'
10'-15'
SPREAD
6'
12'-25'
15'-20'
15'-25'
15'-20'
20'-30'
30'
60'
15'-20'
30'
SPREAD
4'-5'
48"
18"-24"
2'-3'
3'
811-1211
24"-36"
SPREAD
8'-12'
18'-25'
20'
15'
4'
4'
6'
36"-48"
QUANTITY
9
QUANTITY
11
QUANTITY
TBD
TBD
TBD
TBD
TBD
QUANTITY
TBD
TBD
TBD
QUANTITY
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
TBD
O.C. SPACING
36"
30"
18"
24"
30"
12"
24"
O.C. SPACING
48"
30"
48"
36"
SITE DEVELOPMENT PLAN
SDP 2023-0014
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
LANDSCAPE
PLANTING
NOTES
L1.03July 17, 2024 Item #1 259 of 312
CITY OF CARLSBAD -GENERAL PLANTING NOTES
1. THE PLANTING PLAN IS DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE. PLANT
SYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED.
A. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THE
CONVENIENCE OF THE CONTRACTOR.
8. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF THE DISCREPANCIES BETWEEN
QUANTITIES AND SYMBOLS SHOWN.
2. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT,
PER MANUFACTURERS SPECIFICATIONS A MINIMUM OF TEN (10) DAYS PRIOR TO COMMENCEMENT
OF ANY PLANTING OR IRRIGATION WORK. WEEDS SHALL BE ALLOWED TO COMPLETELY DIE BACK,
INCLUDING THE ROOTS BEFORE PROCEEDING WITH WORK.
3. LANDSCAPE CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHORIZED
TESTING AGENCY TO THE LANDSCAPE ARCHITECT 30 DAYS BEFORE BEGINNING WORK.
4. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS
SHALL BE THOROUGHLY SOAKED.
5. ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF LESS THAN 10%, SHALL BE CROSS-RIPPED
TO A DEPTH OF SIX (6") INCHES AND AMENDMENTS, PER THE RECOMMENDATION OF THE SOILS
REPORT, SHALL BE SPREAD EVENLY AND THOROUGHLY BLENDED IN PER 1,000 SQUARE FEET
(QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS):
A. SEE PLANTING SPECIFICATION FOR BID AMENDMENTS.
6. PLANT BACK FILL SHALL BE PER THE PLANTING SPECIFICATIONS.
7. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGNATED NURSERY CONTAINER. SEE PLANTING
DETAILS.
8. PLANT MATERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVE
BEEN GROWN IN CONTAINERS FORA MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS.
9. PLANTS SHALL EXHIBIT HEALTHY GROWTH AND BE FREE OF DISEASES AND PESTS.
10. STAKE ALL TREES PER TREE STAKING DETAIL.
11. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT FENCES WITH GALVANIZED
VINE BUTTONS AND GREEN NURSERY TAPE.
12. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK.
13. PLANTS SHALL NOT BE PLACED WITHIN TWELVE (12") INCHES OF SPRINKLER HEADS.
14. LANDSCAPE CONTRACTOR SHALL MAINTAIN A MINIMUM OF 2% DRAINAGE AWAY FROM ALL
BUILDINGS, STRUCTURES, AND WALLS. FINISHED GRADES SHALL BE SMOOTHED TO ELIMINATE
PUDDLING OR STANDING WATER.
15. FINISHED GRADES SHALL BE TWO (2) INCHES BELOW THE TOP OF CURBS, SILLS, AND WALKWAYS
IN ALL AREAS. WHERE SOD IS LAID NEXT TO THESE IMPROVEMENTS-FINISH GRADE BEFORE
LAYING SOD SHALL BE 2" BELOW THE TOP.
16. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, REMOVING ALL
UNUSED MATERIAL, TRASH, AND TOOLS.
17. LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF NINETY (90) DAYS
AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED FREE.
18. AT COMPLETION OF ALL WORK OUTLINED IN THESE PLANS, THE LANDSCAPE CONTRACTOR SHALL
CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF
WORK ARE COMPLETED. WORK MUST BE FULLY COMPLETED ACCORDING TO ALL PLANS AND
SPECIFICATIONS AND MUST BE COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BE
ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD
19. THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK:
A. DAILY WATERING OF ALL PLANT MATERIAL.
8. WEEKLY MOWING OF ALL TURF AREAS.
C. WEEDING AND REMOVAL OF ALL WEEDS FROM GROUND COVER AREAS.
D. REPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREES, SHRUBS, OR GROUND COVERS.
E. FILLING AND REPLANTING OF ANY LOW AREAS WHICH MAY CAUSE STANDING WATER.
F. ADJUSTING OF SPRINKLER HEAD HEIGHT AND WATERING SYSTEM.
G. FILLING AND RECOMPACTION OF ERODED AREAS.
H. WEEKLY REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AND ALL FOREIGN DEBRIS.
I. AT 30 DAYS AFTER PLANTING, AMMONIUM SULFATE SHALL BE APPLIED TO LAWN AREAS AT THE
RATE OF 5 LBS. PER 1,000 SQUARE FEET.
J. AT 60 DAYS AFTER PLANTING AND PRIOR TO THE END OF THE NINETY (90) DAY MAINTENANCE
PERIOD, BEST FERTILIZER COMPANY 16-6-8 (OR EQUAL) SHALL BE APPLIED AT THE RATE OF 6
LBS. PER 1,000 SQUARE FEET TO LAWN AREAS AND PLANTING AREAS.
20. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNER
AND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST ACCEPT ALL MAINTAINED AREAS IN
WRITING PRIOR TO END OF MAINTENANCE PERIOD.
21. ALL GROUND COVERS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEAL TH
FOR A PERIOD OF NINETY (90) DAYS AFTER THE COMPLETION OF MAINTENANCE PERIOD AND FINAL
ACCEPTANCE. ALL SHRUBS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND
HEALTH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF MAINTENANCE PERIOD AND
FINAL ACCEPTANCE. ALL TREES SHALL BE GUARANTEED BY THE CONTRACTOR TO LIVE AND
GROW IN AN ACCEPTABLE UPRIGHT POSITION FOR A PERIOD OF ONE (1) YEAR AFTER COMPLETION
OF THE SPECIFIED MAINTENANCE PERIOD AND FINAL ACCEPTANCE.
22. THE CONTRACTOR, WITHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY THE LANDSCAPE
ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT MATERIALS,
WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE
GUARANTEE. REPLACEMENT SHALL BE MADE WITH PLANT MATERIALS AS
INDICATED OR SPECIFIED ON THE ORIGINAL PLANS, AND ALL SUCH
REPLACEMENT MATERIALS SHALL BE GUARANTEED AS SPECIFIED FOR THE
ORIGINAL MATERIAL GUARANTEE
23. ALL EXISTING LANDSCAPING DESIGNATED TO REMAIN INCLUDING ALL AREAS MAINTAINED BY THE
CARLSBAD REASEARCH CENTER OWNERS ASSOCIATION (CRC ASSOCIATION), SHALL BE
PROTECTED IN PLACE. ANY DAMAGED LANDSCAPING (PLANTING IRRIGATIONN, OR HARDSCAPE)
SHALL BE REPLACED IN KIND AS APPROPRIATE TO MEET LANDSCAPE MANUAL AND CRC SPECIFIC
PLAN REQUIREMENTS
24. ALL ABOVE GROUND UTILITIES ARE TO BE SCREENED WITH PLANTING MATERAIL
CITY OF CARLSBAD SLOPE REQUIREMENTS
SECTION 7 REQUIREMENTS
A. SLOPE PLANTING
1. AREAS OF APPLICATION (PLANTING)
• SLOPES -6:1 OR STEEPER AND:
• 3 FEET OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE
AT A MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING.).
• GREATER THAN 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION
CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.
• IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL
MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4.
• AREAS GRADED FLATTER THAN 6:1 REQUIRE A COVER CROP PER STANDARD #1 WHEN THEY HAVE
ONE OR MORE OF THE FOLLOWING CONDITIONS:
• SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN SIX (6) MONTHS OF
COMPLETION OF ROUGH GRADING.
• A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
• IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL
CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
2. SLOPE PLANTING STANDARDS
SLOPES REQUIRING EROSION CONTROL MEASURES, AS SPECIFIED ABOVE, SHALL BE TREATED WITH ONE
OR MORE OF THE FOLLOWING PLANTING STANDARDS:
A. STANDARD #1 -COVER CROP/ AND EROSION CONTROL MATTING
• COVER CROP SHALL BE A SEED MIX TYPICALLY COMPDSED OF QUICK GERMINATING AND FAST
COVERING GRASSES, CLOVERS AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY
APPROVAL PRIOR TO APPLICATION.
• THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE NINETY
(90%) PERCENT COVERAGE WITHIN THIRTY (30) DAYS.
• TYPE OF EROSION CONTROL MATTING SHALL BE AS APPROVED BY THE CITY AND AFFIXED TO THE
SLOPE AS RECOMMENDED BY THE MANUFACTURER.
• ON SLOPES 3 FEET OR LESS IN VERTICAL HEIGHT WHERE ADJACENT TO PUBLIC WALKS OR
STREETS:
WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15, EROSION CONTROL MATTING
SHALL BE REQUIRED.
DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR EROSION CONTROL MATTING
MAYBE USED.
• ON SLOPES GREATER THAN 3 FEET IN HEIGHT, EROSION CONTROL MATTING SHALL BE REQUIRED
AND A COVER CROP SHALL NOT BE USED, UNLESS OTHERWISE APPROVED BY THE CITY.
8. STANDARD #2 -GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO
HAVE EXCELLENT SOIL BINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTED
MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).
C. STANDARD #3 -LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) SHALL COVER
A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
D. STANDARD #4 -TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A
MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET.
3. PLANTS
PLANT MATERIALS USED ON SLOPES SHALL BE THOSE SPECIES THAT ARE KNOWN TO HAVE LOW WATER
REQUIREMENTS AND ROOTING SYSTEMS OF VARIOUS DEPTHS THAT WILL MINIMIZE EROSION AND SOIL
SLIPPAGE.
SITE DEVELOPMENT PLAN
SDP 2023-0014
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
RECYCLED
WATER USE
PLAN
L1.04July 17, 2024 Item #1 260 of 312
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NOTES
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c;Hf-I
Tl-_:::
SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
CONCEPTUAL
WATER
CONSERVATION
PLAN
L1.05July 17, 2024 Item #1 261 of 312
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I
WATER CONSERVATION FEATURES
1. PLANTING DESIGN EMPHASIZES WATER EFFICIENCY WITH USE OF NATIVE, LOW WATER USE,
LOW MAINTENANCE, AND DROUGHT TOLERANT PLANTS
2. TREES, VINES, AND SCREENING PLANTS USED ALONG BUILDIGN FACADE FOR NATURAL
HEATING AND COOLING OPPORTUNITIES
3. SUN ORIENTATION ACCOUNTED FOR WHEN SELECTING TREE LOCATIONS
4. SOIL ANALYSIS WILL BE COMPLETED FOR SPECIFIC SOIL AMENDMENTS PRIOR TO PLANT AND
IRRIGATION INSTALLATION
5. TREES WILL REDUCE EVAPORATION AND SOIL AND BLOCK WIND
6. LIMITED TURF GRASS AREAS UTILIZED AS OPEN GATHERING AND AMENITY SPACE
7. EFFICIENT IRRIGATION SYSTEM WILL WATER DEEPLY AND INFREQUENTLY, WATERED IN
EVENING OR EARLY MORNING, WILL BE MONITORED TO ACCOMMODATE CHANGING WEATHER
CONDITIONS, INSTALLATION OF RAIN-SENSOR DEVICES, ELIMINATE RUNNOFF
8. ORGANIC MULCH WILL BE UTILIZED THROUGHOUT PLANTING AREAS TO KEEP PLANT ROOTS
COOL, MINIMIZE EROSION, AND REDUCE WEED GROWTH.
9. REGULAR MAINTENANCE WILL BE DONE TO ENSURE ALL OF THE ABOVE
NOTES
ONLY SUB-SURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION
WITHIN 24" OF ANY IMPERMEABLE SURFACE UNLESS ADJACENT IMPERMEABLE
SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN
ENTIRELY INTO A LANDSCAPED AREA.
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IRRIGATION WATER BUDGET CALCULATION
MAWA WATER BUDGET:
(ETo) (0.62) [ (ETAF) (LA)+ (ETAF) (SLA)]
I (40) (0.62) l I (0.45) (27,054) + (0.55) (1) l = 301,936 GAL.NR.
ETWU ESTIMATED TOTAL WATER USE:
[ (ETo) (0.62)] [ (PF x HA I IE)+ SLA]
HYDROZONE 1: [ (40) (0.62) I[ (0.3 x 23,32310.81) + 1 ] = 214,224.9 GAL./YR.
HYDROZONE 2: [ (40) (0.62) I[ (0.5 x 2,73110.81) + 1 ] = 41,807.8 GAL.NR
HYDROZONE 3: [ (40) (0.62)] [ (0.8 x O / 0.80) + 1 ] = 0 GAL/YR
HYDROZONE 4: [ (40) (0.62)] [ (0.8x1,00011.00) + 1] = 19,840 GAL.IYR
(o 'a
ESTIMATED TOTAL WATER USE= 275,872.7 GAL.NR.
ETWU = 26.063 LESS THAN MAWA
MAXIMUM APPIED WATER ALLOWANCE
MAXIMUM APPi ED WATER ALLOWANCE (MAWA)
COMMERCIAUINDUSTRIAL:
MAWA = (ET0)(0.62)[(0.45 X LA)+ (0.55 X SLA)]
MAWA MAXIMUM APPLIED WATER ALLOWANCE IN
GALLONS PER YEAR.
ETO EVAPOTRANSPIRATION IN INCHES PER YEAR.
0.62 CONVERSION FACTOR TO GALLONS
PER SQUARE FOOT.
0.55/.045 (X LA) ET ADJUSTMENT FACTOR (ETAF) FOR
PLANT FACTORS AND IRRIGATION EFFICIENCY.
LA LANDSCAPED AREA INCLUDES SPECIAL
LANDSCAPED AREA IN SQUARE FEET.
0.4510.55 (X SLA) THE ADDITIONAL ET ADJUSTMENT
FACTOR FOR A SPECIAL LANDSCAPED AREA
(EG, 1.0 -0.55 = 0.45 OR 1.0 -0.45 = 0.55)
SLA SPECIAL LANDSCAPED AREA IN SQUARE FEET
ESTIMATED TOTAL WATER USE (ETWU)
ETWU = (ET0)(0.62) [ (PF x HA) / IE + SLA]
ETWU ESTIMATED TOTAL WATER USE IN GALLONS
PER YEAR.
ETO EVAPOTRANSPIRATION IN INCHES PER YEAR.
0.62 CONVERSION FACTOR TO GALLONS PER
SQUARE FOOT.
PF PLANT FACTOR FROM WUCOLS Ill
HA HYDROZONE AREA IN SQUARE FEET. EACH HA
SHALL BE CLASSIFIED BASED UPON THE DATA
INCLUDED IN THE LANDSCAPE AND IRRIGATION
PLAN AS HIGH, MODERATE, LOW, OR VERY LOW
WATER USE.
IE IRRIGATION EFFICIENCY OF THE IRRIGATION
METHOD USED IN THE HYDROZONE.
SLA SPECIAL LANDSCAPED AREA IN SQUARE FEET.
DECLARATION OF RESPONSIBLE CHARGE
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND
IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S
LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE
REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE
WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I
CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO
PROVIDE EFFICIENT USE OF WATER.
DATE: 08/1112023
IAN MORRIS
GROUNDLEVEL LANDSCAPE ARCHITECTURE
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
PH: (619) 325-1990
REGISTRATION NO: 4988
EXPIRATION DATE:03/31/2024
SITE DEVELOPMENT PLAN
SDP 2023-0014
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SIIRl·.tlTTA •
c;Hf-I
Tl-_:::
SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
L1.06
CONCEPTUAL
MAINTENANCE
RESPONSIBILITY
PLAN
July 17, 2024 Item #1 262 of 312
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LANDSCAPE PLANTER AREAS, INCLUDING IRRIGATION, MAINTAINED BY THE
PROPERTY OWNER.
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SIIRl·.tlTTA •
c;Hf-I
Tl-_:::
SHEC:T
[JI~ '-,IBE~-
SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
NORTH
40'10' 20'
1"
=
2
0
'
-
0
"
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
EXISTING TREE
SURVEY
L1.07July 17, 2024 Item #1 263 of 312
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APPROVED BY THE BY THE CITY PARKS DIVISION
-----' LIMIT OF WORK
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PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RATIO OF 2:1.
II --LIMIT OF WORK/ PROPERTY LINE .:;;.;;~~~~~~~
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SITE DEVELOPMENT PLAN
SDP 2023-0014
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SDP 23-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
U
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
EXISTING TREE
SURVEY
L1.08July 17, 2024 Item #1 264 of 312
TREE PROTECTION NOTES
1. PRIOR TO ANY DISTURBANCE TO THE SITE, THE OWNER/PERMITTEE SHALL
MAKE ARRANGEMENTS FOR A PRE-CONSTRUCTION MEETING WITH THE CITY
OF SAN DIEGO MITIGATION MONITORING COORDINATION SECTION (MMC), THE
RESIDENT ENGINEER (RE) AND/OR BUILDING INSPECTOR, CERTIFIED
CONSUL TING ARBORIST, CONSTRUCTION MANAGER, AND LANDSCAPE
PROFESSIONAL.
2. THE CONSTRUCTION MANAGER IS RESPONSIBLE FOR PREVENTING DAMAGE
TO TREES.
a) CONSTRUCTION AND MAINTENANCE STAFF SHALL AVOID UNNECESSARY
ACTIVITIES WITHIN THE DRIPLINE OF TREES.
b) FINES SHALL BE ASSESSED TO THOSE INDIVIDUALS FOUND TO BE
RESPONSIBLE FOR THE ILLEGAL REMOVAL OR DAMAGE OF PROTECTED
TREES.
3. ANY DAMAGE OR INJURY TO TREES SHALL BE REPORTED WITHIN 24 HOURS TO
MMC BY THE CERTIFIED CONSUL TING ARBORIST.
4. THE CERTIFIED CONSUL TING ARBORIST SHALL BE RESPONSIBLE FOR
ESTABLISHING, IMPLEMENTING, AND MAINTAINING THE TREE PROTECTION
ZONE AS SHOWN ON THESE PLANS DURING THE ENTIRE CONSTRUCTION
PERIOD:
a) STAKE THE COMPLETE DRIPLINE.
b) ROOTS SHALL BE CLEANLY CUT BACK APPROX. 6" FROM THE LIMIT OF
DISTURBANCE, UNLESS OTHERWISE DIRECTED BY THE CERTIFIED
CONSULTING ARBORIST.
c) INSTALL A TEMPORARY 6-FT HIGH CHAIN LINK FENCE AROUND THE
IDENTIFIED DRIPLINE, UNLESS OTHERWISE DIRECTED BY THE CERTIFIED
CONSULTING ARBORIST.
d) ATTACH AN ORANGE OR YELLOW PROTECTIVE FENCE (MIN. 3' HIGH_ TO THE
CHAIN LINK FENCE.
e) WHEN AREAS UNDER THE TREE CANOPY CANNOT BE FENCED, ANOTHER
METHOD SHALL BE REQUIRED, AS RECOMMENDED BY THE CERTIFIED
CONSULTING ARBORIST AND APPROVED BY MMC.
~ POST "KEEP our SIGNS IN BOTH SPANISH AND ENGLISH TO THE CHAIN LINK
FENCE.
g) PLACE STORY POLES WHERE PROPOSED BUILDING(S) AND TREE BRANCHES
INTERFACE.
h) SUBMIT TO MMC A TREE MAINTENANCE SCHEDULE PREPARED BY THE
CERTIFIED CONSUL TING ARBORIST.
i) IF A TREE IS ADJACENT TO OR IN THE IMMEDIATE PROXIMITY TO A GRADE
SLOPE OF 8% (23 DEGREES) OR MORE, PROVIDE ADEQUATE EROSION
CONTROL.
5. THE CERTIFIED CONSUL TING ARBORIST SHALL VERIFY IN WRITING TO THE
OWNER/PERMITTEE THAT THE TREE PROTECTION ZONE HAS BEEN
ESTABLISHED.
6. THE OWNER/PERMITTEE SHALL SUBMIT THE CERTIFIED CONSUL TING
ARBORIST'S VERIFICATION LETTER TO MMC BEFORE SCHEDULING A SITE
INSPECTION WITH MMC, THE RE AND/OR BUILDING INSPECTOR, CERTIFIED
CONSUL TING ARBORISTS, AND LANDSCAPE PROFESSIONAL.
7. RESTRICTIONS WITH THE TREE PROTECTION ZONE TO BE MONITORED BY THE
CERTIFIED CONSUL TING ARBORIST AS FOLLOWS:
a) TREE PRUNING OR ROOT PRUNING WILL ONLY OCCUR UNDER THE
GUIDANCE OF THE CERTIFIED CONSUL TING ARBORIST WITH WRITTEN
APPROVAL FROM MMC.
b) PRUNING FOR THE VERTICAL CLEARANCE OF BUILDINGS, TRAFFIC, AND
CONSTRUCTION EQUIPMENT SHALL BE PREFORMED BY THE CERTIFIED
CONSULTING ARBORIST ONLY.
c) CONSTRUCTION EQUIPMENT AND MATERIALS SUCH AS STOCKPILING OF
SOIL, VEHICLE USE, FOOT TRAFFIC, UTILITY CONTAINERS, AND STORAGE OF
ANY KIND, ARE PROHIBITED.
d) THE EXISTING GRADE SHALL NOT BE DISTURBED UNLESS OTHERWISE
APPROVED BY MMC, THE RE, AND/OR BUILDING INSPECTOR.
e) ROOT SYSTEMS SHALL BE PROTECTED FROM FLOODING, EROSION,
CHEMICAL SPILLS, AND EXCESSIVE VARIATIONS IN SOIL MOISTURE BY
CONSTRUCTION ACTIVITY.
8. ANY MODIFICATIONS AND/OR ADDITIONS TO THE APPROVED TREE
PROTECTION ZONE SHALL BE SUBMITTED BY THE CERTIFIED CONSUL TING
ARBORIST WITH ADEQUATE INFORMATION TO MMC FOR APPROVAL.
9. THE OWNER/PERMITTEE SHALL BE RESPONSIBLE FOR A MINIMUM 3 YEAR
MONITORING AND MAINTENANCE PERIOD, DESIGNED BY THE CERTIFIED
CONSUL TING ARBORIST AFTER CONSTRUCTION TO ENSURE THE SUCCESS OF
PROTECTED AND/OR REPLACEMENT TREES.
10.THE CERTIFIED CONSULTING ARBORIST SHALL PROVIDE ANNUAL REPORTS
TO AND REQUEST INSPECTIONS FROM MMC DURING THE MONITORING AND
MAINTENANCE PERIOD.
PROPOSED STREET TREE REMOVAL & REPLACEMENT
1. ALL PROPOSED REMOVAL OF EXISTING STREET TREES SHALL BE REVIEWED AND
APPROVED BY THE CITY PARKS DEPARTMENT.
2. ALL APPROVED STREET TREE REMOVAL AND REPLACEMENT REQUIRES A
REPLACEMENT RA TIO OF 2: 1.
TREE SUREVY -TO REMOVE
NUMBER TREE SPECIES
T-1 FICUS MICROCARPA
T-2 FICUS MICROCARPA
T-3 FICUS MICROCARPA
T-4 FICUS MICROCARPA
T-5 FICUS MICROCARPA
T-6 FICUS MICROCARPA
T-7 FICUS MICROCARPA
T-8 FICUS MICROCARPA
T-9 FICUS MICROCARPA
T-10 FICUS MICROCARPA
T-11 FICUS MICROCARPA
T-12 FICUS MICROCARPA
T-13 FICUS MICROCARPA
T-14 FICUS MICROCARPA
T-15 FICUS MICROCARPA
T-16 FICUS MICROCARPA
T-17 FICUS MICROCARPA
T-18 FICUS MICROCARPA
T-19 FICUS MICROCARPA
T-20 EUCALYPTUS SPP.
T-21 EUCALYPTUS SPP.
T-22 FICUS MICROCARPA
T-23 FICUS MICROCARPA
T-24 FICUS MICROCARPA
T-25 FICUS MICROCARPA
T-26 FICUS MICROCARPA
T-27 FICUS MICROCARPA
T-28 FICUS MICROCARPA
T-29 FICUS MICROCARPA
T-30 FICUS MICROCARPA
T-31 FICUS MICROCARPA
T-32 FICUS MICROCARPA
T-33 FICUS MICROCARPA
T-34 FICUS MICROCARPA
CALIPER ACTION
12" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
4" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
14" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
10" PROPOSED
REMOVAL
MULTI REMOVE
14" REMOVE
0'-10" REMOVE
16" REMOVE
10" REMOVE
6" REMOVE
10" REMOVE
6" REMOVE
10" REMOVE
16" REMOVE
16" REMOVE
6" REMOVE
8" REMOVE
8" REMOVE
12" REMOVE
10" REMOVE
10" REMOVE
12" REMOVE
12" REMOVE
10" PROPOSED
REMOVAL
10" PROPOSED
REMOVAL
12" PROPOSED
REMOVAL
4" PROPOSED
REMOVAL
8" PROPOSED
REMOVAL
SITE DEVELOPMENT PLAN
SDP 2023-0014
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GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD
SUITE 850
LOS ANGELES CA 90049
0
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40'10' 20'
1"
=
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2605 State Street, Suite BSan Diego, CA 92103
619 325 1990
GroundLevelSD.comGL Project #22139
CV
M
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CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
SHADE
COVERAGE
EXHIBIT
L1.09July 17, 2024 Item #1 265 of 312
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GRT CARLSBAD VILLAGE,
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PARKING LOT
EXHIBIT
L1.10July 17, 2024 Item #1 266 of 312
3
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From:Planning
To:Cynthia Vigeland
Subject:FW: Second Request to Save Carlsbad Village Plaza
Date:Tuesday, June 11, 2024 8:32:48 AM
Attachments:Save Cbad Village 2.docx
From: Darlene Gillis <darlenegillis@msn.com>
Sent: Tuesday, June 11, 2024 8:28 AM
To: Jason Goff <jason.goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>
Subject: Second Request to Save Carlsbad Village Plaza
Dear Commission Members,
Please read my second request to Save the Village Plaza. I would
appreciate feedback.
Looking forward to the meeting on June 19th, at 5PM.
See you all then!
Darlene
760-497-4224
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Exhibit 16 - Public Comments
July 17, 2024 Item #1 267 of 312
From:Planning
To:Cynthia Vigeland
Subject:FW: Planning Commission meeting June 5
Date:Thursday, June 6, 2024 2:36:18 PM
From: Enchanted Seashells <enchantedseashells@gmail.com>
Sent: Thursday, June 6, 2024 2:09 PM
To: Planning <planning@carlsbadca.gov>; Keith Blackburn <keith.blackburn@carlsbadca.gov>;
Melanie Burkholder <melanie.burkholder@carlsbadca.gov>; citymanager@carlsbadca.gov
Subject: RE: Planning Commission meeting June 5
I cannot believe what I experienced at last night's meeting. I watched the panel (except
for two) defer to the pointless request of the developer to continue the agenda item
regarding the Plaza project.
They looked like a bunch of amateurish nonprofessionals, blatantly bowing to the wishes of
special interests.
A bright light needs to be shone to illuminate real problems , not only in procedure -- but
who is making these decisions and their hidden agendas and ulterior motives.
These kinds of shenanigans should not be tolerated.
Rosanne Bentley
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
July 17, 2024 Item #1 268 of 312
From:Planning
To:Cynthia VigelandSubject:FW: Project SDP 2023-0014
Date:Thursday, June 6, 2024 12:52:47 PM
From: eric.the.madman@gmail.com <eric.the.madman@gmail.com>
Sent: Thursday, June 6, 2024 12:25 PM
To: Planning <planning@carlsbadca.gov>
Subject: RE: Project SDP 2023-0014
Please send this message to the Planning Commission as correspondence and include it as a public comment for the project SDP 2023-
0014.
I am writing to inform you that We The People are not happy with delaying the hearing on the project to demolish Carlsbad Village Plaza.
There was no legitimate reason to delay the hearing. The commissioners showed a great deal of deference to the developer and very little
concern for the many residents who took time out of their busy day to attend. We appreciate your diliegence with this matter. Have a
wonderful day.
“There are but two parties now: traitors and patriots. And I want hereafter to be ranked with the latter and, I trust, the stronger party.”
~ Ulysses S. Grant ~
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
July 17, 2024 Item #1 269 of 312
From:Planning
To:Cynthia Vigeland
Subject:FW: Letter to the Planning Commission re SDP 2023-0014 Continuance
Date:Thursday, June 6, 2024 9:41:17 AM
Attachments:2024-06-05 Eric Lary Re Carlsbad Mixed Use Project Continuance Request.pdfCVMU Continuance Request 06-04-2024.pdf
From: Martin Danner <martin@danner.org>
Sent: Thursday, June 6, 2024 9:16 AM
To: Planning <planning@carlsbadca.gov>
Cc: Eric Lardy <eric.lardy@carlsbadca.gov>; Jason Goff <jason.goff@carlsbadca.gov>
Subject: Letter to the Planning Commission re SDP 2023-0014 Continuance
Please send this message to the Planning Commission as correspondence and include
it as a public comment for the project SDP 2023-0014.
Dear Commissioners,
Regarding yesterday’s Planning Commission Hearing for the SDP 2023-0014 Carlsbad
Village Mixed Use project, I am surprised and disappointed by your decision to grant the
developer's request for a continuance until 19 June 2024.
There was no reasonable basis to grant that continuance. A quorum of commissioners
was present. The developer acknowledged that the commissioners present could
provide due process. The developer was ready to present. Local residents were ready to
present. A sizable group of residents took time out of their busy day to attend the
meeting. We could have conducted the hearing yesterday without any problems.
What was the rationale for the delay? The only excuse I heard was that continuances are
routinely granted if 4 or less commissioners are present. There were 5 commissioners
present yesterday.
I might also mention that Eric Lardy, City Planner for the City of Carlsbad,
communicated to me via email that “It is not common that we get a continuance request
the day before a hearing.” That email is attached. So, there is really no precedence for
this last minute delaying tactic on the part of the developer.
Also, one of the reasons given by the developer for the delay is that there’s a vacancy on
the commission. However, that vacancy will not be filled by 19 June 2024. Given the
rationale offered, it makes no sense to continue until the vacancy is filled and a full
July 17, 2024 Item #1 270 of 312
commission is present at the time of the hearing.
Finally, in the letter from the developer requesting continuance (attached) the developer
states that “we were recently informed at least one current member of the commission
will be absent.” Why was this disclosed to the developer and not the public? Are there
undisclosed ex-parte communications occurring between the developer and planning
department staff?
All in all, this meeting was a bad look for the Planning Commission and a growing
number of residents are noticing. You act on behalf of the citizens of Carlsbad. Please
conduct yourselves in a manner consistent with your true mission.
Sincerely,
Martin Danner
Carlsbad Resident
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
July 17, 2024 Item #1 271 of 312
Martin Danner <martin@danner.org>
Re: Carlsbad Mixed Use Project Continuance Request
Eric Lardy <eric.lardy@carlsbadca.gov>Wed, Jun 5, 2024 at 11:39 AM
To: Martin Danner <martin@danner.org>, Jason Goff <Jason.Goff@carlsbadca.gov>
Hello,
Any applicant has an ability and right to request a continuance on an item. The subject item has been legally noticed
for public hearing, so the Planning Commission needs to either hear the item or continue it.
It has been the city’s past practice to read a statement at a meeting offering an applicant the option to request to
continue an item when one or more commissioners are absent. This was done recently with a proposed cell tower
application when only four Planning Commissioners were present. Ultimately, however, it is up to a majority of the
Planning Commissioners present if they would like to grant the continuance or proceed with the public hearing, in this
case for a recommendation on this item to the City Council.
It is not common that we get a continuance request the day before a hearing, but there is no required deadline to
make such a request --- the PC could always grant a continuance without something in writing, and/or on the day of
the hearing. In this case since the request was received in writing, we were able to have the request published.
Whenever the public hearing is held on this item, there will be opportunity for public comment to be heard and
considered before the PC makes a recommendation.
Please let us know if you would like this email to be sent to the commission as correspondence.
Eric Lardy, AICP
City Planner
Community Development Department
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
www.carlsbadca.gov
442-339-2712|eric.lardy@carlsbadca.gov
6/6/24, 9:03 AM Danner Family Mail - Re: Carlsbad Mixed Use Project Continuance Request
https://mail.google.com/mail/u/0/?ik=7317d84fb4&view=pt&search=all&permmsgid=msg-f:1801047514180582345&simpl=msg-f:1801047514180…1/2
July 17, 2024 Item #1 272 of 312
Gmail
(City of
Carlsbad
Facebook | Twitter | You Tube | Pinterest |Enews
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6/6/24, 9:03 AM Danner Family Mail - Re: Carlsbad Mixed Use Project Continuance Request
https://mail.google.com/mail/u/0/?ik=7317d84fb4&view=pt&search=all&permmsgid=msg-f:1801047514180582345&simpl=msg-f:1801047514180…2/2
July 17, 2024 Item #1 273 of 312
June 4, 2024
Mr. Eric Lardy
City Planner
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
Tooley Interests LLC
11661 San Vincente Blvd, Suite 850
Los Angeles, CA 90049
VIA EMAIL: eric,lardy@carlsbadca.gov
Re: Carlsbad Mixed Use Project ("CVMU") Hearing Continuance Request
Mr. Lardy:
On behalf of Tooley Interests LLC ("Applicant"), we respectfully request a continuance of
the planning commission hearing scheduled for June 5th, 2024.
It is our understanding that there is currently a vacancy on the commission, and in
addition, we were recently informed at least one current member of the commission will
also be absent from tomorrow's hearing.
In an effort to allow all members of the commission to hear this item, the Applicant hereby
requests a continuance to the regularly scheduled June 191\ 2024 meeting of the Planning
Commission.
Sincerely,
;1f-
Patrick Tooley
Tooley Interests, LLC
Cc: Mr. Jason Goff, Project Planner
Mr. Cliff Jones, Principal Planner
1
July 17, 2024 Item #1 274 of 312
From:Planning
To:Cynthia Vigeland
Subject:FW: Request for Continuance of Public Hearing for Project SDP 2023-0014 CVMU
Date:Wednesday, June 12, 2024 8:25:37 AM
From: Martin Danner <martin@danner.org>
Sent: Wednesday, June 12, 2024 8:24 AM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Cc: Jason Goff <jason.goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>
Subject: Request for Continuance of Public Hearing for Project SDP 2023-0014 CVMU
Mr. Lardy,
On behalf of the citizens of Carlsbad, I respectfully request a continuance of the
planning commission hearing on project SDP 2023-0014 CVMU scheduled for June 19th,
2024.
This is a very important decision that impacts the residents of Carlsbad Village and the
Barrio more than most development projects because it involves the destruction of
affordable retail space for businesses that provide essential services to these
communities. In fact, this decision impacts senior citizens the most, as they are the
most dependent on having these services nearby.
The planning commission requires all the factual information available to make this
important decision. We have a highly qualified expert who intends to present his factual
findings to the planning commission at the hearing. However, he needs at least two
weeks to prepare.
For this reason, I hereby request a continuance to the regularly scheduled July 17th,
2024 meeting of the Planning Commission.
Sincerely,
Martin Danner
1826 Magnolia Ave
Carlsbad, CA 92008
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July 17, 2024 Item #1 275 of 312
From:Planning
To:Steve Linke
Cc:Eric Lardy; Jason Goff; Cynthia Vigeland
Subject:RE: Carlsbad Village Mixed Use public testimony/Planning Division VMT reviews
Date:Tuesday, June 11, 2024 4:56:23 PM
Confirm forwarding to staff and will forward to Planning Commission.
-----Original Message-----
From: Steve Linke <splinke@gmail.com>
Sent: Tuesday, June 11, 2024 4:53 PM
To: Planning <planning@carlsbadca.gov>
Subject: Carlsbad Village Mixed Use public testimony/Planning Division VMT reviews
Planning Commission Chair Kamenjarin (staff, please confirm forwarding):
I am a former Vice Chair of the Carlsbad traffic commission, and I am the resident who spoke during the non-
agenda public comment period at your June 5th Planning Commission meeting about the faulty vehicle miles
traveled (VMT) CEQA exemption determination on the Carlsbad Village Mixed Use project. I provided that
testimony during non-agenda public comment, because the topic had been very specifically excluded from the
regular agenda item.
I had arranged a group presentation at the June 5th meeting, and, due to the continuation, I now plan to do that at the
June 19th meeting.
However, I want to avoid the awkwardness that occurred at the June 5th meeting regarding agenda vs. non-agenda
testimony. My testimony includes concerns about how the CEQA exemption will not mitigate the actual VMT
impacts of the project, and how I think the Planning Commission should consider suggesting changes to the project
and/or development waivers to help achieve real-world VMT goals and be more consistent with the exemption. I
want to make sure that I will be given some latitude to address these topics during the regular agenda item, even
though there is overlap with the CEQA exemption itself.
In addition, given the potential complexity of VMT concepts, I would appreciate the opportunity to do a brief Zoom
meeting or phone call with you (~10 minutes) in advance of the June 19th meeting to describe my concerns and give
you the opportunity to ask questions. The VMT analysis guidance is very clear in both the Carlsbad and State of
California guidelines that the project should not have been granted a screening exemption for being located near
transit due to the parking space numbers, nor the screening exemption for reducing net VMT due to inappropriate
subtraction of mileage that will not, in fact, be eliminated by the project.
Best regards,
Steve Linke
760.944.7546
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July 17, 2024 Item #1 276 of 312
From:
To:
Subject:
Date:
Planning
Cynthia Viqeland
FW: Smart and Final Plaza
Monday, July 1, 2024 4:09:26 PM
From: lucysargeant@sbcglobal.net <lucysargeant@sbcglobal.net>
Sent: Monday, July 1, 2024 4:05 PM
To: Planning <planning@carlsbadca.gov>; Jason Goff <jason.goff@carlsbadca.gov>
Subject: Smart and Final Plaza
Dear Members of Planning, and Jason Goff,
I respectfully petition the Carlsbad Planning Commission and Carlsbad City Council to deny approval of the mixed-use development project SOP 2023-0014, which involves the demolition of Carlsbad Village
Plaza to make way for 218 residential units, a 350-car garage, and several small commercial buildings.
My reasons are below:
1)The project will remove the only grocery store in Carlsbad Village, creating a food desert. A
"gourmet store, specialty food store" will only isolate the citizens that live in The Village, may have limitedtransportation, be too expensive. Those who move TO the village, do so, so they DO NOT have to go
anywhere else to do their food shopping, drug store errands, and cleaners, laundromat, hardware store
items, ETC.
People (like my family) CHOSE to move to Carlsbad Village (10 years now) because it's sustainable,
walk-able, and has EVERYTHING we need right within a few blocks. It would be a travesty for those who live in the village to NOT have these necessary, vital merchants. If this plaza gets built, and "families" live in the units, where are they going to shop, ???? ... because they will be MOVING to the VILLAGE for it's
walk-ability, village-small and LOCAL town feel. Not to have to drive to get all that they need. I have 2
cars, and love that I use them for true travel, not my everyday needs. Which is why most everyone who moves to Carlsbad Village moves there for that reason. I KNOW that many in the village feel the same
way. Someone in the last Village Voices meeting said that they "didn't like" Smart and Final. However, when I was watching the first episodes this week of the smash hit that is about a restaurant getting
Michelin stars ..... "The BEAR", the only grocery/food advertising was from "SMART AND FINAL" -about how famous chefs shop there because their products were featured, and they have great varieties
of fresh foods, gourmet foods, and ANYTHING one needs!!! etc. So much for being "snooty" about
Smart and Final! Where can we buy toilet paper, gourmet cheese, excellent, fresh veggies, has a great butcher, etc. My point is that-they (SMART AND FINAL) need to be worked with for this plaza, so that
their presence remains in the Village!! Is someone doing this? I would suggest having a "refresh" of Smart and Final, but REDUCING THE NUMBER OF UNITS, so that Smart and Final can stay in this
plaza. What are the plans for the other businesses that have been there a LONG TIME???
2)It will eliminate the Village's only pharmacy, a critical resource for seniors and residents with limited
mobility. The only neighborhood hardware store in Carlsbad will be lost. All current tenants of theshopping center will be evicted and are unlikely to return, with the loss of local jobs. Retail space will be
reduced by 77%, and the cost of the new retail spaces, and you'd be evicting our local necessarybusinesses that we need to live here.
Exhibit 17 - Public Comment
July 17, 2024 Item #1 277 of 312
July 17, 2024 Item #1 278 of 312
3) OH! THE TRAFFIC IT WILL CAUSE!!!! Even with sidewalk improvements and the
expansion of the sidewalk by any developer, .... you've got to be kidding with the traffic
from Roosevelt Street, east (or west) to the 1-5 ramps!! It will take a long time in the am or
pm, and any events/ weekends/ tourist traffic will make that area something everyone,
eventually will want to avoid. One can say it will be routed to the back streets of the plaza,
but honestly, eventually be dumped onto the already very overcrowded Carlsbad Village
Drive. The traffic will be the key to this whole pending disaster. Do you have a full and
reputable traffic study of peak and weekend hours, etc?
4) Is this developer the ONLY plan and the ONLY developer?? I did attend the Village Voices
meeting with the representative from the developers, "nice enough", -developers always
send out the "nice, friendly guys first" -he did not have great answers for our questions,
and although he "seemed" prepared for his preliminary presentation to us, it was not
through AT ALL. We should get more plans and choices. This one seems to be mostly
negative in sc;:ope, and I do not think Carlsbad planning should jump on this without vetting
a few other choices.
Thank you for listening to my concerns, AND I AM VERY CONCERN ED!
Lucy Sargeant
I ucysa rgeant@sbcglobal.net (203) 500-4653
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July 17, 2024 Item #1 279 of 312
From: E. Daniel Sargeant <edansargeant@gmail.com>
Sent: Monday, July 1, 2024 4:46 PM
To: Christian Gutierrez <christian.gutierrez@carlsbadca.gov>; Council Internet Email
<council@carlsbadca.gov>; Planning <planning@carlsbadca.gov>; Jason Goff
<jason.goff@carlsbadca.gov>
Subject: Smart and Final Plaza -Problems !
Dear Committee Members,
I am opposed to the current plan for the Smart and Final Plaza. As a Carlsbad Village resident, I
attended the Village Voices presentation with the representative from the Developer and saw the
plans and rhetoric that is currently up for approval.
It is NOT a good plan! It is NOT the BEST plan for the Village and that shopping center!
The Smart and Final is the "smartest and most final" piece of any plan there, and if it goes away, the
Village will become a food desert!
Who would want to live there, (???) when it's all about "small village walkability". Please try and
negotiate that essential, vital piece that should remain at this plaza.
I do think 300+ cars in that block and 218 housing units is way too dense, even if that meets the
zoning standards, for SO many reasons! TRAFFIC,TRAFFIC, and CRAZY Traffic. Any "improvements'
in the sidewalk or so-called "traffic improvement patterns", will be a disaster in the making, and
permanent if this goes through for the Village as a whole plus the 1-5 ramps. PLEASE CONSIDER
scaling this down. Did the City do a thorough traffic study? I foresee MANY problems, with criticism
of "that plaza is a disaster", on your hands, if this goes forward.
Moreover, the City should entertain other planners/developers, as well. I was not impressed with
the current one, and the presentation, at all.
Sincerely,
Edwin D. Sargeant
edansargeant@gmail.com
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July 17, 2024 Item #1 280 of 312
From:
To:
Cc:
Subject:
Date:
Planning
Cynthia Viqeland
Jason Goff
FW: Save Carlsbad Plaza
Monday, July 1, 2024 7:13:00 AM
-----Original Message-----
From: Breanne Bernard <breannelbernard@gmail.com>
Sent: Saturday, June 29, 2024 9:59 AM
To: Planning <planning@carlsbadca.gov>
Subject: Save Carlsbad Plaza
Breanne Bernard
1240 Stratford Lane
Carlsbad CA 92008
breannelbernard@gmail.com
760-212-1217
6-29-2024
Dear City Planners,
I am writing to express my deep concern about the ongoing urbanization of Carlsbad and to plead with you to save
Carlsbad Plaza. As a mother to a 4-year-old child, I purposely chose to live in Carlsbad for its small-town charm and
the safe, community-focused environment it provides for my family.
However, the recent developments and increasing urbanization threaten to strip Carlsbad of its unique character. The
chatm and tranquility that drew us here are being overshadowed by the construction of numerous high-density
housing units. This path, if continued, will inevitably force my family and many others to consider relocating to
preserve the quality of life we cherish.
One of my primary concerns is the escalating traffic congestion that comes with packing so many homes into a
small area. The increase in cars not only exacerbates traffic but also significantly heightens the risks for pedestrians.
Walking around our neighborhood is no longer as safe or enjoyable, which is particularly alarming for families with
young children like mine.
Additionally, it is disheartening to see that many of the overpriced apartments being constructed downtown remain
unoccupied, while retail spaces sit vacant. These empty properties do not contribute to our community's vibrancy
and instead become hotspots for our growing homeless population. This misalignment between development and
actual demand further detracts from the appeal and functionality of our beloved town.
I urge you to reconsider the current development trajectory and prioritize preserving the character and safety of
Carlsbad. The decisions made today will shape the future of our community, and it is crucial to balance growth with
maintaining the qualities that make Carlsbad a desirable place to live.
Thank you for your attention to this matter. I sincerely hope you will take the concerns of residents like myself into
account and take action to save Carlsbad Plaza and protect our community's integrity.
Sincerely,
Breanne Bernard
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July 17, 2024 Item #1 281 of 312
From:
To:
Subject:
Date:
Planning
Jason Goff; Cynthia Vigeland
FW: Carlsbad Village Project -Concerns
Thursday, June 27, 2024 8:08:01 AM
From: Anne Baker <anne.baker07@gmail.com>
Sent: Thursday, June 27, 2024 7:58 AM
To: Planning <planning@carlsbadca.gov>; Council Internet Email <council@carlsbadca.gov>
Subject: Carlsbad Village Project -Concerns
Hi Planning Commission and Carlsbad City Council,
I am a born and raised Carlsbad resident in District 2 and am troubled by the proposed
Carlsbad Village Project.
I fully recognize and appreciate the need for more housing in Carlsbad and understand
we have state-mandated obligations. However, I do not think this particular project will
have a positive impact on the community. Losing the only full-service grocery store and
pharmacy in the village will be a detriment to the seniors and others who live in the area.
It seems to run counter to the city and state's long-term sustainability goals to eliminate
the only walkable grocery store, forcing more people into cars to get to the store (if
they're even able to do that).
These are long-time Carlsbad businesses, utilized by many who live not only in
the village but across Old Carlsbad. We need them!
I wanted to make sure the city planning team and commission heard from residents with
serious concerns about the impact on our community.
Best,
Anne Baker Sanchez
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July 17, 2024 Item #1 282 of 312
From: Lori Robbins <silentmeowing@gmail.com>
Sent: Wednesday, June 19, 2024 9:17 PM
To: Planning <planning@carlsbadca.gov>; Council Internet Ema il <council@carlsbadca.gov>
Subject: Comments on Smart and Final Project for Developer to Address
Dear Planning Board and Council:
Tonight, citizens did not get to voice their concerns regarding the Smart and Final Project. I think
some of my comments are serious issues that the Developer should address, so I am including my
3 minute speech below:
Lori Robbins, Carlsbad Resident
I have 3 concerns
First, I recommend that the Builder make modifications to come into compliance with the Council
Approved Barrio/Village Standards by using the approved materials, styles and details.
Second, Before agreeing with the traffic pattern proposed by the Developer, I ask for a second traffic
study that is financed by the city with a city approved consultant.
By adding over 1000 new residents -the traffic approaching Route 5 from both directions on
Carlsbad Village Drive can become unmanageable. It is critical for the city to understand the risk
of a significant infrastructure cost caused by traffic congestion in this area .
Third, I urge the Commission to require that the Parking Garage be designed to ensure a safe and
secure environment.
Public garages are the third most common location of violent crime.
For those wanting to see this first hand, I recommend a visit to the Oceanside Parking Garage. It will
be eye opening.
Homeless congregate around the garage since it provides shelter and a place to be out of the public
view for drug deals and other crimes. While visiting, I actually witnessed a drug deal. Remember
this new garage will be across from Windsor Point.
Secu rity at the Oceanside garage told me that one corner of the garage is used as a bathroom every
night. In addition, the public bathroom, has people using the floor instead of the toilets, every day.
I recommend that the garage incorporate louvers or some other design element to prevent people
from entering or climbing the garage from the perimeter.
Providing cameras may help but securing the garage in the evening, providing a 24 hour security
guard and permitting overnight parking only with a resident sticker will go a long way.
July 17, 2024 Item #1 283 of 312
In conclusion
1. Require the project to comply with the approved architectural standards.
2. Get a second city funded traffic study to avoid an infrastructure cost surprise.
3. Require the garage to have a secure the perimeter and entry point. Eliminate the bathrooms and
other hiding areas. And finally Require the project to have 24 hour on site security.
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July 17, 2024 Item #1 284 of 312
From: Darlene Gillis <darlenegillis@msn.com>
Sent: Tuesday, June 18, 2024 2:59 PM
To: Jason Goff <jason.goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>
Subject: Third Request to Save Carlsbad Village Plaza
Dear Commission Mrmbers,
Could we please have a current count of:
1. Existing and approved but not yet completed ADU units as well as JADU units in Carlsbad?
2. How many low cost housing rental units there are as well as those approved but not yet
completed?
This will be beneficial in helping determine how to proceed with the
Village Plaza Project.
Thank-you,
Darlene Gillis
3576 Highland Drive
760-497-4224
From: Darlene Gillis <Darlenegillis@msn.com>
Date: June 11, 2024 at 8:27:36 AM PDT
To: jason.goff@carlsbadca.gov, planning@carlsbadca.gov
Subject: Second Request to Save Carlsbad Village Plaza
Dear Commission Members,
Please read my second request to Save the Village Plaza. I would appreciate feedback.
Looking forward to the meeting on June 19th, at 5PM.
See you all then!
Darlene
760-497-4224
July 17, 2024 Item #1 285 of 312
From:
To:
Subject:
Date:
£l2D!li.r.Jg
Cynthia Vigeland
FW: Project Number SDP 2023-0014 -----Save Carlsbad Village Plaza
Monday, June 17, 2024 6:12:32 AM
From: dml718@roadrunner.com <dml718@roadrunner.com>
Sent: Sunday, June 16, 2024 7:11 PM
To: Jason Goff <jason.goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>; Council Internet
Email <council@carlsbadca.gov>
Subject: Project Number SDP 2023-0014 -----Save Carlsbad Village Plaza
6/16/24
Dear
Carlsbad Planning Commision Members / Mayor/ City Council Members,
am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large,
mixed-use high-density residential complex. (Project Number SOP 2023-0014)
have lived in Carlsbad since 1963 and graduated from Carlsbad High School. I am a long
time Carlsbad resident and frequent the stores in the Carlsbad Village Plaza, especially
Denaults, the French bakery and Smart and Final.
This
proposed development is NOT in the best interest of Carlsbad and the residents of
Carlsbad Village. It will destroy the only grocery store in the village, forcing the residents
into more expensive and distant options. It will destroy the only pharmacy in the
village, which is important to seniors and residents with limited mobility. The hardware store
will go, as will the French bakery, the cleaners, the CRC resale store (which benefits
battered women), the laundromat, and other local businesses -many of them
family owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource
for the village and must stay.
Further,
the traffic analysis submitted for this project is seriously flawed. The project is more than
1 /2 mile away from the Carlsbad Village Station transit center. Also, the Vehicle Miles
Driven (VMT) is miscalculated. This project will not decrease VMT by ~20,000.
Rather, it will INCREASE VMT by ~20,000. As a result, a full CEQA VMT analysis should
have been conducted. Traffic on Carlsbad Village Drive is already challenging during
business hours, and putting in a high density housing project will make it much worse.
What's
more, this development is inconsistent with the vision documented in the Carlsbad Village
July 17, 2024 Item #1 286 of 312
and Barrio Master Plan. Specifically, this plan calls for the village to "serve as the historic
heart of the city, honoring Carlsbad's past and creating a strong sense
of community" in a way that "encourages preservation of each neighborhood's character"
and "provides for the daily needs of nearby residents."
Why does the
city want this project which will turn the village into a "mini" Orange County with a look of
tall buildings that take away every bit of the charm the Village currently has?
I
understand that progress is inevitable, but this is the wrong project for this location. It will
irreversibly alter the character of the Carlsbad Village, the character that I and so many
residents wish to preserve.
In
light of these points, I urge you to act in the community's best interest by rejecting the
proposed development of SOP 2023-0014. Please consider the long-term effects such a
project would have on the fabric of our community and the daily lives of its residents.
Please
notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
(Mrs) Donna Linehan
2184 Dickinson Drive
Carlsbad, CA 92008
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July 17, 2024 Item #1 287 of 312
From:
To:
Cc:
Subject:
Date:
Attachments:
Hello,
Olivia Grjmes
.eJ.anD.irlg : Erjc Lardy
Angela Louise Tiangco: Sonja Jrauss: Jack Farrell: Rafa Sonnenfeld; Patrick Tooley
Please Review by June 19th: YIMBY Law Comment on 945-1065 Carlsbad Village Dr
Monday, June 17, 2024 10:21:21 AM
945-1065 Carlsbad Village Dr -state Density Bonus & HCA -6 17 2021 -Google Docs odf
I'm writing in my capacity as an employee ofYIMBY Law, and as a resident of California
who is affected by the shortage of housing in our state.
YIMBY Law is a 501(c)3 non-profit corporation whose mission is to increase the accessibility
and affordability of housing in California. YIMBY Law sues municipalities when they fail to
comply with state housing laws, including the Housing Accountability Act (HAA).
Attached is our comment letter regarding the project at 945-1065 Carlsbad Village Dr,
scheduled to be heard before the Planning Commission on Wednesday, June 19th. We ask that
you review the letter in advance of the hearing.
Thank you for prompt attention.
Olivia Grimes she/her
Legal Associate Intern
707-639-6349
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July 17, 2024 Item #1 288 of 312
YIMBYLaw
2261 Market Street STE 10416
San Francisco, CA 94114
hello@yimbylaw.org
6/17/2024
Carlsbad Planning Commission
1200 Carlsbad Village Drive.
Carlsbad, CA 92008
planning@carlsbadca.gov
eric.lardy@carlsbadca.gov
Via Email
Re: 945-1065 Carlsbad Village Dr
SDP 2023-0014
Dear Carlsbad Planning Commission,
YIMBY LAW
YIMBY Law is a 501(c)3 non-profit corporation, whose mission is to increase the accessibility
and affordability of housing in California. YIMBY Law sues municipalities when they fail to
comply with state housing laws, including the Housing Accountability Act (HAA). As you know,
the Planning Commission has an obligation to abide by all relevant state housing laws when
evaluating the above captioned proposal, including the HAA. Should the City fail to follow the
law, YIMBY Law will not hesitate to file suit to ensure that the law is enforced.
The project at 945-1065 Carlsbad Village Dr is a sustainable mixed-use development with 218
for-rent residential units, 27 of which are affordable to very low-income households. The
project meets the affordability requirement for a Density Bonus under state law, entitling the
project to seek five concessions related to building height, ground floor square footage, and
vehicle access.
Planning Department staff have produced a thorough report stating that the project meets
objective design criteria, that "there is no preponderance of evidence that the project would
have a specific, adverse impact on public health and safety," and recommending approval. The
Planning Commission is therefore required to approve the project on the basis of relevant state
statute. Under California state Density Bonus Law (see California Government Code §
65915(e)) the project is entitled to seek waivers as concessions so long as there are no specific,
adverse impacts, upon health, safety, or the physical environment, and there are no feasible
methods to satisfactorily mitigate or avoid the specific adverse impacts.
As discussed in the staff report, the Commission is similarly bound by California Gov. Code
§65589.5(j)(1) of the Housing Crisis Act, which states that a city cannot disprove a project or
compel modifications to lower density as long as the project meets the relevant objective
general plan, zoning, and subdivision requirements · in effect at the time that the application
was deemed complete.
1
July 17, 2024 Item #1 289 of 312
California Government Code§ 65589.5, the Housing Accountability Act, also prohibits
localities from denying housing development projects that are compliant with the locality's
zoning ordinance or general plan at the time the application was deemed complete, unless the
locality can make findings that the proposed housing development would be a threat to public
health and safety.§ 65589.5 (j)(3) elaborates that the receipt of a density bonus does not
constitute a valid basis on which to find a proposed housing development project is
inconsistent, not in compliance, or not in conformity, with an applicable plan, program,
policy, ordinance, standard, requirement, or other similar provision.
The above captioned proposal is zoning compliant and general plan compliant, therefore, your
local agency must approve the application, or else make findings based on a preponderance of
evidence to the effect that the proposed project would have an adverse impact on public health
and safety, as described above. Should the City fail to comply with the law, YIMBY Law will not
hesitate to take legal action to ensure that the law is enforced.
I am signing this letter both in my capacity as an employee ofYIMBY Law, and as a resident of
California who is affected by the shortage of housing in our state and would be eligible to apply
for residency in the proposed housing development project.
Sincerely,
IY I & ta. ~/WrU.J
Olivia Grimes
Legal Associate Intern
YIMBYLaw
2261 Market Street STE 10416, San Francisco, CA 94114
2
July 17, 2024 Item #1 290 of 312
From:
To:
Cc:
Subject:
Date:
£!a.o.ning
Jason Goff
Cynthia Viqeland
PN: SDP 2023-0014 (DEV2023-0078) CARLSBAD VILLAGE MIXED USE
Monday, June 17, 2024 12:33:37 PM
-----Original Message-----
From: ronald bruno <ciaobruno@gmail.com>
Sent: Monday, June 17, 2024 11:24 AM
To: Planning <planning@carlsbadca.gov>
Subject: SDP 2023-0014 (DEV2023-0078) CARLSBAD VILLAGE MIXED USE
If you vote to move forward on this plan you are willfully and consciously be degrading the quality of life for all
cunent and future inhabitants of Carlsbad Village west of the freeway. Based on the public response to this proposal
you will also be voting against the will of the people. You will, in fact, be voting in your own self interest.
Yes, the region needs more high density housing however, this location is the wrong place for this type of
development. Please do the right thing for the majority of Village residents.
Please adhere to your primary mission as city planners and work to improve the quality of life for the majority of the
people you serve.
Sincerely,
RonBrnno
3363 Tyler St. #306
Sent from my iPad
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July 17, 2024 Item #1 291 of 312
From:
To:
Cc:
Subject:
Date:
Attachments:
~
Jason Goff: Eric Lardy
Cynthia Yigeland
FW: Request for continuance of CVMU project on 6/19/2024 Planning Commission agenda
Monday, June 17, 2024 12:34:05 PM
2024-06-19 pc Carlsbad Village Mixed use continuance request -Linke odf
-----Original Message-----
From: Steve Linke <splinke@gmail.com>
Sent: Monday, June 17, 2024 11 :23 AM
To: Planning <planning@carlsbadca.gov>; Council Internet Email <council@carlsbadca.gov>; Scott Chadwick
<Scott.Chadwick@carlsbadca.gov>; Jeff Murphy <Jeff.Murphy@carlsbadca.gov>
Subject: Request for continuance of CVMU project on 6/19/2024 Planning Commission agenda
Please distiibute the attached communication to the Planning Commissioners and City Councilmembers and include
it as part of the public record for Agenda Item #1 of the 6/19/2024 Planning Commission meeting. This cover email
need not be included.
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July 17, 2024 Item #1 292 of 312
June 17, 2024
Re: Request to continue 6/19/2024 Planning Commission Public Hearing on Carlsbad Village
Mixed Use (CVMU) due to legally deficient public outreach and pending records requests
Dear Planning Commission, City Council, et al.:
City Council Policy 84 requires an elevated level of public review (called "Enhanced Stakeholder
Outreach") on larger development projects, including those with 50 or more residential units or
50,000 or more square feet of habitable space (note that CVMU includes 218 units in ~2ss,ooo
square feet). Enhanced Stakeholder Outreach requires "engaging" the public on a project-not
just "informing" them of its existence.
In a February 20, 2024 email, the staff Planner handling CVMU expressed concern that the
developer had done nothing to directly engage the public under this policy-only setting up a
website with a page to provide comments, and then not responding to or incorporating any of
the feedback. The Planner provided an example of another developer's outreach process,
which included multiple in-person and virtual community feedback meetings, meetings with
individuals and groups of concerned residents, and door knocking/flyers.
Further, the developer failed to disclose key details about the project in their notices and on
their website, including residential square footages and building heights, a description of the
review/approval process, and the project timeline/phasing. And staff failed to flag the project
as an Enhanced Stakeholder Outreach project and include developer contact information in
their on line Planning Pending Applications reports. All of these missing details are considered
mandatory elements of the outreach process by the city's policy and guidance documents.
After the public became aware of the details of the project based on citizen-led outreach, over
2,400 petition signatures and dozens of public comment letters were submitted in opposition,
and the council chamber was overflowing at the June 5th Planning Commission meeting.
In addition, I made a request 24 days ago for public records associated with the development
review process. On Friday, I received 971 pages of emails, but the email attachments were not
included, which can provide additional evidence.
Requested Action: In concurrence with other members of the public, I request a continuance of
the June 19th public hearing pursuant to Section 111.C of the Planning Commission Meeting
Procedures and Rules, on the grounds that the public outreach process did not conform legally
1
July 17, 2024 Item #1 293 of 312
with city policy and guidance, as summarized above and detailed below, and that public records
requests must be satisfied. The public needs to be afforded the ability to engage in meaningful
interactive meetings with the developer and provided documentation on the review process, in
order to assemble evidence necessary for full consideration by the Commission.
DETAILS
Effective March 2018, the City Council strengthened the requirements for public involvement in
the review of proposed development projects through City Council Policy 84 (Development
Project Public Involvement Policy) and P-21 (Guidance on Development Project Public
Involvement). Two of the stated goals of this policy and guidance are to:
• Ensure transparency throughout the development review process
• Assure the Planning Commission and City Council that the public has had the
opportunity to provide input before making a decision on a project
Larger projects, including CVMU, are required to conduct "Enhanced Stakeholder Outreach"
with the following additional directive:
This process goes beyond informing stakeholders about proposed projects to engaging
the public about the specific details of a project. [emphasis exists in original text]
The developer is required by city policy to mail a "Notice of Project Application," and the list of
mandatory components includes square footages and building heights. However, the
developer's mailed Notice1 did not
include the square footage of the
residential component or the
maximum heights of the buildings, nor
did it include any information on the
size of the parking structure. The
Notice referred to attached
"elevations," which would typically
include such information, but only
artists' renderings were provided-
with no dimensions.
The developer is also required by city
policy to post a "Notice of Project
Application" sign at the project site,
but theirs was placed on what appears
to be a temporary construction fence
1 See pp.89-90 of 276 in the 6/19/2024 Planning Commission staff report.
2
July 17, 2024 Item #1 294 of 312
in front of a defunct store (see photo above}, and it does not include any information on the
number of stories or heights of the buildings, or the square footage of the residential
component. Nor does it include any information about the existence of the parking garage, let
alone its size. It is unclear how many people going to the shopping center would have seen the
sign or understood the scope of the proposed project had they seen it.
In addition, staff is required by city policy to " ... regularly update the Pending Planning
Applications report on the city's website with those projects that are subject to En~anced
Stakeholder Outreach, including project contact information so that interested stakeholders
may contact the applicant." These monthly reports are supposed to highlight Stakeholder
Outreach projects in bold and italicized text. However, from the time the CVMU project was
added to these reports in May 2023, it was never flagged as a Stakeholder Outreach project,
nor was developer contact information ever provided, as required by city policy.
And similar to the sparse developer's Notice sign, the entry for the CVMU project in the Pending
Planning Applications report never included information on the number of stories or heights of
the buildings, or the square footage of the residential component. Nor did it include any
information about the existence of the parking garage, let alone its size. The entry appeared as
follows in the report every month:
CARLSBAD VI LLAGE MIXED USE
5DP202J-0014 05/17/ZOZJ 9~:; CI\RLSBAD VILU1GE DR CARLSBAD VILLAGE MIXED USE; DEMO COMMERCIAL BUILDING, Goff
C:QN5·1 RL.JCI :!18-lJNll M.IXEl.l-VSt , INCUJDING 27 M fOR[)l\tlLt
UNITS AND 13,BOO SF COMMERCIAL SPACE
With regard to outreach methods, the policy and guidance strongly suggest in-person
community meetings near the project site. However, the only thing done by the developer
(beyond the above-mentioned Notices) was to create a very small website with a "Feedback"
page. The policy/guidance identifies several mandatory components of the outreach, which
includes:
• A description of the review/approval process
• The expected timeframe and/or phasing of project construction
However, neither of these mandatory components was provided on the website. In addition,
the website contains the misleading claim that the project is, "Compliant with ... Village and
Barrio Master Plan," without mentioning that it is being granted five separate waivers that
allow it to vary substantially from that plan, including the fact that it will include three five-story
buildings with a maximum height of 68 feet with top floors >80% the area of the floor beneath,
as opposed to the four-story, 80% maximum in the Village-Barrio Master Plan.
Finally, the developer is required to submit a final outreach report. Consistent with the directive
that Enhanced Stakeholder Outreach is supposed to go beyond just "informing" stakeholders to
"engaging" with them, the report must include: a summary of issues discussed, what resulted
from the discussion, and what commitments or follow-up actions will be taken by the applicant.
3
July 17, 2024 Item #1 295 of 312
However, because all the developer did was put up a small website, there was no opportunity
for discussion, and the only reference to "engagement" in the developer's report is the
following terse statement about having collected some comments with no further actions2:
As of August 10, 2023, seven (7) comments have been received from members of the
public. These comments are included in Appendix B. The general nature of the
comments focused on the project's height.
Planner's email to City Planner with concerns about lack of outreach, referring to CVMU Project
Manager Jonathan Frankel :
From: Jason Goff <Jason.Goff@carlsbadca.gov>
Sent.: Tuesday, February 20, 20 24 9:23 AM
To: Eric Lardy <Eric.Lardy@carlsbadca.gov>
Cc: Cliff Jones <Cliff lone'>@carisbadca gov>
Subject: RE: Carlsbad Village Mixed Use -Enhanced Stakeholder Outreach Report -Due February 21,
2024
Hi Eric,
I have not gotten what I need from Jonathan. I too spoke with Jonathan .and told him exactly what I
needed. In addit ion to pointing him to t he policy requirements, we also talked about HG Fenton's
report and aU that they did for FPC Residential. I t old him this was going to be an attachment to both
the PC and CC staff reports, that bot h decision bodies are going to want to know how t hey
addressed any publics concerns. Unfortunately, gauging from ou r phone conversat ion, I don't think
he and his group did anything. I got t he impression that all he did was set up a website directing
people il:o the project and a place to provide comment, but then did nothing to respond to
cornme11ts or incorporate any public suggestions. He mentioned that they w ant ed to still set up
some community meet ings before t he hea ring.
Sincerely,
Steve Linke
splinke@gmail.com
2 See pp.85 of 276 in the 6/19/2024 Planning Commission staff report.
4
July 17, 2024 Item #1 296 of 312
From:
To:
Cc:
Subject:
Date:
Planning
Jason Goff
Cynthia Vigeland
FW: Planning Commission: Continuance Request
Monday, June 17, 2024 12:59:52 PM
From: Enchanted Seashells <enchantedseashells@gmail.com>
Sent: Monday, June 17, 202412:58 PM
To: Planning <planning@carlsbadca.gov>
Subject: Planning Commission: Continuance Request
******Add to public comment
I am formally requesting a continuance of SDP 2023-0014 (DEV2023-0078)-CARLSBAD
VILLAGE MIXED USE on June 19 for many reasons, including the fact that there has not
been adequate due diligence, analysis, and assessment regarding the many negative
health, safety, and overall environmental impacts of this project.
Additionally, the developer has not done his due diligence with regard to community and
public outreach.
There are significant noise issues, along with the five-story (with 68-foot maximum!!!)
heights of the two residential buildings and parking garage.
There are no assurances that residential and commercial will be built concurrently as
a vertical mixed use, nor any recourse if the developer defaults on his promise.
It doesn't appear that the Village and Barrio Master Plan has been followed,
especially with regard to freeway commercial and as a "Gateway" to Carlsbad.
These are just a few of the many troublesome aspects of the flawed project. It's past
time to be transparent and include the community in this process.
Rosanne Bentley
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July 17, 2024 Item #1 297 of 312
then the applicant should be required to change its project to be consistent with the evidence
that supports these screening criteria.
For example, the evidence of no VMT impact by residents who live close to major transit is
rooted in the assumption that they opt to use transit rather than owning and using vehicles.
The project could substantially reduce or completely eliminate the parking garage and, instead,
use the land to build a third residential building, which, in turn, would allow all of the
residential buildings to remain within the current height limits without the need for the
waivers.
Related changes to the project/conditions of approval could include, but not be limited to:
• Unbundled parking: Significantly reduced parking with residents charged a separate fee
that is high enough to discourage vehicle ownership
• Provide free or subsidized transit passes to residents
• Provide alternative modes of travel to residents
• Provide on-site car-sharing
Sincerely,
Steve Linke
Carlsbad
splinke@gmail.com
4
July 17, 2024 Item #1 298 of 312
From:
To:
Cc:
Subject:
Date:
Attachments:
Mr. Lardy,
Martin Danner
Eric Lardy
Jason Goff: Cynthia Viqeiand; £!an.oi.□g
Re: Request for Continuance of Public Hearing for Project SDP 2023-0014 CVMU
Friday, June 14, 2024 12:35:32 PM
2024-01-17 Plaooioa Commission Resolution 7506 pdf
Please forward this message to the members of the Carlsbad Planning Commission as
correspondence and add as a public comment for project SDP 2023-0014 CVMU.
Dear Commissioners,
I respectfully request that you consider my request for a continuance, sent to the Clty Planner
on June 12th, 2024. (see below). Please make a motion to continue this hearing until July 17th,
2024, and pass that motion, based on this request. The public has a right to the same courtesy
you've shown the developer.
According to Planning Commission Resolution 7506, Section III.C :
CONTINUATION: At any time that it appears to the Chairperson or a majority of the Commission
through the Chairperson, that inadequate evidence has been presented to afford judicious
consideration of any matter before the Commission at the time of a public hearing, or for other just
cause, a continuation of said hearing may be ordered to afford the applicant, the public, or the city
staff adequate time to assemble additional evidence for the Commission's consideration.
The full resolution is attached. Thank you for your consideration.
Martin Danner
Carlsbad Resident
On Wed, Jun 12, 2024 at 5:23 PM Eric Lardy <eric.lardy@carlsbadca gov> wrote:
Mr. Danner,
Thank you for this email. This message and request has been forwarded to the Planning
Commission as part of the agenda application package.
A decision regarding if to grant a continuance would be up to the Planning Commission, and need
to be in the form of a motion approved by a majority of the Planning Commissioners present.
Any additional public correspondence received, on this or any topic, will be sent to the Planning
Commission and posted online.
July 17, 2024 Item #1 299 of 312
{._ City of
Carlsbad
Eric Lardy, AICP
City Planner
Community Development Department
City of Carlsbad
1635 Faraday Ave.
Carlsbad, CA 92008
www carlsbadca.goy
442-339-2712 I eric.lardy@carlsbadca.gov
Facebook I Twitter I You Tube I Pinterest I.E.o.ew.s.
From: Martin Danner <martin@danner org>
Sent: Wednesday, June 12, 2024 8:24 AM
To: Eric Lardy <eric.lardy@carlsbadca.gov>
Cc: Jason Goff <jason goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>
Subject: Request for Continuance of Public Hearing for Project SDP 2023-0014 CVMU
Mr. Lardy,
On behalf of the citizens of Carlsbad, I respectfully request a continuance of the planning
commission hearing on project SDP 2023-0014 CVMU scheduled for June 19th, 2024.
This is a very important decision that impacts the residents of Carlsbad Village and the
Barrio more than most development projects because it involves the destruction of
affordable retail space for businesses that provide essential services to these communities. In
July 17, 2024 Item #1 300 of 312
I fact, this decision impacts senior citizens the most, as they are the most dependent on having
these services nearby.
The planning commission requires all the factual information available to make this
important decision. We have a highly qualified expert who intends to present his factual
findings to the planning commission at the hearing. However, he needs at least two weeks to
prepare.
For this reason, I hereby request a continuance to the regularly scheduled July 17th, 2024
meeting of the Planning Commission.
Sincerely,
Martin Danner
1826 Magnolia Ave
Carlsbad, CA 92008
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July 17, 2024 Item #1 301 of 312
PLANNING COMMISSION RESOLUTION NO. 7506
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, ADOPTING PLANNING COMMISSION
PROCEDURES.
The Planning Commission of the City of Carlsbad hereby resolves as follows:
Exhibit 1
The Planning Commission is charged with reviewing for conformance with law and city policy all
land use developments, elements of the general plan, city ordinances, local facilities management plans, and
other plans and programs requiring discretionary approval within the City of Carlsbad. Projects are reviewed for
consistency with the general plan, zoning, the growth management plan, local facilities management plans, and
the local coastal program, among other things.
In reaching its decisions, the Commission must at all times be sensitive to citizen concerns as
expressed in public hearings and public correspondence, while at the same time ensuring the long-term welfare
of the city and acting with consistency and continuity in its application of the law and city policies. In the same
manner, the Commission must weigh the needs and desires of applicants who come before it.
To assist them in reaching their decisions, the Commissioners will receive ongoing technical and
background information and guidance from the staff, including instruction on matters of policy, city standards
and procedures, City Council decisions and staff's recommendations as to what provides the greatest benefit to
the citizens of Carlsbad. The Commissioners are also expected, on their own initiative, to take such additional
steps as they feel necessary to discharge their duties in a well-informed and conscientious manner.
The Commission's actions are final in some instances, and in matters reserved by the Council,
advisory only. The goal of the Commission in all matters is to act in the best interests of the City of Carlsbad and
its citizens as a whole.
Planning Commission Resolution No. 7442 is hereby rescinded and replaced in its entirety by
this resolution.
Chapter 1.20 of the Carlsbad Municipal Code contains procedures applicable to the conduct of
Planning Commission Meetings. In regard to the application of Chapter 1.20 to the conduct of business by the
Planning Commission references in Chapter 1.20 to "City Council" should be replaced with "Planning
Commission", the word "Mayor" should be replaced with "Chairperson", the word "Council Member" with
"Planni.ng Commissioner", and "City Manager" with "City Planner".
The following procedures and rules for the conduct of Planning Commission Meetings are
adopted to supplement the requirements contained in Chapter 1.20 and 2.15 of the Carlsbad Municipal Code:
Sections:
I. Officers:
.A. Powers and duties of Chairperson
II. Meetings of the Planning Commission
A. Types of meetings:
1. Regular
2. Study sessions or workshops
B. Voting:
1. Disqualification for conflict of interest
July 17, 2024 Item #1 302 of 312
2. Failure to vote
C. Meeting Agenda:
1. How and when prepared
2. Preparation of resolutions
D. Correspondence:
1. Available at meeting
2. Authority of City Planner
E. Conduct of business: readiness for meeting
F. Call to order
G. Roll call
H. Order of business
Ill. Public Hearings:
A. When held
B. Procedure and order of business
C. Continuation
D. Termination of public testimony
E. Decision
F. Closing
G. Reopening
IV. Resolutions:
A. Commission action
B. Adoption
V. Correction of documents
VI. Failure to observe procedures
VII. Ralph M. Brown Act
I. OFFICERS:
A. POWERS AND DUTIES OF CHAIRPERSON:
1. The Chairperson of the Commission shall be the Presiding Officer at all meetings of the
Planning Commission.
2. The Chairperson may move, second debate, and vote from the Chair. The Chairperson shall
not be deprived of any of the rights and privileges of a Commissioner by reason of acting as Chairperson.
3. The Chairperson, or such person as the Chairperson may designate, may verbally restate
each motion immediately prior to calling for the vote. Following the vote, the Chairperson shall announce
whether the motion carried or was defeated.
4. The Chairperson shall be responsible for the maintenance of order and decorum at all
meetings, and shall decide all questions of order and procedure, subject, however, to an appeal to a quorum of
the Commission, in which case the matter shall be determined by majority vote of the quorum.
5. The Chairperson shall sign all resolutions and other documents requiring their signature
which were adopted in their presence unless he or she is unavailable, in which case an alternate Chairperson
may sign such documents.
July 17, 2024 Item #1 303 of 312
II. MEETINGS OF THE PLANNING COMMISSION:
A. TYPES OF MEETINGS:
1. Regular Meetings: The Planning Commission shall hold regular meetings on the first and
third Wednesday of each month at the hour of 5:00 PM, in the Council Chambers at the City Hall, 1200 Carlsbad
Village Drive, Carlsbad, or such other place as shall be duly noticed. If, by reason of fire, flood or other
emergency, it shall be unsafe to meet in the Council Chambers, the meetings may be held for the duration of
the emergency at such other place as designated by the Chairperson of the Commission, or if the Chairperson
fails to act, by a majority of the quorum of the Commission. When the day for any regular meeting falls on a
legal holiday, such meeting shall be held at the same hour and place on the next succeeding day not a holiday
or such other time as designated by the Planning Commission. At least 72 hours before a regular meeting, the
agenda of the meeting shall be posted in a location that is freely accessible to members of the public. No action
shall be taken on any item not appearing on the agenda.
2. Study Session or Workshop: The Commission may from time to time adjourn to meet in
study sessions. The purpose of such sessions shall be for hearing reports from the staff and reviewing, discussing
and debating matters of interest to the Planning Commission. No official action shall be taken at a study session.
Study sessions shall be considered public meetings, in accordance with the Ralph M. Brown Act, and shall be
open to the public. However, the comments of the public in such session shall be subject to the discretion of
the Chairperson.
B. VOTING:
1. Disqualification for conflict of interest: If a Commissioner has reason to think a conflict of
interest may exist, he/she shall give the facts of the matter to the City Attorney and request advice thereon prior
to the meeting.
Any Commissioner who is disqualified from voting on a particular matter by reason of a
conflict of interest shall publicly state or have the Chairperson state the nature of such disqualification in the
open Commission meeting. A Commissioner who is disqualified by reason of a conflict of interest in any matter
shall request and be given the permission of the Chairperson to step down from the Commission seat and leave
the chamber. A Commissioner stating such disqualification shall not be counted as a part of a quorum and shall
be considered absent for the purpose of determining the outcome of any vote on such matter.
2. Failure to vote: Every Commissioner should vote unless disqualified by reason of conflict of
interest. A Commissioner who abstains from voting acknowledges that a majority of the quorum
may decide the question voted upon.
C. MEETING AGENDA:
1. How and when prepared: In order to facilitate the orderly conduct of the business of the
Commission, an agenda shall be prepared for each regular meeting containing the specific items of business to
be transacted and the order thereof. Items of business may be placed on the agenda by the majority vote of the
members of the Commission, the City Planner or the City Attorney. Whenever feasible, each item on the agenda
shall contain the project name and case number, location (within the city), brief description, the specific
Commission action requested and a staff recommendation. At least 72 hours before a regular meeting, the
agenda of the meeting shall be posted in a location that is freely accessible to members of the public.
July 17, 2024 Item #1 304 of 312
2. Preparation of Resolutions: All resolutions shall be prepared by the City Planner o~ City
Attorney. No resolution shall be presented to the Commission unless its form has been approved by the City
Attorney. This approval need not be indicated on the resolution.
D. CORRESPONDENCE:
1. Available at meeting:
a. Correspondence received specific to an agenda item shall become a part of the
record for that agenda item and be filed with the Minutes Clerk of the Commission. Correspondence shall not
be read aloud at a Commission meeting unless requested by a majority vote of the Commission.
b. Sufficient copies of each item of correspondence shall be provided so that each
Commissioner, City Planner and City Attorney will have a copy in a timely manner. In addition, three additional
copies for public inspection at the meeting shall be provided.
2. Authority of City Planner:
The City Planner is authorized to open and examine all mail or other written
communications addressed to the Planning Commission, except correspondence addressed
to individual Planning Commission members, and to give it warranted attention to the end
that all administrative business referred to in said communications and not requiring
Planning Commission action may be acted upon between Commission meetings provided
that all communications and any action taken pursuant thereto shall be reported to the
Planning Commission.
a. Correspondence deemed to be of an important or urgent nature may be submitted
for Commission consideration at a Planning Commission meeting.
E. CONDUCT OF BUSINESS: READINESS FOR MEETING: At the time set for each regular meeting, each
member of the Commission, the City Planner, Minutes Clerk, City Attorney and such department heads or others
as have been requested to be present shall take their regular places in the Council Chambers. The business of
the Commission shall be conducted in substantially the order and in the manner herein provided.
F. CALL TO ORDER: The Chairperson, or in their absence the Vice-Chairperson, shall take the chair at the
hour appointed for the meeting and shall call the Commission to order. In the absence of the Chairperson and
the Vice-Chairperson, the City Planner shall call the Commission to order, whereupon a temporary Chairperson
shall be elected by the Commission members present. Upon the arrival of the Chairperson or the Vice-
Chairperson, the temporary Chairperson shall relinquish the chair at the conclusion of the business then before
the Commission. Whenever the term 'Chairperson' is used in these rules, and the Chairperson is absent, it shall
apply equally to the Vice-Chairperson, and if they are also absent, to the Chairperson elected pursuant to this
section.
G. ROLL CALL: Before proceeding with the business of the Commission, the Minutes Clerk or Chairperson
shall call the roll of the Commission Members and the names of those present shall be entered in the minutes.
H. ORDER OF BUSINESS: The order of business established on the agenda shall be followed unless the
Chairperson, with the consent of a majority of the Commission, permits a matter to be taken out of the
regular agenda order:
1. Call to Order
2. Roll Call
3. Pledge of Allegiance
4. Approval of Minutes
July 17, 2024 Item #1 305 of 312
5. Comments from the pubiii:: on items not listed in the Agenda
6. Statement of Planning Commission Procedures
7. Continued Items
8. Public Hearing(s)
9. Non-public Hearing(s)
10. Planning Commission Member Comments
11. City Planner Comments
12. City Attorney Comments
13. Adjournment
Ill. PUBLIC HEARINGS:
A. WHEN HELD:
1. Whenever by law the Commission is required to hold a public hearing on any matter before
it, such hearing will be held in accordance with the rules contained in the Carlsbad Municipal Code Chapter 1.20
and procedures set forth in this resolution. Nothing herein shall prohibit or limit the Commission from holding
a public_ hearing on the matter before it, whether required by law or not. Nothing herein shall prohibit or limit
any member of the public from addressing the Commission in accordance with the procedures provided for in
these rules irrespective of whether or not a public hearing is held.
2. All public hearings shall be scheduled to begin at a time certain which shall be the hour the
Commission convenes. The Commission shall hold such hearings in order, in accordance with the schedule on
the agenda at that time or as soon thereafter as practicable.
B. PROCEDURE AND ORDER OF BUSINESS:
1. The Chairperson shall announce that it is the time and place for a public hearing scheduled
on the agenda.
2. Prior to all Commission public hearings copies of the Commission's agenda with
attachments, including the staff report, if any, shall be available at the Office of the City Planner at least twenty-
four hours prior to commencement of the hearing; provided, however, the Commission may allow in its
discretion the filing of supplemental materials which shall be made public at the commencement of the hearing.
Any materials presented to the Commission which have not previously been made available for public inspection
shall be made available as soon after the meeting as practicable.
3. The order of the hearing shall be as follows unless otherwise required by law:
a. Presentation of Staff Report
b. Questions from the Commission to Staff
c. Presentation, if any, by the Applicant
d. Questions from the Commission to the Applicant
e. Testimony of Public
f. Response of Applicant
g. Termination of public testimony
h. Discussion by Commission -Further Questions of Staff
i. Planning Commission Vote
j. Public Hearing Closed
4. The Commissioners should raise issues or concerns during the course of a public hearing so
that the applicant or the public has an opportunity to address those issues. If a proposed condition is discussed
July 17, 2024 Item #1 306 of 312
for the first time after the public testimony is closed, the Chairperson shall allow sufficient time to the applicant
to address the change or addition. Members of the general public may also be allowed to address the change if
directly impacted by the proposed condition.
C. CONTINUATION: At any time that it appears to the Chairperson or a majority of the Commission
through the Chairperson, that inadequate evidence has been presented to afford judicious consideration of any
matter before the Commission at the time of a public hearing, or for other just cause, a continuation of said
hearing may be ordered to afford the applicant, the public, or the city staff adequate time to assemble additional
evidence for the Commission's consideration. Any continuation ordered by the Commission through its
Chairperson may be to a date certain, which said date shall be publicly announced in the Council Chambers and
shall constitute notice to the public of the time and place that further evidence will be taken. No further notice
is necessary; however, the continuation may be to a date uncertain, in which case it shall be announced that the
matter will be re-noticed. If the hearing is continued to a time less than 24 hours after the time specified in the
notice of hearing, a copy of the notice of continuance of hearing shall be posted immediately following the
meeting at which the order of continuance was made. The public announcements provided for herein shall
constitute notice to the applicant and public of time and place when further evidence will be taken by the
Commission. The Commission shall also have the option to set the matter to a new hearing.
D. TERMINATION OF PUBLIC TESTIMONY: When the public has no further evidence to present, when in
the opinion of the Chairperson no new public evidence is being presented or when in the opinion of the
Chairperson the evidence is not substantive, the Chair may close the presentation of evidence.
E. DECISION:
1. When neither the applicant, the public, nor the city Staff have further evidence to produce,
or when in the opinion of the Chairperson sufficient evidence has been presented, no further evidence either
oral or written will be accepted by the Commission; provided, however, that this rule may be relaxed by the
Chairperson or the majority of the Commission through the Chairperson when it appears that good cause exists
to hear further evidence concerning the matter which is the subject of the public hearing. The Commission shall
consider all evidence properly before it in accordance with these procedures. The Commission shall then act
upon the item. The Commission may instruct the City Planner to return with the documents necessary to affect
the decision, including findings as may be appropriate to the matter. Upon return of such documents, the
Commission shall determine if the findings are supported by the evidence before it at the hearing and if the
decision is supported by the findings and, after making any changes, render its decision by taking action on the
documents. The Commission's decision is not final until adoption of the documents.
2. A Commissioner who was absent from all or a part of a public hearing shall not participate
in a decision on the matter unless they have examined all the evidence including listening to a recording of the
oral testimony, if a recording is made, or listening to a recording of the minutes or reading a transcription of
same and can represent that they have a full understanding of the matter.
F. CLOSING: Following a vote by the Commission, the Chairperson shall close the public hearing.
G. REOPENING: A public hearing on any matter once closed cannot be reopened on the date set for
hearing unless the Chairperson determines that all persons who were present when the hearing closed are still
present. Nothing herein, however, is intended to prevent or prohibit the reopening of a public hearing at any
subsequent regular or special meeting of the Commission. No public hearing may be reopened without due and
proper notice being given to the applicant and the public designating the time and place of said opening.
July 17, 2024 Item #1 307 of 312
V. RESOLUTIONS:
A. COMMISSION ACTION: Formal Commission action on all items before it shall be made by resolution.
When necessary, the resolution shall contain appropriate findings and declarations.
B. ADOPTION:
1. Where a particular resolution has been prepared and is before the Commission, it shall be
adopted by motion, second, discussion and vote. It is not necessary to read the resolution by title or in full
provided it is identified by the Chairperson. Upon request of any member of the Commission, the resolution
shall be read by title or in full.
2. Where a particular resolution has not been prepared, a motion to direct the City Planner to
prepare the document and return it to the Commission is in order.
3. Where necessary, a resolution may be presented verbally in motion form together with
instructions for written preparation. Upon execution of such a resolution, it shall become an official action of
the Commission.
VI. CORRECTIONS OF DOCUMENTS: Upon occasion, resolutions or other documents are submitted in draft
form or on-the-spot amendments occur, or typographical or other technical errors are found which necessitate
retyping of the document. Such redraft, when properly executed, shall become the original document.
VII. FAILURE TO OBSERVE PROCEDURES: These rules are adopted to expedite the transaction of the business
of the Commission in an orderly fashion and are deemed to be procedural only. The failure to strictly observe
such rules shall not affect the jurisdiction of the Commission or invalidate any action taken at a meeting if it is
otherwise held in conformity with law.
VIII. RALPH M . BROWN ACT: The provisions ofthe Ralph M. Brown Act as may be amended from time to time
are incorporated herein by reference.
July 17, 2024 Item #1 308 of 312
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the Planning Commission the City of
Carlsbad on the 17th day of Jan. 2024 by the following vote, to wit:
AYES: Merz, Hubinger, Kamenjarin Lafferty, Meenes, Sabellico and Stine
NAYS:
ABSTAIN:
ABSENT:
PETER MERZ, Chair
CARLSBAD PLANNING COM
ERIC LARDY, City Planner
July 17, 2024 Item #1 309 of 312
June 12, 2024
Re: Public comment on Carlsbad Village Mixed Use project (June 19, 2024 agenda)
Dear Planning Commission:
This is an update to my June 3, 2024 public comment letter.
The Carlsbad Village Mixed Use developer submitted a fatally flawed Vehicle Miles Traveled
(VMT) Analysis1 to gain a CEQA exemption2, which allowed them to inappropriately avoid a
detailed VMT study with mitigation measures. The Planning Commission should recommend
that staff go back and work with the developer to make changes to the project and its
conditions of approval and unprecedented development waivers to make it more consistent
with the CEQA exemption criteria, and to implement measures that address the new mileage
the project will generate.
VMT analyses are supposed to be conducted in conformance with the Carlsbad VMT Analysis
Guidelines ("VMT Guidelines")3 and the Office of Planning and Research (OPR) VMT Technical
Advisory ("QPR Technical Advisory")4, from which the VMT Guidelines were derived, and which
is frequently cited by the VMT Guidelines as an authoritative source of additional details. The
developer cited two main screening criteria from the VMT Guidelines for its exemption, both of
which were erroneously accepted by staff: (1) Projects Located Near Transit(§ 3.3.2), and (2)
Redevelopment Projects That Result in a Net Reduction of VMT (§ 3.3.6).
For the "Projects Located Near Transit" screen, both the VMT Guidelines and the QPR Technical
Advisory clearly indicate that the project should have been disqualified due to its high levels of
vehicle parking-in excess of Carlsbad's standards. More details on that below.
For the "Net Reduction of VMT" screen, the developer inappropriately subtracted the ~46,000
existing daily miles being driven to the current shopping center from the new mileage their
apartments will be generating. However, as the developer acknowledges in their own analysis,
that existing mileage will not disappear-it will be redistributed to other stores in the
surrounding area.
This huge subtraction was how the developer achieved its alleged "net reduction," but that
relies on narrowly restricting the analysis to the project site itself. And that flawed approach is
inconsistent with both the VMT Guidelines and the OPR Technical Advisory, which clearly
indicate that net VMT effects must be assessed over the entire area impacted by a project-
not just the project site. So, the project will lead to a net increase in VMT, invalidating the
screen . More details on that below.
1 Carlsbad Village Mixed Use -Vehicle Miles Traveled Analysis, Linscott, Law & Greenspan (LLG), 2/23/2024
2 CEQA Determination of Exemption, Carlsbad Village Mixed Use (SOP 2023-0014; DEV2023-0078), 2/29/2024
3 Vehicle Miles Traveled Analysis Guidelines, City of Carlsbad, 5/31/2023
4 The California Governor's OPR Technical Advisory on Evaluating Transportation Impacts in CEQA , 12/2018
1
July 17, 2024 Item #1 310 of 312
Project not eligible for "Projects Located Near Transit" screen
This VMT screen is rooted in the theory that proximity to major transit correlates with reduced
vehicle ownership. Consistent with that, the State of California encourages substantially
reduced parking for these projects-to the point of preventing any parking minimum (zero
spaces}. Projects are ineligible for this screen if they have high levels of parking, and, at a
minimum, this includes any project that provides more parking than a jurisdiction's standard,
which applies to the current project, as detailed below.
VMT Guidelines (§ 3.3.2}:
"Certain types of projects that are located near transit would not have a presumption of a less
than significant transportation impact even if located near transit. This would include, for
example, projects with ... high levels of parking. OPR Technical Advisory includes additional detail
on determining the status of projects located near transit ... "
QPR Technical Advisory (pp. 13-14):
" ... [The] presumption would not apply ... if project-specific...information indicates that the
project will still generate significant levels of VMT. For example, the presumption might not be
appropriate if the project...[i]ncludes more parking for use by residents, customers, or
employees of the project than required by the jurisdiction ... lf any of these exceptions to the
presumption might apply, the lead agency should conduct a detailed VMT analysis to determine
whether the project would exceed VMT thresholds ... "
Staff Report (project parking exceeds minimum jurisdictional requirements for both the
residential and commercial components}:
TABLE D· PARKING STANDARDS
Type No, of Commercial VBMP Requi red CMC 21.86 Required Proposed of Use Res. Units
Studio 15 -1 space per unit 0.5 space per unit
(15 spaces) (8 spaces)
1-Bdrm 87 -1 space per unit 0.5 space per unit 284 spaces (87 spaces) 144 spaces}
1.5 spa es per unit 0.5 space per unit (1.3 spaces
2-Bdrrn 90 -(BS spaces} (4Sspaces) per unit)
3-Bdrm 26 1.5 spaces per unit 0.5 space per unit -{39 soacesl t13soaces\
Residential Totals: I 276 spates 110spaees 284spaces
Retail -9,800 SF 1 space per 415 SF -(24 spaces)
1 space per 170 SF 56 spaces
Restaurant -4,000 SF 124 soacesl -
Commercial Totals: I 48 spaces -56 spaces
overall Total'$: ,__I ___ a_z4_$_p_a,_e_s _ _._ ______ _._I _34_o_s_pa __ c_e_sl
2
July 17, 2024 Item #1 311 of 312
Net changes in VMT must be assessed areawide, not just at the project site
It is ridiculous, on its face, to think that a project that is adding 218 new apartments full of
people and eliminating local-serving retail (which is a natural reducer of VMT) will lead to a net
reduction in VMT. Both the VMT Analysis Guidelines and the OPR Technical Advisory clearly
indicate that the full, areawide impacts of a project need to be assessed when calculating its
"net effect" on VMT, as detailed below.
VMT Analysis Guidelines(§ 3.3}:
"There may be circumstances where a project meets one of the screening criteria, but evidence
suggests that the project may increase areawide VMT ... [An] example is redevelopment of core
services (basic grocery shopping, general needs stores/services, etc.) that the existing
population relies on. Removing these core services, without replacing them, may cause VMT to
increase as existing residents travel farther to access these services ... Further guidance on
screening criteria can be found in OPR's Technical Advisory." (emphasis added)
QPR Technical Advisory (p. 30, 18):
"[E]stimating the change in total VMTwith and without the project can evaluate whether a
project is likely to divert existing trips, and what the effect of those diversions will be on total
VMT. This method answers the question, 'What is the net effect of the project on area
VMT?' ... The analysis should address the full area over which the project affects travel
behavior, even if the effect on travel behavior crosses political boundaries." (emphasis added)
"Land Use Plan. As with projects, agencies should analyze VMT outcomes of land use plans
across the full area over which the plan may substantively affect travel patterns, including
beyond the boundary of the plan of jurisdiction's geography ... " (emphasis added)
Reasonable vs. developer estimates of net effect on VMT
In my 6/3/2024 letter submitted for the original 6/5/2024 hearing date, I detailed how the
project will actually increase daily VMT by 31,000 to 38,000 miles (round-trips) when
accounting for its areawide impacts in and around the project site-not reduce VMT by 20,000
miles, as claimed by the developer.
Sample project changes and additional conditions of approval
The applicant is seeking several waivers that need to be scrutinized. Most are requesting
seemingly unprecedented new height limits-up to 68 feet maximum!
If decision-makers really believe that the project will not increase VMT and/or should be
exempt from CEQA due to its distance from major transit or any other evidence presented,
3
July 17, 2024 Item #1 312 of 312
then the applicant should be required to change its project to be consistent with the evidence
that supports these screening criteria.
For example, the evidence of no VMT impact by residents who live close to major transit is
rooted in the assumption that they opt to use transit rather than owning and using vehicles.
The project could substantially reduce or completely eliminate the parking garage and, instead,
use the land to build a third residential building, which, in turn, would allow all of the
residential buildings to remain within the current height limits without the need for the
waivers.
Related changes to the project/conditions of approval could include, but not be limited to:
• Unbundled parking: Significantly reduced parking with residents charged a separate fee
that is high enough to discourage vehicle ownership
• Provide free or subsidized transit passes to residents
• Provide alternative modes of travel to residents
• Provide on-site car-sharing
Sincerely,
Steve Linke
Carlsbad
splinke@gmail.com
4
From:Jason Oziel
To:Planning
Cc:Eric Lardy
Subject:Please reject SDP 2023-0014 (DEV2023-0078) - CARLSBAD VILLAGE MIXED USE
Date:Wednesday, July 17, 2024 12:28:21 PM
Dear Planning Commission,
Thank you for continuing this issue to the meeting tonight. As a 21-year homeowner andresident in Olde Carlsbad, I am urging you to DENY the proposed development that will
eliminate Smart & Final, Denault's Ace Hardware and many other cherished local businesses. This project is so far out of scope for the downtown area and will be detriment to the quality
of life for the residents of the area.
Rather than rehash all of the points that others have expressed, I URGE you to READ all ofthe comments to determine how the citizens you serve feel. The overwhelming sentiment is
that this is the wrong location for a project of this scale.
Please do the right thing and DO NOT move this project forward. The people have spoken. LISTEN TO THEM!
Regards,
Jason OzielTamarack Ave Resident
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Correspondence Recieved for Item 1
From:Planning
To:Cynthia Vigeland
Cc:Jason Goff; Eric Lardy
Subject:FW: PC Hearing Carlsbad Village Mixed Use SDP2023-0014
Date:Wednesday, July 17, 2024 12:58:47 PM
Attachments:Planning Commission Letter SDP-2023-0014.pdf
From: Robert Medina <medinaerobert@gmail.com>
Sent: Wednesday, July 17, 2024 12:22 PM
To: Jeff Murphy <jeff.murphy@carlsbadca.gov>; Planning <planning@carlsbadca.gov>
Subject: PC Hearing Carlsbad Village Mixed Use SDP2023-0014
Hello Sir,
i am submitting a letter requesting an Extension based upon my review of the Project. I
apologize for the late request, however; i work full time and only made aware of the
situation by some local residents. In the attached letter and cite the reasons and of
course include sections of the City Staff documents.
I did have a few more questions such as: are will serve letters available for Sewer, Water,
School District and now days SDG&E. Especially at this project which will be
increasing the size of the pole mounted transformers to a minimum of
500kva transformer which is a huge above ground facility. The project does require
undergrounding of the adjacent powerlines but the power needed may increase
overhead power line size to serve the Project to the nearest subgrid vault/box.
I had a great experience with Planning and Engineering Staff as they provided what they
could for my review.
Regards,
Robert E Medina
(760) 697-5734
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July 16, 2024
Carlsbad Village Mixed Use
SDP-2023-0014
RE: COMMENTS AND CLARIFICATION REQUEST FOR SEVERAL STAFF FINDINGS IN THEIR REPORT
Honorable Planning Chairman and Commissioners,
Ther some items I am requesting clariflcation or additional scope of work or speciflc Conditions of Approval be
added to the Project and completed before the Planning Commission approves this information. This is too
important of a decision to not have supporting accurate data or scientiflc facts. This project affects all Carlsbad
Residents accessing the “Village” restaurants and shopping from Carlsbad Village Drive and mostly the small
business owners.
I am a Carlsbad resident who was asked by some local family friends to review the information about the subject
Project. I shop at Smart & Final and Ace Hardware to support local businesses.
This research is provided for them and explaining this in non-Engineering or Planning terms for their understanding.
I apologize for the late comments, however; their frustration over the explanations was voiced to me. I am not
being compensated or retained for my time.
I am genuinely concerned about the impact of this Project at the entry to the Village area. The lack of parking for
the Project is a real problem regardless of Overlay Zone allowances.
Negative Dec. issued by City Staff:
My planning experience is limited and most of my public speaking and input are about Construction procedures,
however; the power consumption seems to be overlooked in the analysis which is a component of CEQA. The
current power load for 12 individual businesses is approximately 3,000 amps at 240/120v conversion is 720kw. The
proposed development is 218 DU meters x 100a = 21,800a at 120v conversion to 2,616kw excluding power for
Market and Restaurant. The new Project will require 7X more power than the existing center. The power from
SDG&E is not from a 100% renewable source, this means the power affects natural resources and may not be
subject to Neg Dec. It is also unclear whether the Development will utilize natural gas service or completely
electric.
I was unable to determine from the City Staff flle if there is any Solar Panel or Battery Backup System to at
least cover parking area lighting, common area lighting or parking garage to reduce consumption as much
feasible and reduce load on SDG&E Power Grid. Did the Developer provide a power analysis and was a Will
Serve letter from SDG&E secured? Additionally, the power upgrade delineated may not refiect the size and
intensity of the power needed as larger overhead utility lines to feed the project.
Energy
Would the project·
Less Than
Potentially Significant Less Than
Significant With Mitigation Significant No
Item Impact Description Impact Incorporated Impact Impact
A Result in potentially No
significant environmental Impact
impact due to wasteful,
inefficient, or
unnecessary
consumption of energy
resources, during project
construction or
operation?
B Conflict with or obstruct a No
state or local plan for Impact
renewable energy or
energy efficiency?
I note the Traffic Study indicates there will be half the Traffic generated by 218 DU, Market and Restaurant.
Currently based upon existing 13 individual business suites, the parking area is rarely 1/3 full and nearly full during
HOLIDAY weekends when sales at Smart & Final. The Traffic analysis is based on a table and does not refiect
actual ADT. More importantly, the statement regarding the proposed Development Traffic Analysis is based upon
adjustments to ADT totals since the Project is within Public Transportation. The reality of the use of Public
Transportation is unfounded but another calculation beneflting or justifying redevelopment.
Pursuant to demographic data, the average income of families residing in Carlsbad is approximately $98k, making
the recognized Affordable Housing (80% of median income) or approximately $78k which is more than average
income of cities inland of the Coast. The Low Income established by the HUD is $49k (50% of median income).
Based upon this income level, all of the Tenants will have an automobile which is a function of higher income in
Carlsbad.
It is certain there will be tenants with children, whether it is elementary, middle school or High School and this will
cause additional ADT since there are no schools within 1 mile of this Project.
It is a mistake to assume a majority of Tenants will be utilizing public transit. It is more convenient to use their
automobiles for work or leisure.
I strongly suggest traffic metering a the main driveway and exit at Oak Avenue be used to verify (existing)
actual ADT for comparison to the Traffic Analysis (calculations) submitted and accepted by City Staff.
There may be another scientiflc solution to NCTD bus ridership to verify Traffic Analysis has some basis or
complimenting data. The starting point is the NCTD Bus Station at the Amtrak Station, where most bus tickets are
purchased or the Westflelds Mall NCTD Bus Station. The existing Bus stop adjacent to the site is an intermediate
stop.
I suggest the City Staff acquire Bus Data from NCTD, this would verify pick-up at this bus stop based upon
tickets collected / purchased at the stop when boarding bus. This would be a certiflcation of existing Public
Transportation at the subject property which is probably very low.
The Staff also inquired if Cal-Trans had an opportunity to review drawings and the Developer responded, “Cal-trans
has no jurisdiction”. I followed up with an email to Cal-Trans and as I understand their process; any revisions to
ADT should provided for their Traffic Engineer to review. They may require metering as they may not accept the
reduction in ADT since Public Transportation available within 0.5 mile. I believe their concern is the effect 218 DU
will have that close to off-ramp and additional ADT exiting. Currently rush hour traffic stacking starts at Highway 78
to Las Flores Exit and shared weave lane for acceleration and deceleration. This continues between Las Flores and
Carlsbad Village Drive exit. Rush hour traffic at Carlsbad Village Drive traffic at the intersection of Pio Pico to
intersection of Carlsbad Village Drive also affects off-ramp when some drivers blocking the intersection.
Unfortunately, Cal-Trans was unable to reply before submitting my letter.
I suggest City Staff speak directly with Cal-Trans and not defer this to the Developer Engineer as it appears
there was no submittal.
There is a approximately 27 or 22 as both numbers are in the Staff flle and Neg Dec, states, “negotiations are on-
going” that is another item needs a flnite number and should be identifled in the site plan. I’m unsure if a vote by
the Planning Commission is possible with exact information.
The Neg Dec needs to be revised to match the exact number for Public Records.
In review of the City Staff comments, I noted the City Staff statement was not conflrmed by the Developer. Their
response was “proposed storm water mains will most likely require water tight joints”. I also wondered if it was
feasible to place similar size storm water conduit adjacent to existing and cap for future extension with next
project.
I suggest the Conditions of Approval require all storm drain conduits below the hydraulic grade line have
joints sealed or alternative to add pipe lining with new technology.
The Project is intended to compty with provisions of the State Density Bonus Law (Government Code sections 65915-65918) (inclusive) which provides that a local government shall grant a density bonus, incentives/concessions, and/or waivers of development standards to a developer of a housing development constructing a specified percentage of affordable housing units and the Project will provide 15% of the base density as affordable to very low-income (VU) households to comply with the provisions of the State Densr Bonus Law. However the Pro·ect a licant continues to work w .I . • . determine the oderate-income housin units that w while still sati uirements of both the i s lnclus . ' • r inance and the State of California Densi Bonus Law. '
3. It appears that Vault #1 has a water surface elevation of 61.37, which is above the invert elevation of the inlet pipes. Please note that watertight joints will be required for storm drain pipes that contain back-up flow.
Comment acknowledged. Proposed storm water mains will most likely require water tight joints. These will be shown, as needed, during the final engineering construction plans.
There did not appear to be an approval from the Encina Wastewater Department on increase in sewage gallon
measurements. There were several sheets with redline markups and proposed increases in fiow. I did not review
those calculations for accuracy, however; the general volume appeared low since the there are 12 individual rental
spaces with bathrooms and vacant restaurant. The increased difference from 218 – 12 = 206 or 17X the effluent
fiow and I didn’t see that corresponding in the Engineers calcs. Additionally, I do note the a new 8” PVC pipe and
10” PVC pipe in Harding street to increase capacity to allow sewage to be contained in pipe at confiuence in
manhole requiring reto-work. Essentially the 10” pipe is needed for the hydraulic grade line to hold sewage back
until the existing 8” outlet control is fiowing low enough to siphon the sewage out of the 10” pipe.
May I suggest the City Staff Condition additional fees for upgrading sewer trunk pipe in future based on
analysis of future density. Currently the Development Fees portion for Sewer Upgrades will not cover this
cost entirely. Since current depth of sewer is shallow a larger pipe is not a feasible solution, however; a
parallel pipe the same size may allow interception of existing laterals to a modifled Manhole for 2 conduits in
the future. This would avoid impacts to existing dry and wet utilities.
I believe the overall Project is good, however; the intensity of the Project especially reduced Parking is a fatal fiaw in
the design. Based upon the projected rents and the income required, it is almost a certainty that there will be 2
cars per household. This leaves parking required on Oak Street which will not accommodate the volume of cars. I
urge the Commission members to drive the adjacent Barrio Streets on a Wednesday and Friday or Saturday night to
see for themselves what the lack of parking is currently without this Project.
My additional concern is the proper Development Fees as the cost to update infrastructure for storm drain, sewer
and water lines are achievable. Staff should evaluate Conditions of Approval for contribution to improvements
0
b 200 ...J rm
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beyond their frontage. This would be a supplemental fee and essentially the cost to do business with a large
project like this. It is unfair and untenable for the City of Carlsbad to expect the Residents to pay for downtown
development that is only a proflt to a Developer that leaves after a Project is completed.
I am not asking the Planning Commission members to stop this Project but only to reschedule their
review/approval for 1 month based upon these comments and complete veriflcation of facts as I provided
solutions and not a numbers based on some math equations. The time for input of Cal-Trans, actual traffic
metering of the existing facility.
This is the gateway to the “Carlsbad Village”, the main thoroughfare to the small businesses you have protected
and hoped to keep the City of Carlsbad unique style and lifestyle of the residents. There is no going back on the
Project if constructed, the green wall on the north side of Carlsbad Village Drive is already the previous Planning
Commission legacy.
Regards,
Robert E. Medina
Carlsbad Resident
Item 1 - Correspondence received by 3 p.m. July 11, 2024
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Attachments:
Jason,
Robert Wilkinson < bob@wdesigngroup.net>
Thursday, July 11, 2024 9:15 AM
Jason Goff
Gary Nessim
CV-mixed uses dev proposal
PageOne.pdf; PageTwo.pdf; PageThree.pdf; PageFour.pdf; PageFive.pdf
We hope you and the P dept are successful in getting some no votes next week
Attached is our best effort in amending the proposal to make it work for this unique Carlsbad
neighborhood
Our solution may have have some weak points, there may be a larger setback for res to gas station, if
so those DUs effected could become office suites
As stated the City's review approval process needs to get a consistent solution to apartment projects
in this district, major point underground the parking. If they have water that is polluted pipe in sewer
at a reduced fee
Hope to give you a call Monday or Tuesday next week
see attached 5 pdfs
Respectfully,
Robert Wilkinson
Wilkinson Design Group
Land Planning +
Landscape Architecture
bob@wdesigngroup.net
P.O. Box 4237
Carlsbad Ca, 92018-4237
760 434 2152
I 0 g,~1 Virus-free.www.avast.com
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1
CARLSBAD VILLAGE MIXED USE DEVELOPMENT PROPOSAL
CITIZENS REVIEW AND CRITIC
July 2024
We believe the overall plan and design of this development proposal is totally off base. As such it will
not become a new neighbor that will contribute in a positive way to Carlsbad's Village. Why would we
approve this kind of development in this important neighborhood ?
The apartment building's scale, height and massing are excessive, its exterior elevation's repetitiveness
give it a machine generated stamped out, non human appearance that is antithetical to the character of
our Village.
Its two commercial buildings on Carlsbad Village Drive are way off target for what the neighborhood's
master plan should be requiring. That is a streetscene rich in character and appropriate in scale
enhancing a "Main Street" appearance of true "Mixed Use" development. These two buildings are more
fitting and typical in a suburban setting.
Beyond these physical and visual problems we also question the development's traffic circulation plan
and see no allowance for bicycle use, parking or storage. Also we see no locations for oversized
vehicle parking needed to service and make deliveries to both the commercial and residential uses.
The proposal's solution to auto parking far exceeds AB 2097. The height of the structure for parking is
excessive and unacceptable. Its elevations are oppressive. The City must hold this proposal to the
same standards set by the two previous apartment projects in this Village district, the Lofts and Hope
Ave apartments. Each of these utilized a sub grade level for parking, this development must do the
same. With that type of parking they will have an increased area to build additional housing units for an
increased yield
We are preparing a study that will modify this proposal so it will be more appropriate for our Village,
Where it will then become a welcome new neighbor.
Page 1of5
Imagine
.........,~ Carlsbad
EOBJECTIVES FOR STUDYING & AMENDING THE "CARLSBAD MIXED USE" DEVELOPMENT PROPOSAL July 2024
PRIORITIZED OBJECTIVES
1 REPLACE THE 2 PROPOSED COMMERCIAL BLDGS ON CVD WITH MIXED USE VILLAGE CHARACTER BLDGS.
THEN TAKE THE 40 +/-OF DU HERE OFF THE 5 STORY OF THE APARTMENT BLDG WHILE MAINTAINING THE
PROPOSED YIELD
2 BREAKDOWN THE SCALE, MASSING AND REPETITIVE LOOK OF THE APARTMENT BUILDINGS. CREATE.
BUILDINGS THAT APPEAR AS CLUSTERS OF SMALLER BUILDINGS WITH INCREASED VISUAL QUALITIES.
3 RESTRICT SITE ACCESS FORM THE LEFT TURN LANE THROUGH THE MEDIAN ON CVD TO EMERGENCY
VEHICLES ONLY, ROUTE PUBLIC MOVEMENT TO THE HARDING INTERSECTION.
4 FOR THE HARDING INTERSECTION, INCREASE THE LENGTH OF THE LEFT TURN LANE IN THE CVD MEDIAN.
5 ENHANCE THE NOW UNUSED MEDIAN AREA FOR VILLAGE ENTRY STATEMENT FROM THE EAST ENTRY.
6 FOR PARKING, HOLD THIS DEVELOPMENT TO THE SAME STANDARD AS THE TWO PREVIOUS APARTMENT
PROJECTS APPROVED IN THIS VILLAGE DISTRICT ( LOFTS AND HOPE AVE), THAT IS THE USE OF A SUB
GRADE LEVEL
7 TO HELP ACCOMMODATE GUEST FROM OTHER CARLSBAD NEIGHBORHOODS, BUILD (WITH CITY
PARTICIPATION) ADDITIONAL PARKING SET ASIDE AS GENERAL PUBLIC SPACES.
8 PROVIDE AMBLE BIKE LOCKERS FOR RESIDENTS & BIKE PARKING FOR COMMERCIAL USES
9 ADD TWO SERVICE PARKING AREAS FOR STREET EDGE COMMERCIAL USES, ONE OFF THE ALLEY, ONE AT
7-11 EDGE. NOTE THE APARTMENTS WILL USE HALF WIDTH OF THE ALLEY FOR SERVICE.
10 MAKE A SIGNIFICANT LANDSCAPE STATEMENT AT THE PROJECT'S ENTRY WINDOW OFF CVD
11 ORIENT ANY/ALL ALFRESCO AREAS ON CVD TO BUFFER THEM FROM 1-5 NOISE
12 ADD A 25-30 FT BARRIER STRUCTURE AT THE SITE EDGE TO BUFFER PROJECT FROM 7-11 / GAS STATION.
Page 2of5
Carlsbad Village Mixed Use Carlsbad Village Drive AMENDED DEVELOPMENT PLAN
proposed deve/opmenv ____ 7 full median as Village entry statement July 2024
·ke lockers w/ NO PUBLIC LEFT TURN LANE SOUTH THROUGH THE MEDIAN
A ROLL OVER FOR EMERGENCY VEHICLES ONLY 7 -I 25ft physiGal
-'-<--1---1oo~a1-~~A--~~r-1-,_T'"" -= "'~ -~C<"""-="'~-,t-,;:..-,,r-·'""' I barrier
page 3of5
service
delive
parking
I trash ~--1"------,
servic
delive
parkin
for apt
ERIOR
WORKED
ALLER
SEGME
i;l:~d I
bike lockers
/ overhead
trellis
......
BtCK SIDE OF
APARTMENTS "',t FACADES
~EGMENTED&
NO OPENINGS I
Imagine
Carlsbad rs
/;°verhead
L....!AA~R~~7:!..!ei~g~l'......!1:~~~E-L ____________________ nok gt,eet EL '-'~ 1 trellis
rn
SITE PLAN
·• I
ALL HOUSING HAS EXTERIOR ELEVATIONS SEGMENTED
INTO SMALLER FACADES FOR A VARIED APPEARANCE
AREA OF ADDITIONAL HOUSING
150FT +/. OFF CVD Facade A
4stories
Restaurant
Facade B
3stories
SITE ACCESS
FROMCVD
RIGHT IN/ OUT ONLY 116ft .
Imagine Carlsbad
July 2024
Sha 3 Sho 4
Facade C Facade D '
CVD EDGE -WEST -MIXED USE BLDG
,,." L l CVD EDGE -EAST -MIXED USE BLDG CoaceplHl,stcalioa
a rich mixture of bldg facades with Village character
June2024
a rich mixture of bldg facades with Village character
~in facade setback
Sho 2 I Restaurant
Facade A Facade B
4 stories 3 stories
118 ft r
CVD EDGE -WEST -MIXED USE BLDG
a rich mixture of bldg facades with Village character
page 4of5
AMENDED APARTMENT BUILDING
OW 3&4 STORIE
SITE ACCESS
FROM CVD
RIGHT IN / OUT ONLY
I •
1 116ft
Shop 3
Facade C
~in facade setback
~ Shop 4 l
Facade D ' Facade E
CVD EDGE -EAST -MIXED USE BLDG Concept illustration June 2024
a rich mixture of bldg facades with Village character
(Carlsbad Village Mixed Use) amended plan for buildings
VIEWS FROM CARLSBAD VILLAGE DRIVE
\__ Elaborated
D
-3rd Story -
Flat Roof
Elaborated
Cornice
'------,__~---.--J
D
studio one bed
two bed 436 sf 648 sf
1001 sf
two bed
913 sf
t:,. t:,.
V V
one bed
648 sf
'--------j__ _ __i
2,290sf 1,735sf
page 5of5
Pitched
roof
two bed
1124 sf
V V
one bed studio
648 sf 436 sf
2,650sf
--roof ---Elaborated Cornice
-'--'-'---3rd Story
Roof deck
-residential -studio one bed
436 sf 648 sf one bed one bed
813 sf 813 sf
t:,. t:,. t:,.
s
v' V V v' v'
studio studio
one bed 436 sf 436 sf one bed
765 sf 765 sf
-commercial -
2,760 sf 1,510 sf • 2,425 sf
e
west ◄ ► east
PROPOSED MIXED USE BLDGS ON CVD
From:Robert Wilkinson
To:Jason Goff
Subject:cvmu
Date:Monday, July 15, 2024 7:56:49 AM
Attachments:Point-CounterPoint.pdf
Jason,
Attached are a few more thoughts on amending this dev proposal
please shoot back an email confirming you got this and the 5 page packet sent last
week
Respectfully,
Robert Wilkinson
Wilkinson Design Group
Land Planning +
Landscape Architecture
bob@wdesigngroup.net
P.O. Box 4237Carlsbad Ca, 92018-4237
760 434 2152
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know the content is safe.
Item 1 - Correspondence Juyly 15, 2024
IMAGINE CARLSBAD’S OVERALL POSITION ON VILLAGE PARKING
Proposed development needs to more closely comply with AB2097 for
residential units. All dwelling unites within the effected area (1//2 mile)
should have one covered parking space on site per DU. Then have the
option to purchase one additional space on site with an individual lift
staking two cars or leasing an off site space at a near by group facility.
When any major block of parking are proposed for private development, an
attempt should be made to enter into a partnership with the City to build in
additional parking as general public spaces in support of Village business
catering to visitors from all around Carlsbad.
PONT / COUNTER POINT
P - Applicant can’t build residential units next to a gas station (7-11)
CP - Convert effected dwelling units in CVD East bldg into office suites.
P - Applicant can’t build residential units on the site’s east edge because
there is no fire coverage,
CP - Add fire lane wrapping around east side from 7-11 (benefit) to Oak
then build additional DUs in east area. This is how “the Lofts” solved this
issue, this project can do the same.
P - Applicant can’t build parking sub-grade because of aquifer
CP - Do diligences should have made the applicant aware of two things, 1
the site conditions and 2 the two previous apartment projects both used
sub-grade parking
Applicant can also split parking above and below grade. Build above to a
limit of four levels ( 3 stores and a roof). Then build sub-grade parking at
site’s best location for water issue.
If project will need to pump site water, sell it to the City’s water dept. If
water is unsuited for domestic use sell it to the sewer district for landscape
use or as a semi clean flush for their system.
From:Martin Danner
To:Carlsbad Planning Commission
Cc:Jason Goff
Subject:Letter re SDP 2023-0014 CVMU
Date:Monday, July 15, 2024 11:58:14 AM
Attachments:240715 Letter To The Planning Commission.pdf
Please add the attached letter to the correspondence packet for the hearing on July 17th, 2024.
Thank you.
Sincerely,
Martin Danner
mobile | 760-492-5916
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know the content is safe.
July 15, 2024
RE: SDP 2023-0014 CVMU
Dear Members of the Carlsbad Planning Commission,
My family moved to Carlsbad 65 years ago, and I currently reside in District 1. I stand with
thousands of Carlsbad citizens who are opposed to the demolition of the Carlsbad Village Plaza,
particularly the loss of the businesses that reside there.
I am a strong believer in property rights as I think many of us are. But what does that mean
exactly? Does it mean that as a property owner I can do anything I want with my property?
Usually not. In our society, limits to the rights of property owners exist to balance individual
rights with the broader public interest. Key reasons for these limits include public health and
safety, historic preservation, environmental protection, equity and fairness, and community
welfare. These limits are typically enforced through local, state, and federal laws, and they aim
to strike a balance between individual property rights and the common good.
But something has gone alarmingly wrong with Carlsbad’s authority to look after the common
good of its citizens. Carlsbad has very specific building codes and a master plan designed to
preserve and enhance the quality of our community. However, state laws designed to ease the
housing crisis have taken away much of our local government’s ability to enforce these building
codes and master plans. Perhaps it's a situation where the best of intentions has created drastic
unintended consequences. One thing is for sure, though. These state housing laws have
created a gaping loophole that developers like Patrick Tooley happily jump through.
Let’s take density, for instance. Our municipal code limits the number of residential units based
on lot size. In this case, the limit is 145 units. However, thanks to the California State Density
Bonus Law, this project increased the density by a whopping 50%, squeezing 218 residential
units in the same space. Our building standards limit building height in the Village to 4 stories.
But, thanks to the state law, this developer wants to build not one, but three five-story buildings,
with even taller elevator shafts. And all this will be wedged up against the main entrance to our
lovely village.
The really perverse thing about the Density Bonus Law is that it fails to take into account the
impact that developments like this have on the local community. Nowhere is this more apparent
than this project, which will destroy a shopping center that many depend on for their daily
needs. As commissioners, you might feel that your hands are tied by this law, but why do you let
the state eviscerate your authority? Your relevance has been gutted. When are you going to say
enough is enough?
If you vote to recommend this project to the City Council, you will be pronouncing a death
sentence on essential neighborhood businesses like Smart & Final, Carlsbad Village Pharmacy
1
and Denault’s Hardware.These businesses are vital to the health and well-being of your
residents.Once these businesses leave the Village,they won’t be coming back.Ever.
What About the Village &Barrio Master Plan?This plan is derived from the Carlsbad General
Plan.It is designed to realize the core values embodied in the Carlsbad Community Vision
document.These core values include these key concepts:small town feel,beach community
character,stewardship of heritage,community connectedness,walkability,and accessibility.
This project embodies none of these key concepts.
The developer shows no concern about Carlsbad’s best interests.He is out of town,with no
connections or roots here.This development doesn’t need to be so big.It could contain more
affordable housing units.It doesn’t replace essential businesses with suitable alternatives.This
project does not give back to the community in any meaningful way.It’s nothing more than an
economic transaction designed to maximize the developer’s return on investment.Carlsbad is
not a beneficiary here.It’s a victim.
As Planning Commissioners,your duties include the implementation of the General Plan,
providing clear and concise findings to the City Council,and proactively identifying potential
problems and opportunities facing the city.This project defies the General Plan.The findings
presented are neither clear,concise,nor factually accurate.You must be compelled to reject it.
The density bonus law is a huge problem for the City of Carlsbad,and for all municipalities
throughout the state.You need to recommend to the City Council that Carlsbad must join up
with other cities through California to reform the density bonus law and return land use authority
back where it belongs,in the hands of local governments and authorities like you.
These will be the tallest buildings in the Carlsbad Village and it’s just the beginning.If the City
welcomes this project with open arms,as it appears to be doing so far,it will open the floodgate
to even bigger,taller,higher-density projects.
Consider the name “Carlsbad Village”and the vision that it evokes.Your job is to protect that
vision.To realize THAT vision.
In this day and age of divisiveness and turbulence,please keep in mind the importance of
compassion for our fellow human beings.This principle stands at the heart of any thriving
society,fostering a sense of belonging and mutual support.
This project poses a unique threat to that way of life.Many of our neighbors depend on the
plaza for their daily necessities.As we consider changes to our community,we must prioritize
their needs and ensure that our actions reflect empathy and a commitment to the well-being of
all.Let us strive to protect and preserve the resources that allow every individual to live with
dignity and self-sufficiency,reinforcing the bonds that make our community resilient and
compassionate.
2
Your job is to steer development in a way that promotes the health,safety,and welfare of all the
citizens of Carlsbad.It’s time to take a stand and push back against the draconian laws that
make projects like this possible in the first place.The first step is to reject this project.
I urge you to send the City Council a strong message.Let them know that it’s time to draw the
line.Make a courageous and important statement with your vote that says,“I’m mad as hell and
I’m not going to take it anymore.”
You can do that.Please do it for us.
Thank you.
Sincerely,
Martin Danner
Carlsbad,CA
3
From:Planning
To:Jason Goff
Cc:Cynthia Vigeland; Eric Lardy
Subject:FW: 7/17/2024 Planning Commission meeting public comment and presentation on CVMU project
Date:Monday, July 15, 2024 11:03:54 AM
Attachments:2024-07-17 PC Carlsbad Village Mixed Use - Linke comment.pdf2024-07-17 PC Carlsbad Village Mixed Use - Linke presentation.pptx
-----Original Message-----
From: Steve Linke <splinke@gmail.com>
Sent: Monday, July 15, 2024 11:00 AM
To: Planning <planning@carlsbadca.gov>
Subject: 7/17/2024 Planning Commission meeting public comment and presentation on CVMU project
Carlsbad Planning Department:
Please distribute the attached public comment in PDF format to the Planning Commission and make it part of the
public record for the Carlsbad Village Mixed Use project on the 7/17/2024 meeting agenda.
Also, I intend to make the attached PowerPoint presentation at the meeting, so please have it available for display.
Best regards,
Steve Linke
Carlsbad, CA
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1
July 15, 2024
Re: Public comment on Carlsbad Village Mixed Use (CVMU) - July 17, 2024 agenda
Dear Planning Commission:
I have been deeply involved in Carlsbad traffic issues since 2011 and was a member of the
traffic commission from 2019 to 2023, serving out my term as Vice Chair. I led the commission’s
review of Carlsbad’s Vehicle Miles Traveled (VMT) Analysis Guidelines1, which are based on
state guidelines2 that are also included by reference.
The CVMU project was granted a CEQA exemption by the City Planner based on VMT screening
criteria related to its alleged “net reduction in VMT” and proximity to major transit. However,
as detailed in my previous public comment letters dated 6/3/2024 (Attachment A) and
6/12/2024 (Attachment B), there is substantial factual evidence that the project will actually
lead to a significant net increase in area VMT, and that it should have been disqualified for the
transit-based exemption based on its actual distance and exceptions.
I met with staff on 6/27/2024 to discuss the discrepancies. The main goal of this new letter is to
provide counter-arguments for the arguments that the developer and staff are likely to make in
support of their calculations and conclusions, so I ask that you familiarize yourself with the city
and state VMT guidance, consider my evidence, and then come to your own conclusions.
The Housing Accountability Act and CEQA case law allow reasonable conditions to be placed on
projects (even those granted categorical CEQA exemptions) to “ensure that their environmental
impacts remain less than significant.”3,4 Therefore, assuming that there is no mechanism for
you to remand the CEQA exemption back for the more detailed VMT analysis that should have
been required, I ask you to make recommendations to the City Council for conditions of
approval, elimination of development waivers, and/or other project changes to make the
project more consistent with its CEQA exemption and local regulations.
“NET VMT REDUCTION” SCREENING CRITERION
Carlsbad Village Plaza currently occupies the project site. It includes a dozen local-serving retail
stores. These stores reduce area VMT, because the more local retail that is distributed around a
community, the less distance people have to drive to shopping and services. However, CVMU
will demolish all of these stores and eliminate nearly 80% of the retail square footage, which
will force customers to drive farther, on average.
1 Vehicle Miles Traveled Analysis Guidelines, City of Carlsbad, 5/31/2023
2 The California Governor’s OPR Technical Advisory on Evaluating Transportation Impacts in CEQA, 12/2018
3 Housing Accountability Act Technical Assistance Advisory, California Department of Housing and Community
Development, 9/15/2020
4 Hilltop Group, Inc. v. County of San Diego opinion, Fourth Appellate District Court of Appeal, filed 2/16/2024
2
In place of the retail, the project adds 218 new apartments. While this is good for the city’s
housing numbers, from an environmental standpoint, these new residents will be adding all-
new VMT, creating a double-hit when combined with the loss of retail.
Logical VMT impact determination using Carlsbad’s VMT maps (“efficiency metric” method)
For residential projects, the city and state VMT guidelines recommend an “efficiency metric”
method to calculate VMT impacts. The city VMT guidelines include a residential VMT map on
which the city has been divided into 183 so-called Traffic Analysis Zones (TAZs), and a “travel
demand model” has assigned VMT percentages relative to the city average to each of these
zones. These zones generally range from about 60% to 130%. The current CEQA threshold of
significance for VMT is 85% or less than the city average.
The CVMU project is in “TAZ 818.” The travel demand model determined that the VMT of the
existing apartments in that zone—which have the same location-based characteristics as
CVMU, including proximity to transit, have VMT that is 95% of the city average. So, a new
residential development like CVMU would have to implement VMT-reducing measures that
bring it down from 95% to the 85% threshold. And the removal of the VMT-reducing shopping
center in that zone will further increase the need for mitigation.
This preferred “efficiency metric” (percentage of the average) approach provides a baseline for
thinking about the VMT impacts of the CVMU project. However, the analysis done by the
developer uses a much more complicated method that attempts to estimate absolute numbers
and lengths of trips for both the residential and local retail components to calculate the “net
change in VMT.”
“Net change” method – inappropriate subtraction of existing VMT to shopping center
Below is the developer’s VMT calculation (Table 2: Redevelopment VMT) using the “net
change” method. Both city and state VMT guidance indicate that, when using this method,
areawide VMT must be considered. Therefore, it was not appropriate for the developer to
claim that that their project will eliminate the 45,786 daily miles (red arrow) currently going to
the shopping center by subtracting those miles from the new VMT to be created.
The developer’s own analysis acknowledges that all of that mileage (and its associated harms to
the environment) will continue to exist—just be diverted to substitute stores in the surrounding
area. Only through this huge, inappropriate subtraction was the developer able to get the CEQA
exemption by claiming a net 20,389 VMT reduction (blue arrow).
3
Staff claim: VMT can be narrowly analyzed at project site—not areawide
Staff argument: The VMT guidance only requires looking narrowly at net VMT changes at the
project site—not beyond. References in the guidance about addressing VMT more broadly only
apply to the process of travel demand modeling—not individual projects.
Counter-argument: False. The language and intent in the guidance is clear that individual
projects should be analyzed on an areawide basis--not just at the project site, and not just
when doing travel demand modeling.
Carlsbad guidance: “There may be circumstances where a project meets one of the
screening criteria, but evidence suggests that the project may increase areawide VMT…
[An] example is redevelopment of core services (basic grocery shopping, general needs
stores/services, etc.) that the existing population relies on. Removing these core
services, without replacing them, may cause VMT to increase as existing residents travel
farther to access these services.”
State guidance: “Considerations for All Projects. Lead agencies should not truncate any
VMT analysis because of jurisdictional or other boundaries. CEQA requires
environmental analyses to reflect a ‘good faith effort at full disclosure.’ (CEQA
Guidelines, § 15151.) Thus, where methodologies exist that can estimate the full extent
of vehicle travel from a project, the lead agency should apply them to do so. Analyses
should also consider a project’s both short- and long-term effects on VMT.”
Type Laud Use
Residential
Market
Quality Restaurant
Project Retail/ Strio Commercial
Subtotal Proiect
Internal Capture b
Project External n;ps
TABLE2
REDEVELOPMENIT VMT
Quantity
218 DU
5.8 KSF
6 KSF
2 KSF
-
-
-
9
Daily Volumes (ADn
Rate Volume
6 /DU I-1,308
150 /KSF 870
100 /KSF I-600
40 /KSF 80
-2,858
-616
-2,242
60 /KSF 540 Hardware Store (displaced) KSF_ --Displaced Grocery Store (dtsvlaced) 19 KSF 120 /KSF 2,280
Total Proiect + Disolaced - - -
I Existing
( to be removed)
Shopping Center 58.7 KSF 120 /KSF 7,044
Net Clto112e i11 VMT
Fooruof~s:
a. Average trip lengths from Stre.etLight Data platform. See Attachment B.
ATL• Total
Vl\IT
10.5 I-13,734
6.5 5,655
6.5 I-3,900
6.5 520
-23,809
-5,132
-18,677
4.0 -2,160
2.0 4,560
-25,397
6.5 45,786
-20,389
b. Intemal capture estimated using NCHRP &-51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying captured
ADT by weighted average trip length of unadjusted Project trips.
4
State guidance: “Assessing Change in Total VMT. [E]stimating the change in total VMT
with and without the project can evaluate whether a project is likely to divert existing
trips, and what the effect of those diversions will be on total VMT. This method answers
the question, ‘What is the net effect of the project on area VMT?’…The analysis should
address the full area over which the project affects travel behavior, even if the effect
on travel behavior crosses political boundaries.
Staff claim: Displaced retail VMT calculation accounts for net effect of project
Staff argument: The developer added 6,720 “displaced” daily miles to their total for the longer
distance existing customers will have to travel to grocery and hardware stores after those
stores are eliminated by the project, which accounts for the project’s areawide impact on VMT.
Counter-argument: This argument actually further highlights the absurdity of the developer’s
VMT subtraction for demolishing the existing local retail. The grocery and hardware stores
represent nearly half of the current shopping center and, thus, have been assigned nearly half
of the subtracted VMTs (21,840 of the 45,786 daily miles). So, even though the developer
added 6,720 miles to their calculation for the increased distance to the substitute stores, they
are still subtracting the baseline distance to the current stores, effectively claiming that their
project will reduce daily travel by 15,120 miles to the more distant grocery and hardware
stores, which makes zero sense.
Type Land t:"se
Residential
Market
Quality Restaurant
Project Retail/ Strip Commercial
Subtotal Proied
Internal Capture b
Project E:<ternal Trips
I Hardware Store (displaced)
Displaced Grocery Store (disolaced)
Total Prniect + Disnlaced
l(I Lxisting
to be removed)
Shopping Center
Net C,10111,e ill VMT
FoomoteJ:
TABLE 2
REDEVELOPMENT VMT
Quantity
218 DU
5.8 KSF
6 KSF
2 KSF
-
-
-
9 !,;',f
-12-h:~E f
-
SS. -!,;',f
a. Ave.rage trip lengths from Streetlight Data platform. See Atrachmem B.
Dail'" Yolumes (ADTI ATL' Total
Rate Volume Vl\lT
6 /DU 1,308 10.5 13.734
150 /KSF 870 6.5 5,655
100 /KSF 600 6.5 3,900
40 /KSF 80 6.5 520
-2,858 -23,809
-616 -5,132
-2,242 -18,677
60 /KSF 540 4.0 2,160
120 /KSF 2,280 2.0 4,560
-- -25,397
120 /KSF 7,044 6.5 45,786
-20 389
b. Internal capture estimated usingNCHRP 8-51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying captured
ADT by weighted. a,.-erage trip length of unadjusted Project trips.
28 KSF/58.7 KSF = 48% of Existing mileage is to the grocery and hardware stores
+6,720 additional miles
beyond existing
-21,840 existing miles
-15,120 net effect
5
Staff claim: If retail VMT cannot be subtracted, then residential VMT need not be added
Staff argument: If the project is not allowed to subtract the mileage for the eliminated retail,
then, by the same logic, they should not have to add any mileage for the new residential,
because the apartments will not create new people—they are just moving from somewhere
else. If you analyze an area large enough, VMT does not really change, it just moves around.
Counter-argument: The housing needs assessments that are triggering the mandates for
increased residential units are based on projections of population increases, so these are new
people generating new VMT. This includes in-state young people moving out on their own and
people coming from out-of-state moving into new homes. And even the people who are
moving from within California are typically not having their previous residences demolished—
other people are moving into them. So, the residential VMT is new—not just moving around.
“Net change” method – inappropriate “internal capture” subtraction
“Internal capture” for this project accounts for trips by the on-site apartment residents to the
three little on-site stores that will not require vehicle trips. This is an accepted practice with
mixed-use projects, but, in this case, the developer is making the non-sensical claim that 47% of
all trips out of the apartments will be to those stores.
In the developer’s VMT calculation table below, the red box shows the 218 apartments, each
with an estimated 6 daily trips, for a total of 1,308 daily trips for the entire complex, which
includes all trips to work, school, local retail, regional retail, etc. The numbers highlighted in
yellow show that the developer is estimating that 616 of those 1,308 daily trips (47%) will be
made to the internal stores, suggesting that 3 of the 6 daily trips out of each apartment will be
going to those three little on-site stores, which is insanely high and allows a big VMT reduction.
Type
Project
Displaced
Existing
(to be removed)
Fooh1ot,$:
Land Use
Residential
Market
Quality Restaurant
Retail / Strio Commercial
Subtotal Project
Internal Capture b
Pl'Oject External Tii ps
Hardware Store (displaced)
Grocerv Store (disvlaced)
Total Proiect + Disolacecl
Shopping Center
Net Clln111te i11 VMT
TABLE 2
REDEVELOPMENT VMT
Qnantity
218 DU
5.8 KSF
6 KSF
2 KSF
-
-
-
9 KSF
19 KSF
-
58.7 KSF
a. Average trip lengths from Streetlight Data platform.. See Attachment B.
Daily Volumes (ADn ATL' Total
Rate Volume Vl\IT
6 /DU 1.30S 10.5 13,734
150 /KSF 870 6.5 5,655
100 /KSF 600 6.5 3,900
40 /KSF 80 6.5 520
-2,858 -23,809
-616 -5,132
-2,242 -18,677
60 /KSF 540 4.0 2,160
120 /KSF 2,280 2.0 4,560
-- -25,397
120 /KSF 7,044 6.5 45,786
-10 389
b. Internal capture estimated using NCHRP 8.51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying captured
ADT by weighted average trip length of U11adjusted Project trips.
6
Reasonable net VMT calculation
As I have described previously, the values on the right side of the table below represent a more
reasonable calculation of net change in VMT. It starts with the developer’s residential mileage
(+13,734), subtracts a reasonable (but still generous) 10% internal capture (-1,374), and finishes
with the developer’s displaced mileage number for the additional distances the project is
forcing people to drive to the more distant hardware and grocery stores (+6,720). Because
local-serving retail does not generate VMT, no mileage has been assigned to the project’s small
market, restaurant, or retail stores.
The result is a net increase of over 19,000 daily VMT, which is actually over 38,000 round-trip
miles per day—as compared to the claimed net decrease of over 20,000.
“PROXIMITY TO TRANSIT” VMT SCREENING CRITERION
Staff argument: CVMU did not even need to use the “net VMT reduction” screening criteria.
They just could have used the proximity to transit criterion alone.
Counter-argument: There are exceptions to this criterion, including when a project will lead to a
net increase in VMT (established above for CVMU) or when it has “high levels of parking” (e.g.,
more parking than a jurisdiction requires, like CVMU).
Staff argument: There is no definition of “high levels of parking,” and, if ADA parking spots are
subtracted from the total, then CVMU could be below the city’s standard requirements.
Type Laud Use
Residential
Market
Quality Restaurant
Project Retail / Strip Commercial
Subtotal Project
Internal Capture b
Proiect External T!ios
Hardware Store (displaced)
Displaced Grocerv Store ldisv/aced)
Total Project+ Displaced
Existing
( to be removed)
Shopping Center
Net Cltom,e i11 VMT
Fooruof~s:
TABLE2
REDEVELOPMENT VMT
Quantity
218 DU
5.8 KSF
6 KSF
2 KSF
-
-
-
9 KSF
19 KSF
-
58.7 KSF
a. Average trip lengths from Street!.ight Data platform. See Attachment B.
Daily Volumes (ADn ATL ' Total
Rate Volume Vl\IT
6 /DU 1,308 10.5 13,734
150 /KSF 870 6.5 5,655
100 /KSF 600 6.5 3,900
40 /KSF 80 6.5 520
-2,858 -23,809
-616 -5,132
-2,242 -18,677
60 IKSF 540 4.0 2,160
120 IKSF 2,280 2.0 4,560
- --25,397
120 IKSF 7,044 6.5 45,786
-20 389
b. Intemal capture estimated using NCHRP S-51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying captured
ADT by weighted average trip length of unadjusted Project trips.
Total
daily
VMT
+13,734
-1,374
+6,720
+19,080
l
+38,160 daily round-trip miles
7
Counter-argument: The state guidance on exceptions to the transit criterion reads, “[T]he lead
agency should conduct a detailed VMT analysis to determine whether the project would exceed
VMT thresholds…[if it] includes more parking for use by residents, customers, or employees of
the project than required by the jurisdiction…”
If this were a regular residential project, the city would require 276 spaces. Because it is a
density bonus project, the city only requires 110 spaces. Thus, the project includes far more
spaces than required—in a five-story parking structure. It also includes more commercial spaces
than required. And there is no rationale or justification to subtract the ADA spaces from the
total, because those spaces are “for use by residents, customers, or employees of the project.”
In fact, because the project has chosen to cite its alleged location within one-half mile of major
transit, state law says that the project can include zero spaces. So, to be consistent with its
transit-based exemption, the project should be conditioned to not include any parking and have
all of its future residents use transit—or at least the reduced 110 parking spaces. Otherwise,
the project should be disqualified from the exemption due to the high levels of parking, as well
as the substantial net VMT increase.
Staff claim: CVMU is “in-fill near transit,” so no detailed VMT analysis should be required
Staff argument: CVMU is consistent with the state’s goal of redevelopment (in-fill) residential
projects near transit, so it should be exempt from having to do a detailed VMT analysis.
Counter-argument: Both state and Carlsbad VMT guidance provide clear exceptions for
redevelopment projects and projects near transit that still require a detailed VMT analysis,
including, as I have detailed previously, projects like CVMU that will cause a net increase in VMT
TABLED· PARKING STANDARDS
Type No. of Commercial VBMP Required CMC 21.86 Required Proposed of Use Res. Units
Studio 15 -1 space per unit 0.5 space per unit
(15 spaces) (8 spaces)
1-Bdrm 87 -1 space per unit 0.5 space per unit 284 spaces (87 spaces) (44 spaces)
1.5 spaces per unit 0.5 space per unit (1.3 spaces
2-Bdrm 90 -(135 spaces) (45 spaces) per unit)
3-Bdrm 26 -1.5 spaces per unit 0.5 space per unit
139 snacesl 113 snacesl
I Residential Totals: 276 spaces 110 spaces 284 spaces
Retail --9,800 SF 1 space per 415 SF -(24 spaces)
1 space per 170 SF 56 spaces
Restaurant --4,000 SF (24 spaces) -
I Commercial Totals: 48 spaces -56 spaces
Overall Totals: l...._ __ 32_4~sp_a_c_e_s _____________ .._3_4_0_s~p_a_ce_s_.
8
and have high levels of parking. These exceptions cannot just be ignored for convenience to the
developer. Also, the in-fill-based VMT exemption is rooted in the assumption that nearby
services (e.g., local retail) already exist. However, CVMU is literally replacing existing local retail
with residences, forcing both its own new residents and those in the surrounding area to drive
further for shopping/services.
CONCLUSION
CEQA (§ 15151) requires “…sufficient analysis to allow a decision which intelligently takes
account of environmental consequences...” Based on the faulty VMT analysis provided by the
developer that was insufficiently reviewed by staff, the City Planner granted an erroneous CEQA
exemption to the project.
Accordingly, you should recommend reasonable conditions of approval, elimination of
development waivers, and/or other project changes to make the project more consistent with
its CEQA exemption and local regulations to ensure that the environmental impacts remain less
than significant.
Examples:
•Correct the VMT analysis
•Retail component must be built concurrent with residential
•Increase retail square footage
•Eliminate or reduce parking garage replace with residences and remove development
waivers
•Unbundle parking from rent
•Free or subsidized transit passes
•Provide car-sharing/alternative modes of travel
Sincerely,
Steve Linke
Carlsbad, CA
splinke@gmail.com
Attachments:
Attachment A: 6/3/2024 Steve Linke public comment letter
Attachment B: 6/12/2024 Steve Linke public comment letter
1
June 3, 2024
Re: Public comment on Carlsbad Village Mixed Use project (June 5, 2024 agenda)
Dear Planning Commission:
The Carlsbad Village Mixed Use applicant submitted a fatally flawed Vehicle Miles Traveled
(VMT) Analysis (dated 2/23/2024). The analysis included gross miscalculations of both the
distance to the Carlsbad Village Coaster Station and the project’s net impacts on VMT, which
inappropriately led to a CEQA Determination of Exemption. The applicant should not be
rewarded for submitting a false VMT analysis, and staff should publicly acknowledge that their
acceptance of the analysis and granting of the CEQA exemption was done in error. Substantial
and obvious evidence indicates that the project will have a significant environmental impact
absent mitigation.
Regardless of the need for a detailed CEQA study, though, the developer should be required to
implement changes to the project and/or additional conditions of approval, in order to make
the project more consistent with the CEQA exemptions it was granted and the unprecedented
development waivers it is seeking.
Project is more than one-half mile from Carlsbad Village Station
In its VMT Analysis, the applicant cites two main screening criteria from Carlsbad’s VMT
Analysis Guidelines1 that allegedly justify exemption from CEQA. One of these criteria is from
Section 3.3.2, which states:
…projects within one half mile of the Carlsbad Village…Coaster station…would normally
be presumed to have a less than significant transportation impact… (emphasis added)
The VMT Analysis Guidelines go on to state that, even if a project is within one-half mile, the
criteria is not applicable “…if project-specific or location-specific information indicates that the
project will still generate significant levels of VMT,” which is the case for this project.
1 Carlsbad Vehicle Miles Traveled (VMT) Analysis Guidelines (May 31, 2023)
2
In any event, the project is not even within one-half mile of the station. Figure 3 of the
applicant’s VMT Analysis (partly reproduced below) is a map with a blue line that claims to
show a distance of "2,500 ft" from the project site to Carlsbad Village Station, which is
conveniently just under the 2,640 feet threshold necessary to claim the "one-half mile from
transit" criteria:
However, replicating the blue line with the “Measure distance” tool in Google Maps reveals
that the distance is actually ~2,910 feet (anybody can check this themselves):
Anticipating that the applicant and/or staff might try to argue that the measurement line could
be drawn between different points, it needs to be noted that Carlsbad’s VMT Analysis
Guidelines and a previous precedent set by the FPC Residential project require the
measurement to represent the actual distance residents would have to walk to get to the
boarding area. For example, the nearest point of the project’s commercial lot to the nearest
point of the station’s parking lot cannot be used to creatively cheat the measurement.
Carlsbad Villa e Station
•
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3
I tested several different starting/ending points, and there are no reasonable measurements
from the new residences to the station that result in a distance within one-half mile. Further,
the “floor area ratio” metric of the project also was not reported in the VMT analysis, as
required.
Project will cause a substantial net increase in VMT—not a substantial decrease
The other main screening criteria used in the applicant’s VMT Analysis is from Section 3.3.6 of
Carlsbad’s VMT Analysis Guidelines, which states:
Per CEQA, [redevelopment] projects are considered to have a less than significant
impact if they result in a net reduction in…VMT...”
The question then becomes, how does one define “net reduction in VMT”? Local-serving retail
projects do not increase VMT, so, if a redevelopment is replacing local-serving retail with
different local-servicing retail, or replacing residential with local-serving retail, then there likely
would be no net VMT impact. Also, if residential is being replaced with equivalent or lower
residential, there likely would be no net VMT impact.
However, when local-serving retail is replaced with residential, as is the case with the current
project, there is a VMT impact. This is addressed in the portion of Carlsbad’s VMT Analysis
Guidelines that introduces all of the screening criteria (Section 3.3):
…There may be circumstances where a project meets one of the [following] screening
criteria, but evidence suggests that the project may increase areawide VMT… (emphasis
added)
This same section of the guidelines goes on to provide a specific example of the need to assess
areawide VMT, which almost perfectly fits the current project:
[An] example is redevelopment of core services (basic grocery shopping, general needs
stores/services, etc.) that the existing population relies on. Removing these core
services, without replacing them, may cause VMT to increase as existing residents
travel farther to access these services. (emphasis added)
And this same section goes on to say: “Further guidance on screening criteria can be found in
OPR’s Technical Advisory2,” which states:
…The analysis should address the full area over which the project affects travel
behavior, even if the effect on travel behavior crosses political boundaries.
2 The California Governor’s Office of Planning and Research (OPR)’s Technical Advisory on Evalua�ng Transporta�on
Impacts in CEQA (December 2018)
4
However, instead of accounting for the full, areawide VMT effects of their project, the
applicant very inappropriately subtracted all of the mileage that current residents are driving to
the existing shopping center—45,786 VMTs (see the red box in the reproduction of applicant’s
Table 2 below). Those miles will not disappear once the project is completed—people are not
able to stop going to the grocery store, hardware store, discount store, pharmacy, pastry cafe,
cleaners, fitness center, etc. just because the places they currently patronize are torn down.
Rather, these existing trips can be split into three categories:
1. Some may continue to go to the same site to the extent that the new retail space (if
ever built), representing only about 20% of the current retail space, can substitute.
2. Some may be displaced to nearby substitute stores.
3. Some will be displaced to more distant substitute stores.
Theoretically, the first two categories will create no net effect on VMT (i.e., the length of the
current shopping trips will not change enough to have a material effect on VMT). For the third
category, the applicant claims that longer trips will only be necessary for the substitute grocery
(2 miles) and hardware (4 miles) stores, with an estimate of 6,720 new VMT due to this
displacement (green box in Table 2).
Trpe Land Use
Residential
Market
Quality Restaurant
Project Retail / Strio Commercial
Subtotal Pi'oiect
Internal Capture b
Project E:i:temal T!ips
Hardware Store (displaced)
Displaced Grocery Store (displaced)
Total Proiect + Di.solaced
E:i:isting
(to be removed'I
Shopping Center
.Vet C/1011J[e ;,, J/3/T
Foomot~s:
TABLE 2
REDEVELOPMENT VMT
Quantity
218 DU
5.8 KSF
6 KSF
2 KSF
-
-
-
9 KSF
19 KSF
-
58.7 KSF
a. Ave.rage trip lengths from StreetLig)rt Data platform. See Attachmenr B.
DailY Yolumes (ADT) . .\TL• Total
Rate Volume Vl\IT
6 /DU 1,308 10.5 13,734
150 /KSF 870 6.5 5,655
100 /KSF 600 6.5 3,900
40 /KSF 80 6.5 520
-2,858 -23,809
-616 -5,132
-2,242 -18,677
60 /KSF 540 4.0 2,160
120 /KSF 2,280 2.0 4,560
- - -25,397
120 /KSF 7,044 6.5 45,786
-20 389
b. Internal capture estimated using KCHRP 8-5 I Internal Trip Capture Estimation Tool. \Im reduction calculated by multiplying captured
ADT by weighted average trip length of unadjusted Project trips.
5
Assuming, for the sake of argument, that the applicant is fairly assessing these categories, then
+6,720 VMT is the starting point for the net areawide VMT impact of the project—even before
adding any of the new residents.
Next, 218 apartments of new people are introduced, and all of their trips and VMT are brand
new. The applicant calculated a baseline value of +13,734 VMT (orange box in Table 2), which
may be reasonable. Adding that to the +6,720 VMT due to shopping displacement, you get
+20,454 VMT.
Finally, because this is a mixed-use development, "internal" trips/VMT by the new residents can
be subtracted. These are trips that residents would normally have made to stores outside of the
project site, but which can be substituted by a short walk to the stores on-site.
Without showing any calculations, the applicant is claiming -5,132 VMT as "internal capture"
(blue box in Table 2). That represents a whopping 37% of the total VMT of the new residents,
meaning that the applicant is estimating that the residents of each apartment will make roughly
37% of the trips out of their apartments exclusively to the three small new on-site stores, which
appears to be a gross exaggeration.
The standard SANDAG traffic generation guide limits mixed-use internal trips to 10% of the
total, which is also likely too high given the very limited planned on-site store options.
Assuming a 10% rate, though, a subtraction of -1,373 VMT would result. Staff should demand
that the applicant show its calculations and justify any proposed internal capture rate.
If the more appropriate 10% internal capture rate is used, then the project will result in a net
increase of 19,080 daily VMT. But, even if the applicant's 37% internal capture rate is used, the
project would still result in a net increase of 15,322 daily VMT.
It is also notable that the applicant’s VMT analysis refers frequently to “average trip lengths,”
but several of their calculations indicate that these are only one-way numbers. So, the actual
net increase would be double for round-trips—around 31,000 to 38,000 more daily VMT.
Type
Existing
Displaced
New
Internal Capture
Net increase in VMT
11111111
Local-serving retail 45,786
Local-serving retail +6, 720
Residential +13,734
10% of new residential -1,374
+19,080
6
It is clear in all guidance documents that the "change in net VMT" approach does not allow the
applicant’s subtraction of existing project site VMT. All impacts have to be accounted for, both
within and outside of the project site—even outside of the city! It was ridiculous, on its face, to
conclude that VMT would decrease with a project that largely replaces a local-serving retail
shopping center with 218 apartments full of new people with all of their new trips.
Sample project changes and additional conditions of approval
The applicant is seeking several waivers that need to be scrutinized. Most are requesting
seemingly unprecedented new height limits—up to 68 feet maximum! Another seeks a traffic-
related change.
If decision-makers really believe that the project will not increase VMT and/or should be
exempt from CEQA due to its distance from Carlsbad Village Station or any other evidence
presented, then the applicant should be required to change its project to be consistent with the
evidence that supports these screening criteria.
For example, the evidence of no VMT impact by residents who live close to major transit is
rooted in the assumption that they opt to use transit rather than owning and using vehicles.
Consistent with this, the parking requirement for such projects is dropped to zero spaces. Thus,
the project could completely eliminate the parking garage and, instead, use the land to build a
third residential building, which, in turn, would allow all of the residential buildings to remain
within the current height limits without the need for the waivers.
And, even if the project is legally outside of the one-half mile distance to major transit, the
parking requirement is still dropped to only 109 spaces, so it could be modified with a much
smaller parking structure with the additional residential building.
Related changes to the project/conditions of approval include:
• Unbundled parking: Significantly reduced parking with residents charged a separate fee
that is high enough to discourage vehicle ownership
• Provide free or subsidized transit passes to residents
• Provide alternative modes of travel to residents
Instead, the project includes a five-story parking garage with 340 spaces, which flies directly in
the face of the bogus claims in its exemptions that it will create low VMT due to transit and
other local conditions.
Sincerely,
Steve Linke
Carlsbad
splinke@gmail.com
1
June 12, 2024
Re: Public comment on Carlsbad Village Mixed Use project (June 19, 2024 agenda)
Dear Planning Commission:
This is an update to my June 3, 2024 public comment letter.
The Carlsbad Village Mixed Use developer submitted a fatally flawed Vehicle Miles Traveled
(VMT) Analysis1 to gain a CEQA exemption2, which allowed them to inappropriately avoid a
detailed VMT study with mitigation measures. The Planning Commission should recommend
that staff go back and work with the developer to make changes to the project and its
conditions of approval and unprecedented development waivers to make it more consistent
with the CEQA exemption criteria, and to implement measures that address the new mileage
the project will generate.
VMT analyses are supposed to be conducted in conformance with the Carlsbad VMT Analysis
Guidelines (“VMT Guidelines”)3 and the Office of Planning and Research (OPR) VMT Technical
Advisory (“OPR Technical Advisory”)4, from which the VMT Guidelines were derived, and which
is frequently cited by the VMT Guidelines as an authoritative source of additional details. The
developer cited two main screening criteria from the VMT Guidelines for its exemption, both of
which were erroneously accepted by staff: (1) Projects Located Near Transit (§ 3.3.2), and (2)
Redevelopment Projects That Result in a Net Reduction of VMT (§ 3.3.6).
For the "Projects Located Near Transit" screen, both the VMT Guidelines and the OPR Technical
Advisory clearly indicate that the project should have been disqualified due to its high levels of
vehicle parking—in excess of Carlsbad’s standards. More details on that below.
For the "Net Reduction of VMT" screen, the developer inappropriately subtracted the ~46,000
existing daily miles being driven to the current shopping center from the new mileage their
apartments will be generating. However, as the developer acknowledges in their own analysis,
that existing mileage will not disappear—it will be redistributed to other stores in the
surrounding area.
This huge subtraction was how the developer achieved its alleged “net reduction,” but that
relies on narrowly restricting the analysis to the project site itself. And that flawed approach is
inconsistent with both the VMT Guidelines and the OPR Technical Advisory, which clearly
indicate that net VMT effects must be assessed over the entire area impacted by a project—
not just the project site. So, the project will lead to a net increase in VMT, invalidating the
screen. More details on that below.
1 Carlsbad Village Mixed Use – Vehicle Miles Traveled Analysis, Linscott, Law & Greenspan (LLG), 2/23/2024
2 CEQA Determination of Exemption, Carlsbad Village Mixed Use (SDP 2023-0014; DEV2023-0078), 2/29/2024
3 Vehicle Miles Traveled Analysis Guidelines, City of Carlsbad, 5/31/2023
4 The California Governor’s OPR Technical Advisory on Evaluating Transportation Impacts in CEQA, 12/2018
2
Project not eligible for “Projects Located Near Transit” screen
This VMT screen is rooted in the theory that proximity to major transit correlates with reduced
vehicle ownership. Consistent with that, the State of California encourages substantially
reduced parking for these projects—to the point of preventing any parking minimum (zero
spaces). Projects are ineligible for this screen if they have high levels of parking, and, at a
minimum, this includes any project that provides more parking than a jurisdiction’s standard,
which applies to the current project, as detailed below.
VMT Guidelines (§ 3.3.2):
“Certain types of projects that are located near transit would not have a presumption of a less
than significant transportation impact even if located near transit. This would include, for
example, projects with...high levels of parking. OPR Technical Advisory includes additional detail
on determining the status of projects located near transit…”
OPR Technical Advisory (pp. 13-14):
"...[The] presumption would not apply...if project-specific...information indicates that the
project will still generate significant levels of VMT. For example, the presumption might not be
appropriate if the project...[i]ncludes more parking for use by residents, customers, or
employees of the project than required by the jurisdiction…If any of these exceptions to the
presumption might apply, the lead agency should conduct a detailed VMT analysis to determine
whether the project would exceed VMT thresholds...”
Staff Report (project parking exceeds minimum jurisdictional requirements for both the
residential and commercial components):
TABLED· PARKING STANDARDS
Type No. of Commercial VBMP Required CMC 21.86 Required Proposed of Use Res. Units
Studio 15 -1 space per unit 0.5 space per unit
115 s=cesl f8 soacesl
1-Bdrm 87 -1 space per unit 0.5 space per unit 284 spaces 187 soacesl 144 soacesl
1.5 spaces per unit 0.5 space per unit (13 spaces
2-Bdrm 90 -(135 spaces) {45 spaces) per unit)
3-Bdrm 26 -1.5 spaces per unit 0.5 space per unit
139 snacesl 113 snacesl
Residential Totals: I 276 spac.es 110 spaces 284 spaces
Retail -9,800SF 1 space per 415 SF -{24 spaces)
1 space per 170 SF 56 spaces
Restaurant -4,000SF 124 snacesl -
Commercial Totals: I 48soaces -56 soaces
Overall Totals: ... I ....., __ 32_4...,.sp .. a_c_e_s _ _. ________ _.1_3_4_0_s_.p_a_o_es_,,I
3
Net changes in VMT must be assessed areawide, not just at the project site
It is ridiculous, on its face, to think that a project that is adding 218 new apartments full of
people and eliminating local-serving retail (which is a natural reducer of VMT) will lead to a net
reduction in VMT. Both the VMT Analysis Guidelines and the OPR Technical Advisory clearly
indicate that the full, areawide impacts of a project need to be assessed when calculating its
“net effect” on VMT, as detailed below.
VMT Analysis Guidelines (§ 3.3):
“There may be circumstances where a project meets one of the screening criteria, but evidence
suggests that the project may increase areawide VMT…[An] example is redevelopment of core
services (basic grocery shopping, general needs stores/services, etc.) that the existing
population relies on. Removing these core services, without replacing them, may cause VMT to
increase as existing residents travel farther to access these services...Further guidance on
screening criteria can be found in OPR’s Technical Advisory.” (emphasis added)
OPR Technical Advisory (p. 30, 18):
"[E]stimating the change in total VMT with and without the project can evaluate whether a
project is likely to divert existing trips, and what the effect of those diversions will be on total
VMT. This method answers the question, 'What is the net effect of the project on area
VMT?'...The analysis should address the full area over which the project affects travel
behavior, even if the effect on travel behavior crosses political boundaries.” (emphasis added)
"Land Use Plan. As with projects, agencies should analyze VMT outcomes of land use plans
across the full area over which the plan may substantively affect travel patterns, including
beyond the boundary of the plan of jurisdiction's geography..." (emphasis added)
Reasonable vs. developer estimates of net effect on VMT
In my 6/3/2024 letter submitted for the original 6/5/2024 hearing date, I detailed how the
project will actually increase daily VMT by 31,000 to 38,000 miles (round-trips) when
accounting for its areawide impacts in and around the project site—not reduce VMT by 20,000
miles, as claimed by the developer.
Sample project changes and additional conditions of approval
The applicant is seeking several waivers that need to be scrutinized. Most are requesting
seemingly unprecedented new height limits—up to 68 feet maximum!
If decision-makers really believe that the project will not increase VMT and/or should be
exempt from CEQA due to its distance from major transit or any other evidence presented,
4
then the applicant should be required to change its project to be consistent with the evidence
that supports these screening criteria.
For example, the evidence of no VMT impact by residents who live close to major transit is
rooted in the assumption that they opt to use transit rather than owning and using vehicles.
The project could substantially reduce or completely eliminate the parking garage and, instead,
use the land to build a third residential building, which, in turn, would allow all of the
residential buildings to remain within the current height limits without the need for the
waivers.
Related changes to the project/conditions of approval could include, but not be limited to:
• Unbundled parking: Significantly reduced parking with residents charged a separate fee
that is high enough to discourage vehicle ownership
• Provide free or subsidized transit passes to residents
• Provide alternative modes of travel to residents
• Provide on-site car-sharing
Sincerely,
Steve Linke
Carlsbad
splinke@gmail.com
July 12 2024
To: City of Carlsbad, Planning Commission and City Council
Re: Carlsbad Village Mixed Use, SOP 2023-0014
From: Clyde Wickham-Retired City Employee (Current Development Engineer)
WELCOME TO CARLSBAD !
This was our City Staff's statement and mantra to showcase the Village of Carlsbad
and make a statement to demonstrate how development should be done. The City has
always been a leader in design and development, throl.lghout San Diego County. This
project as proposed is NOT something to be proud of. It is too big, too crowded and proposes
too much to be crammed into a 4 acre lot -right at the Village's doorstep; the gateway of
Carlsbad. The front door to our "Village". We protected this entrance, When there was a
redevelopment District, we used a Manual to keep the "Village" feeling and common Decor.
Senate Bill 330 has taken over our discretionary review process. Even with this loss,
City Staff should have reviewed it more thoroughly.
Instead ... the Citizens have to do the Job of Staff and now Planning Commission ..
Here are some Questions that need to be answered:
Has this Developer (Tooley or?) EVER BUILT A PROJECT LIKE THIS ..... of this
difficulty, this complexity, AND with these waivers and these Bonus Densities? Please
• ask this question and be car.eful to fact check his answer.
What is the CURRENT VOLUME OF TRAFFIC ON CARLSBAD VILLAGE DRIVE? AM &
PM peak. Again make sure staff answers this correctly.
What is the available capacity of Carlsbad Village Drive? Again, TRUST STAFF TO
ANSWER THIS.
What is the traffic accident history on this piece of roadway? City Staff records this
information annually.
The Consultants that the developer has hired are truly working for the developer. Their
reports and documents are not complete. Technically, this project is still not a complete
submittal. (City Council Policy 84) because ..... .
There are some major gaps in the site plans before you:
Why is there no detailed grading plan?
Why are there no details of the number of piles to be driven for foundation stability. "To
be addressed upon final design" is NOT an acceptable answer. Consider the health &
safety of the Carlsbad elderly citizens. Will they have to put up with pile driving for a
month? or longer? Even a simple answer like there are 15 Piles and the estimated time
to drive these will take a month. -There is no answer to this question -except details
will follow.
Why is the traffic study eliminating 616 vehicles of traffic? I know some citizens will
walk to the grocery store (if you call it that) and some will walk to 7-11 . But 1 /2 of the
residential traffic count generated by this project has been "reduced by 50% (internal
capture)". THIS IS WRONG. I know the consultant will say it's within internal trip
capture, but this project does not have a large Market -except -they only have less
than 1/2 the size of the existing grocery store. This alone doesn't make sense.
The LL& G traffic report has inconsistent facts ... the ADT information was produced by
cell phone traffic and street light data (P.7 of LL&G report). Again not a clear and
precise method of reporting ADT. The traffic engineer may argue in favor of this method
of measurement and will say it's an acceptable standard of study. NOT IN MY BOOK. It
appears this method was used for the benefit of the developer and in contrast to the
loss for the City. The data presented in the traffic report is conflicting. I recommend
going back to the basics; use the SAN DAG Guide. Interestingly, they only used the
SAN DAG guide for the traffic to be removed.
I am not arguing the EIR report I am arguing about the errors of the traffic study that I
don't believe the Staff has adequately reviewed.
This project is ready to be approved without a complete staff review. I have read the
staff report and believe the site plan does not include adequate information for the
approval of this project. This is a sad day for all of us. If approved, this will be a
development scar for ever. If it fails the developer will just sell it and move on. He has
never built a project of this size and complexity
First and Foremost, this project is in the wrong location.
Carlsbad Village Drive is an arterial that cannot accommodate the traffic as proposed.
The proposed project cannot accommodate the required parking necessary to serve
the project citizens and the future residents of Carlsbad. The Staff says "It Is Exempt"
because it's within a 1/2 mile of the train.
The SOP mentioned above has been processed without Public Notice to the adjacent and
residents that will be effected by the project. City Council Policy No. 84 requires this
notification to be complied with BEFORE the project can be Deemed COMPLETE. The
"Effected Stake Holders" SHALL be notified and the list may be extended to reach these
citizens. The impact of this project is larger than the typical 300 or 600' radius. It serves the
beach area, and to the east, Valley Street. North to the Buena Vista Lagoon and possibly south
to Tamarack Ave. The Hardware store serves all of those properties mentioned above. The
"Denault's" Hardware Store was mitigation for the Train Station Project almost 20 years ago.
More importantly
Lets look at what is wrong:
1. There was absolutely no public out reach or "Community Stakeholder Communication"
(City Council Policy No 84).
2. There was no conclusive answer to the required Parking spaces.
3. There was no conclusive answer to how much Average Daily Traffic proposed or
existing. The staff answer was, we don't do that anymore ..... And ... we use VMP and VMT
as our traffic tool to study traffic instead. YOU SHOULD USE EVERY TOOL that YOU
HAVE available. Using both methods wouldn't hurt. The VMP was created by CalTrans as
a tool to monitor and study air pollution. One (ADT calculation) counts how much traffic is
onsite and the other (VMP) counts how well the traffic flows to the street system. I know staff
does not use LOS (Level of Service), But they should. As stated above the volume of traffic
cannot be absorbed on Carlsbad Village Drive. These tools wm show the impact and what
will fit on the available roadway. •
4. The answer of "Our Hands are Tied" is simply not acceptable. Your hands -as staff-are
never tied, Unless your managers are directing you to ignore common sense -and just
approve what you have on your desk and move on. The hands of the Planning Commission
are not "tied" either, you are an arm of discretionary approval for the City of Carlsbad. Stand
up and say NO to this project as proposed.
5. I know there will be a rebuttal to this paragraph, but the numbers that the developer gave
you are WRONG. They subtracted the commercial parking and never added what was left
over back in to the proposed parking spaces. They reduced the traffic before they gave the
bonus and the waivers to the project. The total project parking and traffic as a whole should
be identified BEFORE they add the Bonus Density and Waivers. This alone is a serious
mistake of the project. It was incorporated into the CEQA document, and i'm not trying to
argue with the document I am arguing with the MISTAKE.
6. The Pedestrian Element has not been addressed. How will elderly citizens maneuver in
and out of the project? When walking, the pace of an elderly citizen is slow. All Traffic
Engineers know this. Signals have to be extended to allow for pedestrian crossing. If a
person misses the signal crossing light and tries to cross on the flashing light, they will make
it to the middle. Then we are on the edge of an accident.
7. With air of the construction traffic, bike and pedestrian access will be more of a safety
hazard.
8. There will be more than 50 truckloads of export (earth) leaving this site (750 Cubic Yards).
This is only the earthwork ,there will be the same or more truckloads of construction
demolition and debris from this site.
9. The ground water level is reported to be 5' below the surface. This will exacerbate the soils
removal and the demolition to be hauled away. With the water table as reported, the
proposed construction will require pilings to be placed (Pounded). This is to support the
foundations and 5-story buildings.They didn't say how many pilings will be required, that is
to be determined AFTER the approval. This should be discovered NOW, BEFORE the
approval. What if there are 15 Pilings? or 20? This activity alone will take days to pound
every piling. This presents another hazard to the Public Health and Safety of this community.
10. Public Health and safety is a serious impact. Walking and trying to rest while traffic and
pounding of pilings are constantly disrupting any form of relaxation. Signal and traffic
congestion can also increase accidents to anybody caught in the congestion. Bicycle & E-
Bike accidents are part of the vehicular accidents and are all part of the Health and Safety
discussion. The total pressure of circulation and access will increase dramatically.
11. Stress from using Uber and Ride Share services. Stress from trying to find another
Pharmacy and Grocery Store. The longterm impact on the community will rise.
Public Health and Safety is a compelling reason for a Moratorium.
Let's look at what is right:
Nothing ..... Except this property is old and needs to be redeveloped.
What can we do about it:
A. City Council can Adopt a Moratorium to pause the rush. This pause will allow for staff to
continue the review to correct the errors, and provide the missing public out reach. The City
and the developer can hold a series of Community Stake Holders Workshop"s to resolve issues
and possibly improve this project. A moratorium would require a 5-4 vote by City Council to
approve a Moratorium. Planning Commission can recommend this as a solution.
B. The project could be approved in 2 stages. Stage 1 would be to build part of the
project. That is: The 5 story parking structure, and only 1 /2 of the proposed apartments, and
the commercial component. Stage 2, If-the project is determined to be successful and if-
the parking and circulation work out, (the project) can build the final portion of
apartments. This is a risk on the developers side and also a commitment on the City's side to
support the Senate Bill 330. If there are any issues or changes to improve the project both the
City and the Developer can modify the project without an additional public hearing.
Please consider my suggestions
Clyde Wickham, Former Current Development Engineer, Carlsbad
From:Planning
To:Cynthia Vigeland
Cc:Eric Lardy; Jason Goff
Subject:FW: Carlsbad Village Plaza
Date:Wednesday, July 17, 2024 7:35:55 AM
From: Ronald Radcliff <radcliffr@sbcglobal.net>
Sent: Tuesday, July 16, 2024 9:00 PM
To: Planning <planning@carlsbadca.gov>
Subject: Carlsbad Village Plaza
July 16, 2024
Mr. Peter Merz, Chairman
Carlsbad Planning Commission
1200 Carlsbad Village Dr.
Carlsbad, California 92008
Dear Chairman, Merz:
As a long-time resident of Carlsbad, I’m writing to express my strong support for the Carlsbad Village Mixed Use
proposal on the site of the Carlsbad Village Plaza. The proposal is item #1 on the Planning Commission agenda for
July 17, 2024.
The existing complex, which was built more than 50 years ago, is run-down and in need of a facelift. This is the
gateway into our Carlsbad Village, immediately visible as residents and other visitors enter our City. We can do
better and I welcome the investment to bring about positive change to this center.
Not only will this new project update and improve the appearance of the property – but most importantly, it will
also deliver new shops, restaurants, a market, and much-needed affordable housing for our city. My family and I
have lived in the area for nearly 25 years. It is more and more difficult for young people, like our son, to imagine
being able to afford to live in the place they call home. These kinds of projects, offering housing that will serve not
only existing residents, but our future young people who eventually grow up and want to remain in the area, are
important to fill that need.
Item 1 - Correspondence
Part of the attraction of living in Carlsbad is the vibrant and ever-changing village core, with restaurants, shops, and
other entertainment options. Our family enjoys being able to remain close to home to patronize these businesses
and take advantage of not having to travel outside of Carlsbad for those opportunities. This will expand and add to
the options available, and we look forward to visiting the new shops and restaurants that will locate in the new
development.
This proposal represents a significant improvement over the existing complex in every way.
I respectfully request that the Carlsbad Planning Commission approve this project.
Thank you for your consideration.
Sincerely,
Ron Radcliff
6838 Moorhen Place
Carlsbad, CA 92011
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From:Planning
To:Jason Goff
Cc:Cynthia Vigeland; Eric Lardy
Subject:FW: SDP 2023-0014 (DEV2023-0078) - CARLSBAD VILLAGE MIXED USE
Date:Wednesday, July 17, 2024 7:36:34 AM
From: Chris -Christine- Zamora <cmzamora7@gmail.com>
Sent: Tuesday, July 16, 2024 11:52 PM
To: Planning <planning@carlsbadca.gov>
Subject: SDP 2023-0014 (DEV2023-0078) - CARLSBAD VILLAGE MIXED USE
Dear Planning Commission:
As a Carlsbad Barrio resident, and one who grew up in Carlsbad on Harding Street whenit was a sleepy little beach town, I have seen the city grow and develop beautifully andresponsibly. However, now large buildings are cropping up throughout the barrio andthis is disconcerting.
Specifically, the massive housing that would replace Carlsbad Village Plaza does notadhere to a village atmosphere and the loss of its significant small businesses is not theCarlsbad way for residents, business owners, and local and out-of-town customers.
I would like to stress the following:
· Vital uses: A Village and Barrio Master Plan priority is to “Encourage ‘vitaluses’ like small grocery stores, post offices, hardware stores, pharmacies andfarmers markets.” Also, the plan states that it will “Update policies toencourage the kinds of small businesses that serve daily needs of residents . .. new policies would encourage these uses to continue and make it easier toadd more.”
How do you reconcile the proposed massive housing with the abovepriorities?
· Modernization: Why not propose modernizing the plaza and re-paving the
parking lot so we can retain this community’s “vital [and unique] uses”? Canwe allow outdoor spaces for the French bakery and Mexican restaurant?There could be numerous design ideas.
· Increasing business: Don’t we not want to attract visitors right off thefreeway for their business? The small businesses we already have are bothpractical and unique. These are in line with the spirit of Carlsbad, not a high-priced market and coffee shop. And first impressions are everything. Don't wewant to be unique, charming, and different from our neighboring cities?
· State housing requirements: I understand the need for more housing due
to state requirements, but Carlsbad Village Plaza is not the place for this,especially since we have so much open space elsewhere.
· Community needs: Senior citizens, low-income residents, veterans, anddisabled citizens abound in the barrio. How will the loss of the plaza’s storesaffect them?
·
Question: What do you consider would be a valid reason for advising theCity Council to not accept TASCO’s application for development? I and manyothers will support that reason, I’m sure.
Thank you for letting me provide input, and please make this input public.
With much regard,
Christine M. Zamora, Barrio Resident
cmzamora7@gmail.com
760.583.6460
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From:Planning
To:Jason Goff
Cc:Cynthia Vigeland
Subject:FW: Comments on smart and final
Date:Wednesday, July 17, 2024 7:35:29 AM
From: Lori Robbins <silentmeowing@gmail.com>
Sent: Tuesday, July 16, 2024 7:33 PM
To: Planning <planning@carlsbadca.gov>
Subject: Comments on smart and final
Dear Planning
Since it’s been over a month since the smart and final project was
discussed, I am sending my comments again.
Thank you for your consideration.
Lori Robbins
I have 3 concerns
First, I recommend that the Builder make modifications to come into
compliance with the Council Approved Barrio/Village Standards by
using the approved materials, styles and details.
Second, Before agreeing with the traffic pattern proposed by the
Developer, I ask for a second traffic study that is financed by the city
with a city approved consultant.
By adding over 1000 new residents – the traffic approaching Route 5
from both directions on Carlsbad Village Drive can become
unmanageable. It is critical for the city to understand the risk of a
significant infrastructure cost caused by traffic congestion in this area.
Third, I urge the Commission to require that the Parking Garage be
designed to ensure a safe and secure environment.
Public garages are the third most common location of violent crime.
For those wanting to see this first hand, I recommend a visit to the
Oceanside Parking Garage. It will be eye opening.
Homeless congregate around the garage since it provides shelter and a
place to be out of the public view for drug deals and other crimes. While
visiting, I actually witnessed a drug deal. Remember this new garage
will be across from Windsor Point.
Security at the Oceanside garage told me that one corner of the garage
is used as a bathroom every night. In addition, the public bathroom, has
people using the floor instead of the toilets, every day.
I recommend that the garage incorporate louvers or some other design
element to prevent people from entering or climbing the garage from the
perimeter.
Providing cameras may help but securing the garage in the evening,
providing a 24 hour security guard and permitting overnight parking only
with a resident sticker will go a long way.
In conclusion
1. Require the project to comply with the approved architectural
standards.
2. Get a second city funded traffic study to avoid an infrastructure cost
surprise.
3. Require the garage to have a secure the perimeter and entry point.
Eliminate the bathrooms and other hiding areas. And finally Require the
project to have 24 hour on site security.
Sent from my iPhone
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know the content is safe.
From: Carol Brickett <pyrocarol@gmail.com>
Sent: Wednesday, July 17, 2024 7:58 AM
To: Jason Goff <jason.goff@carlsbadca.gov>; Planning <planning@carlsbadca.gov>; Council Internet
Email <council@carlsbadca.gov>
Subject: Save the Carlsbad Village Plaza
Dear Carlsbad Planning Commision Members / Mayor / City Council Members,
I have written before, but want to say again that:
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-
use high-density residential complex. (Project Number SDP 2023-0014)
Upon retirement 6 years ago, I moved to Carlsbad Village because it was an area that afforded
me the ability to walk to my dentist, eye doctor, restaurants, bakeries, hardware stores,
pharmacies, the beach, and much, much more. My daughter, who lives with me due to
disabilities from a stroke 16 years ago, is able to be more independent here. She feels safe. The
area was beautiful - no high rises - it had adorable buildings and homes. The crime rate was
low. Please stop ruining it!!
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad
Village. It will destroy the only grocery store in the village, forcing the residents into more
expensive and distant options. It will destroy the only pharmacy in the village, which is important
to seniors and residents with limited mobility. The hardware store will go, as will the French
bakery, the cleaners, the CRC resale store (which benefits battered women), the laundromat,
and other local businesses - many of them family owned and operated. These stores will not
return. The retail space will be reduced by 77% and the new space will be much more costly.
These stores are an important resource for the village and must stay.
Further, the traffic analysis submitted for this project is seriously flawed. The project is more
than 1/2 mile away from the Carlsbad Village Station transit center. Also, the Vehicle Miles
Driven (VMT) is miscalculated. This project will not decrease VMT by ~20,000. Rather, it will
increase VMT by ~20,000. As a result, a full CEQA VMT analysis should have been conducted.
What’s more, this development is inconsistent with the vision documented in the Carlsbad
Village and Barrio Master Plan. Specifically, this plan calls for the village to “serve as the historic
heart of the city, honoring Carlsbad’s past and creating a strong sense of community” in a way
that “encourages preservation of each neighborhood’s character” and “provides for the daily
needs of nearby residents.”
I understand that progress is inevitable, but this is the wrong project for this location. It will
irreversibly alter the character of the Carlsbad Village, the character that I and so many
residents wish to preserve.
In light of these points, I urge you to act in the community’s best interest by rejecting the
proposed development of SDP 2023-0014. Please consider the long-term effects such a project
would have on the fabric of our community and the daily lives of its residents.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Carol A. Brickett and Tracy Hurd
3160 Lincoln St. Unit 1
Carlsbad, CA. 92008
760-573-0534
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July 17 2024
To: City of Carlsbad, Planning Commission
Re: Carlsbad Village Mixed Use, SOP 2023-0014
From: Clyde Wickham-Retired City Employee (Current Development Engineer)
INTRO:
WELCOME TO CARLSBAD !
This was our statement to showcase the Village of Carlsbad.
This project as proposed is NOT something to be proud of. It is too big, too crowded and
proposes too much to be crammed into a 4 acre lot -
right at the Village doorstep; the gateway of Carlsbad.
First and Foremost, this project is in the wrong location.
Staff has generated a livable, walkable and drivable community. For years we have approved
Senior Housing. There are hundreds of seniors living within a few blocks of this project. And
this is the Village Shopping Center. It needs to be remodeled or upgraded, But NOT What is
Proposed. It needs to serve the community including the Senior Citizens. Now we have the
perfect plan for this community and you are taking away the Shopping Center, The Pharmacy,
The Hardware Store, The small Mexican Take out and sit in restaurant, even the Laundry
Business. It's not a good plan or a good Project. This Existing Shopping Center is close to
perfect for this community. Will something half of the size work NO
The Hardware store serves most of the properties in this part of Carlsbad. Its convenient, close
and is a very good neighborhood Hardware Store. I believe, the "Denault's" Hardware Store
was mitigation for the Train Station Project almost 20 years ago. The Traffic Report states that
th_e nearest Hardware Store is Roughly 4 Miles away. They state that there are 3.
But why would the City of Carlsbad push it's citizens to shop out of town, to drive multiple of
miles away to another Hardware Store? At the end of this presentation 1 will discuss 3
Alternatives to Resolve this nightmare on Elm Street
(this a joke .... It It used to be Elm Street ... but now its a nightmare)
The City has always been a leader in design and development. Now with this project,
we are leading in the destruction of our "Village". It's not going to stop until we do
something about it.
This is a sad day for all of us. If approved, this will be a development scar on the City
for ever. And ... If it fails the developer will just sell it and move on.
Has this Developer: (Tooley Interests, or GRT Carlsbad Village)
Has he ever built a project of this size and complexity ?
Answer: NO
He has never built a project of this size and complexity. His record of Projects is
minimal.
..
The Developer can:
Get these approvals and sell the package to another Builder or Developer
Get the approvals and just sit on the project until the Market picks up
Build the Project, and if it Fails, will he just sell what he can and just walk away.
All at the Expense of Carlsbad Citizens
Your Hands Are Not Tied
Staff has been working on this project for more than a year. We (the Citizens) could have been
notified a long time ago. Instead we have to scramble to research and review what the City and
Staff has not done very well.
Instead ... the Citizens has to present the opposition to the Planning Commission and
eventually the City Council.
I hope we can turn this train wreck around.
Senate Bill 330 has taken over our discretionary review process. Even with this loss,
City Staff should have reviewed it more thoroughly.
Traffic and Circulation on Carlsbad Village Drive:
The Total Traffic Counts -From Traffic Staff are: 28,968 cars per Day. This is from April
4th, 2019. Round up to 29,000 ADT
The traffic volume today, 5 years later is more. And 28,900 cars represents more than
the capacity of this 2 lane collector. All of the people who use this roadway can attest
to this high volume. The City calls it an "IDENTITY STREET" so it no longer has a
classification of an arterial or the requirement of LOS -Level of Service -Per City
regulations.
This Volume (29,000 vehicles) is More than a 2 lane secondary Collector Can Handle. I
did exactly what staff should have done and took a look at the Traffic Volume and the
Capacity of the roadway. If we could assign a Level of Service (LOS) to this "Identity
Street" it would be a "D" or an "E" ..... Beyond the acceptable limits of an Arterial.
It's Too much Traffic.
The Accident Records of this Arterial: Is The Worst Collision Road Segment In
Carlsbad. I used to gather this information and work on these reports years ago. It was
the worst then and today even though we have built a median and controlled turns into
and out of this shopping center. It is still the worst. The past 5 Year Traffic Collision
Data indicates there have been 40 Accidents in this Block. The proposed project will
make it worse by closing 3 of the 5 driveways and using an alley behind Jack In the
Box & Texas Liquor as a 24' wide right turn in and right turn out from this center.
Most of the accidents are Vehicle Turns, and Right Of Way, Following Too Close, and
simply frustrated Violations. ' •
Also-there is no Truck Service or loading zone onsite of the proposed plan.
The traffic study is eliminating 616 vehicles of traffic. I know some residents will walk to
the Mini-Grocery store and some will walk to the 7~11. But 1/2 of the residential traffic
count generated by this project has been subtracted by almost 50% By using "internal
capture".
THIS IS WRONG. I know the consultant will say that it's within internal trip capture,
guidelines. But this project does not have a large market, they only have the 5,800
Sq.Ft. Mini Grocery Store. This is Less than 1/4 the size of the existing grocery store
(24,000 Sq.Ft.).
This cannot be removed as "Internal Capture". If it was a Wall Mart or full sized market,
there would be a good argument for 30% Internal Capture but NOT a 50% "Internal
Capture".
The Consultants that the developer has hired are truly working for the developer. Their
reports and documents are not complete. They have also modified the traffic volumes
before they studied the entire project. They doubled the density and added (4) waivers
to avoid a reasonable design. Technically this projects was designed backwards.
And .... Technically, this project is still not a complete submittal.
The proposed project cannot accommodate the required parking necessary to serve
the project citizens and the future residents of Carlsbad. The Staff says "It Is Exempt"
because it's within a 1/2 mile of the train. So why are you building more parking
spaces? Use that space to build a larger Market and Hardware Store
The numbers that the developer gave you are WRONG. LL&G subtracted the
commercial parking and never added what was left over back in to the proposed
parking spaces. They did not account for all of the Commercial Buildings that will be
demolished. They reduced the traffic before they gave the bonus and the waivers to the
project. The total project parking and traffic as a whole should be identified BEFORE
they add the Bonus Density and Waivers. This alone is a serious mistake of the project.
The LL& G traffic report has inconsistent facts ... the ADT information was produced by
cell phone traffic and street light data (P.7 of LL&G report). Again not a clear and
precise method of reporting ADT. The traffic engineer may argue in favor of this as an
acceptable standard of study. NOT IN MY BOOK. It appears this method was used for
the benefit of the developer and in contrast to the ADT for the loss to the City. The data
presented in the traffic report is conflicting. I recommend going back to the basics; use
the SAN DAG Guide. Interestingly, they only used the SAN DAG guide for the traffic to
be removed. and the VMT guidelines for the "Not a Significant Impact" statement. How
can you generate 218 multi family units, and replacing 13,800 sq. ft. of Commercial.
And Call that "Not a Significant IMPACT".
n
The project will remove 24,800 Sq. Ft. (Smart & Final) and also 9,000 Sq.Ft. (Hardware
Store) and replacing it with 13,000 Commercial and 218 apartments. Again nothing is
mentioned about for the other commercial buildings to be demolished.
Anyway it's a smoke and mirrors scam to claim "No Significant Impact"
There are some major gaps in the site plans:
Where is the detailed grading plan?
Where are the details and the number of piles to be driven for foundation stability. The
answer: "To be addressed upon final design". This is NOT an acceptable answer.
The Public Health and Safety issue is very serious. The Pedestrian, Bike, and
Vehicle impact will create a hazard to everyone who lives, drives, or walks by this
project -This is a Public Health & Safety Hazard. There will also be a constant amount
of noise for 6 months to a year of Demolition and Construction. The Pile driving could
be a month of constant 80 Decibel pounding of (an unknown) a number of Piles to
stabilize the Foundations on top of a 5' Water table under this site. How will the "Mud"
be Hauled off? Will Pumps be required to run constantly?
I am not arguing the EIR report I am arguing about the errors of the traffic study and
design of the project that I don't believe the Staff has adequately reviewed.
1. There was no conclusive answer from staff to how much Average Daily Traffic
proposed or existing. The staff answer was, we don't do that anymore ..... And ... we use
VMP and VMT as our traffic tool to study traffic instead. YOU SHOULD USE EVERY TOOL
that YOU HAVE available. The VMP method was created by CalTrans as a tool to monitor
and study air pollution. The ADT calculation counts how much traffic and vehicles are onsite
and the other (VMP) counts how well the traffic flows to the street system.
2. The Volume is 28,900 Vehicles per Day (4/2/2019) City of Carlsbad Transportation
Department
3.1 know staff does not use LOS (Level of Service), But they should. As stated above, the
volume of traffic cannot be absorbed on Carlsbad Village Drive. These tools will show the
impact and what will fit on the available roadway.
4. The LOS on Carlsbad Village Drive would be a "D" or an "E" ... Both are Bad. This means
that there is a good chance that you will miss 1 or 2 Traffic Signal cycles. Almost Grid-Lock.
This project is ready to be approved without a complete staff review. I have read the
staff report and I believe the site plan does not include adequate information for the
approval of this project.
More importantly
Lets look at what is wrong:
1. There was absolutely no public out reach or "Community Stakeholder Communication"
(City Council Policy No 84).
A
2. The answer of "Our Hands are Tied" is simply not acceptable. Your hands -as staff-are
never tied, Unless your managers are directing you to ignore common sense -and just
approve what you have on your desk and move on. The hands of the Planning Commission
are not "tied" either, you are an arm of discretionary approval for the City of Carlsbad. Stand
up and say NO to this project as proposed. PJease ... Stand up together and
UNANIMOUSLY VOTE to RECOMMEND A MORATORIUM -BASED UPON PUBLIC
HEALTH & SAFETY. This will send a message to City Council to improve the project. I know
that you have to approve the project, But it could be a marginal approval, by 1 vote to stand
up and disagree with the State Mandate.
3. The Pedestrian Element has not been addressed. How will elderly citizens maneuver in
and out of the project? When walking, the pace of an elderly citizen is slow. All Traffic
Engineers know this. Signals have to be extended to allow for pedestrian crossing. If a
person misses the signal crossing light and tries to cross on the flashing light, they will make
it to the middle. Then we are on the edge of an accident
4. With all of the construction traffic, bike and pedestrian access and simple travel will be more
of a safety hazard.
5. There will be more than 50 truckloads of export (earth) leaving this site (750 Cubic Yards).
This is only the earthwork , there will be the same or more truckloads of construction
demolition and debris from this site.
6. The ground water level is reported to be 5' below the surface. This will exacerbate the soils
removal and the demolition to be hauled away. With the water table as reported, the
proposed construction will require pilings to be placed (Pounded). This is to support the
foundations and 5-story buildings.They didn't say how many pilings will be required, that is
to be determined AFTER the approval. This should be discovered NOW, BEFORE the
approval. What if there are 10 Pilings? This activity alone will take days, weeks to pound the
pilings to support the foundation. This presents another hazard to the Public Health and
Safety of this community. Sleep, rest and just living with this pounding noise is not Healthy.
7. Public Health and safety is a serious impact. Walking and trying to rest while equipment and
construction is constantly disrupting any form of relaxation. Signal and traffic congestion can
also increase accidents to anybody caught in the congestion. Bicycle & E-Bike accidents are
part of the vehicular accidents and are all part of the Health and Safety discussion. The total
pressure of circulation and access will increase dramatically. Remember this is the most
dangerous segment in the City. Air Quality will be Hazardous.
8. Stress from using Ride Share services. Stress from trying to find another Pharmacy and
Grocery Store. The longterm impact on the community will rise.
THE Public Health and Safety Element is a compelling reason for a Moratorium.
Let's look at what is right:
Nothing ..... Except the old Village Shopping Center needs to be re-built
What can we do about it:
A. City Council can Adopt a Moratorium to pause the rush. This pause will allow for staff to
continue the review to correct the errors, and to provide the missing public out reach. The
City and the developer can hold a series of Community Stake Holders Workshop"s to
resolve issues and possibly improve this project. A moratorium would require a 5-4 vote by
,..
City Council to approve a Moratorium. Planning Commission can recommend this as a unanimous solution. Again: Please ... Stand up together and UNANIMOUSLY VOTE to RECOMMEND A MORATORIUM -BASED UPON PUBLIC HEALTH & SAFETY. This will send a message to the City Council to improve the project.
B.The City could buy the Neighborhood Village Shopping Center: The Land Cost, TheConstruction Demolition Costs, The Development Costs ... and interest for time to build ....And what is your profit? It will be Minimal$ ... As a City owned project we could developthe Neighborhood shopping Center with the Affordable Housing on the 2nd story, Even a 2story parking structure .... All hands down this is much better for the Citizens of Carlsbad.and fills the need of Proposition 330. The Developer can make his profit without any effort.
This can be negotiated with the developer while we have the time of a Moratorium.
C.The project could be approved in 2 stages.Stage 1 would be to build part of the project. That is: The 5 story parking structure, and only 1/2 (Next to the Parking Structure} of the proposed apartments, and the commercial component. Stage 2, If -the project is determined to be successful and if -the parking and circulation work out, (the project) can build the final portion of apartments. This is a risk on the developers side and also a commitment on the City's side to support the Senate Bill 330.If there are any issues or changes to improve the project both the City and the Developercan modify the project without an additional public hearing.
Please consider my suggestions
Clyde Wickham, Former Current Development Engineer, Carlsbad
,..
..
...
From:Planning
To:Cynthia Vigeland
Cc:Jason Goff; Eric Lardy
Subject:FW: Carlsbad Village Mixed Use
Date:Wednesday, July 17, 2024 1:48:54 PM
From: Leslie Laurer <lesliemlaurer@gmail.com>
Sent: Wednesday, July 17, 2024 1:48 PM
To: Planning <planning@carlsbadca.gov>
Subject: Carlsbad Village Mixed Use
To our City Planning Commission,
This is your city...your home ....why on earth would you even consider this development
at our front steps?
What used to take me 5 minutes from home to Smart and Final is now taking 14 minutes
with the summer traffic and the added influx from the apartment buildings on the north
side of Carlsbad Village Drive.
Carlsbad Village Drive can not and is not able to accommodate the current traffic we
have let alone building this mega 5 story structure.
The Village of Carlsbad is one of the remaining beach towns with old world charm. I
know change is inevitable ...however not on such a grand scale! Please reconsider!
Leslie M. Laurer- Carlsbad Citizen for 38 years
CAUTION: Do not open attachments or click on links unless you recognize the sender and
know the content is safe.
Planning Commission
July 17, 2024
{city of
Carlsbad
PROCEDURES
•Request to Speak Form required for all items
•Request to Speak Forms must be turned into the Minutes
Clerk prior to the item commencing
•All speakers will be given 3 minutes unless that time is
reduced by the chairperson
{city of
Carlsbad
Non-Agenda Public Comment
The Brown Act allows any member of the public to comment on items
not on the agenda. Please treat others with courtesy, civility, and
respect. Members of the public may participate in the meeting by
submitting comments as provided on the front page of this agenda. The
Commission will receive comments in the beginning of the meeting. In
conformance with the Brown Act, no action can occur on these items.
PROCEDURES FOR PUBLIC HEARINGS
1.Public Hearing opened
2.Staff Presentation
3.Planning Commission
questions on staff
presentation
4.Applicant presentation
5.Public testimony opened
6.Input from public
7.Applicant response (if
necessary)
8.Public testimony closed
9.Planning Commission
discussion
10.Planning Commission vote
11.Public hearing closed
{city of
Carlsbad
PROCEDURES CONTINUED
Certain Planning Commission decisions are final but may be appealed to the City Council. An
appeal may be filed with the City Clerk at City Hall within ten (10) calendar days of the decision.
The cost of filing an appeal is $900 for all matters. If anyone wishes to question a Planning
Commission decision, they may contact the Planning Division at 1635 Faraday Avenue between
the hours of 7:30 and 5:30 Monday through Thursday and 8:00 to 5:00 Friday.
A time limit of 3 minutes is allotted to each speaker. Items submitted for viewing, including
presentations/digital materials, will be included in the time limit maximum for speakers.
{city of
Carlsbad
AGENDA ITEM
1.Carlsbad Village Mixed Use - 945-1065 Carlsbad
Village Drive SDP2023-0014 (DEV2023-0078)
{city of
Carlsbad
Carlsbad Village Mixed Use
Community Development Department
Cliff Jones, Principal Planner
Jason Goff, Senior Planner
Jason Geldert, Engineering Manager
Housing & Homeless Services
Mandy Mills, Housing and Homeless Services Director
April 16, 2024
SDP 2023-0014
7
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
➢Background of State and Carlsbad Laws applicable to
housing projects
➢State Housing Crisis Act
➢State Density Bonus
➢California Environmental Quality Act (CEQA)
➢Carlsbad Village – Village & Barrio Master Plan
➢Project Overview
8
TONIGHT’S PRESENTATION
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Government Code §65589.5
Cities shall not disapprove a housing development project or
impose a condition requiring lower density unless the city
finds based on a preponderance of evidence that the project
would have a specific, adverse impact on public health or
safety, and there is no feasible method to satisfactorily
mitigate or avoid such adverse impact
9
HOUSING ACCOUNTABILITY ACT
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Government Code §65589.5
Only objective design standards can be applied to eligible
housing development projects. Development standards that
are subject to interpretation and subjective in nature cannot
be applied to the project
➢Objective Standards are provided in CMC and Village &
Barrio Master Plan
10
HOUSING ACCOUNTABILITY ACT
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Government Code §66300
➢Establishes pre-application process
➢Sets limit of public hearings for a Housing Development
Project to five
➢Establishes requirements that a city cannot reduce density
or add development restrictions
11
STATE HOUSING CRISIS ACT
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Government Code §65915:
➢Allows a developer to increase density (total # homes)
allowed per GP
➢Allows reductions in development standards (e.g. height
limits, setbacks, etc.) when standards prevent achieving
density allowed per state law
➢Specifies a certain number of the new dwelling units must
be reserved as affordable housing
12
STATE DENSITY BONUS LAW
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Government Regulations §15300
➢Development types exempt from detailed env. review
➢Includes projects ≤ 5 acres in urbanized areas §15332
Carlsbad Ordinance requires City Planner:
➢Determination of exemption. Decision is final unless
appealed CMC 19.04.080(A)
➢Determination of exemption not subject to consideration
by Planning Commission or City Council
13
STATE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Adds to the Housing Accountability Act that failing to
determine a project is exempt from the California
Environmental Quality Act is considered Disapproval of the
Housing Development Project if:
➢The project does not have environmental constraints
➢Is within an urbanized area
➢Is within one-half mile of transit GC 65589.5 (h)(6)(D)]
14
AB 1633 (2023)
1111111
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Village Development Standards (est. 1995) allow:
➢45-foot height limit. Previously 35-foot limit
➢Max Density 35 du/ac. Previously 23 du/ac
Per State Density Bonus Law:
➢Height can be increased further
➢Density can be increased further
15
CARLSBAD VILLAGE LAWSAD VILLAGE CARLSB • STER PLAN REDEVELOPMENT MA
• AND
DESIGN MANUAL
ARLSBAD CALIFORNIA CITY OF siPTEMBER, 1995
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Unanimously approved
Aug. 27, 2019 by
Ordinance # CS-357
16
Village and Barrio Master Plan
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 27th day of August 2019, by the following vote, to wit:
AYES: Bhat-Patel, Blackburn, Schumacher, Hamilton.
NAYS: None.
ABSENT: Hall
APPROVED AS TO FORM AND LEGALITY:
~~
CELIA A. BREWER, City Attorney
August 27, 2019
:Jtk,t/!I
~, Yect(i(" 6ol7lti, {,,1 BARBARA ENGLESON, Ciiy Clerk De.pvt; C;"!)
(SEAL) Cle /II"
Item #5 Page 4 of 20
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Early Public Notice/Enhanced Stakeholder Outreach:
➢Part A: Early Public Notice
➢Mailed notice sent to owners 600 ft. of project site
(notice occupants within 100 ft. if in Coastal Zone)
➢Notice sign posted on project site
17
Policy 84
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Early Public Notice/Enhanced Stakeholder Outreach:
➢Part B: Enhanced Stakeholder Outreach
➢Parties above & interested parties (those who ask to be
contacted) are invited to provide input by:
➢Public meeting; or
➢Project website; or
➢Mailed information with mail-back comment form.
18
Policy 84
{city of
Carlsbad
CARLSBAD VILLAGE MIXED USE
Enhanced Stakeholder Outreach Report details:
➢How outreach was conducted
➢Who was invited
➢Summary of issues discussed
➢Developer commitments made or follow-up actions taken,
if any.
19
Policy 84
{city of
Carlsbad
v
20
CARLSBAD VILLAGE MIXED USE
More information about state
housing laws and
requirements
➢Community Development
Department’s website
➢Departmental Information
Bulletin.
➢Village & Barrio Master Plan
➢Planning Division
SB-330 Housing Crisis Act ~City of
Carlsbad
CA Senate
statutory pr
commonly r
2019(HCA),
2020. This I
In response
procedures
munlclpalltl
entitlement
it takes to
the local go
Informational Bulletin
1B-132
Density Bonus
~City of
Carlsbad
Informational Bulletin
1B-112
Thlsbulletin•·•--------------------------------
provided und
referred to as
only Intended
statelaw rath
document has
legislation, ind
homesden.sity
January 1, 202
BACKGROU
project must
households, s
housing proj
Pursuant to G
jurisdiction mu
howcomplia.n
implemented.
relieve the city
bonus law.As
Carlsbad Muni
mandates whe
repeating stat
on the permit
bonus applicat
ELIGIBILITY
CALIFORNIA ENVIRONMENTAL
QUALITY ACT
The California E
the most import
affectin& project
In the publlc sec
been updated b
by the courts m
mainly a proces
procesSing requl
development Vi
different city d
{city of
Carlsbad
Project Location
21
•945-1065 Carlsbad Village Dr.
•4 legal parcels
•4.12 acres
•Commercial shopping center
•58,735 sf
•5 buildings
Carlsbad Village Mixed Use
SOP 2023-0014
0 30 60 120 180
(City of
Carlsbad
Project Proposal
•Demolition: All existing structures (58,735 sf)
•Consolidation of parcels: 4 parcels into 2 parcels
•Residential: 218 multiple-family units (for rent)
•Inclusionary Housing: 27 units (very low income)
•Commercial: 13,800 sf
•Parking Stalls: 340 stalls (51 surface / 289 garage)
Carlsbad Village Mixed Use
22
{city of
Carlsbad
23
General Plan Zoning
{city of
Carlsbad
Project Features
Commercial
13,800 square feet
one-story buildings
Building A = 8,000 sf
Building B = 5,800 sf
Carlsbad Village Mixed Use
2424
8,000 sf 5,800 sf
I I I \ _J Lr
I
:/ ''
I
{city of
Carlsbad
Carlsbad Village Mixed Use
2525
{city of
Carlsbad
Project Features
Residential
218 apartment units
5 story buildings
50% density bonus
27 affordable units
53 du/ac
Carlsbad Village Mixed Use
2626
Residential
Residential
I
J \ J
\ _J u-
'
I
) ,,
' J ,) I
.I
{city of
Carlsbad
Carlsbad Village Mixed Use
27
Unit Type Unit Size
Range
Deck Area
(Minimum)
Market Rate
Quantity
Affordable
Quantity Total
Studio 436 SF 80 SF 13 2 15
One-Bedroom 637 SF to 1,132 SF 80 SF 76 11 87
Two-bedroom 879 SF to 1,221 SF 80 SF 79 11 90
Three-bedroom 1,203 SF to 1,365 SF 80 SF 23 3 26
191 units 27 units 218
{city of
Carlsbad
Carlsbad Village Mixed Use
28
{city of
Carlsbad
Project Features
Parking Garage
5-story structure
Above-grade construction
289 parking spaces
Resident only access from Oak Ave
Carlsbad Village Mixed Use
2929
Resident Only Access
Parking
Structure
{city of
Carlsbad
Required Permit
Carlsbad Village Mixed Use
3030
•Site Development Plan, SDP 2023-00141111111
{city of
Carlsbad
Waivers (Building Height)
Carlsbad Village Mixed Use
3131
•Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(1) limiting
maximum building height to 45 feet and 4 stories.
•Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(c) to limit architectural
features up to 10 feet above maximum building height.
•Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(b) to limit roof structures
above the building height maximum: (i) guardrails, roof deck amenities,
trellises, parapets up to 42 inches above maximum height and (ii) roof
structures specifically for the housing of elevators and stairways up to 10 feet
above maximum height.
•Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(2)(b) to limit the
total square footage of enclosed fourth floor space not to exceed 80% of the
largest floor space below.
STATE DENSITY
BONUS LAW
1111111
Waivers (Access)
Carlsbad Village Mixed Use
32
32
•Waiver of VBMP Area-Wide Standard 2.6.1(A)(3) to require vehicle access be
taken from an alley and limit driveway apron to 20 feet.
STATE DENSITY
BONUS LAW
1
2
3
Carlsbad Village Drive
Oak Avenue
Ho
p
e
A
v
e
n
u
e
A
l
l
e
y
Carlsbad Village Mixed Use
33
General Public Concerns
•Building height
•Loss of commercial
•Project design and neighborhood
character
{city of
Carlsbad
Carlsbad Village Mixed Use
34
Building Height
•The Village & Barrio Master Plan allows for 4 stories and 45 feet in the
Freeway Commercial (FC) District.
•This project is implementing State Density Bonus Law, which includes
requests for waivers where such deviations are necessary to achieve
the density allowed under State law.
{city of
Carlsbad
Carlsbad Village Mixed Use
35
Loss of Commercial Shopping
•City cannot mandate that a grocery store, or any private
business, remain.
•Landlord and tenant arrangements are outside of the
purview of the city.
{city of
Carlsbad
Carlsbad Village Mixed Use
36
Project Design & Neighborhood Character
•California Senate Bill 330 (SB-330), commonly referred to as the
Housing Crisis Act, dictates that only objective design standards can
be applied to eligible housing development projects.
•Development standards that are subjective in nature cannot be
applied to the project.
•This application satisfies the objective standards within the Village &
Barrio Master Plan or proposes to use the provisions allowed by
density bonus under state law.
{city of
Carlsbad
Critical Dates
Carlsbad Village Mixed Use
37
•Mar. 22, 2023 – Preliminary Housing Dev. (SB-330)
Pre-Application (PRE 2023-0010) is “deemed
submitted” pursuant to Govt. Code §65941.1.
•May 17, 2023 – SDP 2023-0014 application is
submitted to the Planning Division.
•Aug. 29, 2023 – Objective Design Standards are
approved.
{city of
Carlsbad
CEQA Determination
Carlsbad Village Mixed Use
3838
•Feb. 29, 2024 – City Planner issues determination
of exemption pursuant to CEQA Guidelines
Section 15332 – In-Fill Development Project
•Feb. 29, 2024 – CEQA determination of
exemption is posted for 10-day noticing period
•No comments received
•No appeal filed
1111111
{city of
Carlsbad
Project Consistency
✓General Plan (V-B)
✓Zoning Ordinance (V-B)
✓Village & Barrio Master Plan
✓California Environmental Quality Act (CEQA)
✓City Council Policy 84 / Carlsbad Municipal
Code Noticing Requirements
✓State Density Bonus Waivers
Carlsbad Village Mixed Use
39
{city of
Carlsbad
Recommended Action
Carlsbad Village Mixed Use
40
Adopt the resolution, exhibit 1, recommending approval
of the site development plan as described in the staff
report.
{city of
Carlsbad
Carlsbad Village Mixed Use (CVMU)
Planning Commission
July 17, 2024
1
Applicant Introduction
2
Abbot Lofts (Mixed Use)
The Lucky (Mixed Use)
Whole Foods (Retail)
Carbon Beach (Mixed Use)
3
Project Milestones
Property
Acquired
Outreach
Begins
Application
Submittal
Coordination
with City +
Technical
Review
Outreach
Continues
December 2021 2022 May 2023 2023 - 2024 2024
Local Investor Acquires Carlsbad Village Plaza
Grocery-Anchored Shopping Center Sells for $23.5 Million
By Adrian Robles
CoStar Research
January 31, 2022 111:41 AM
THE COAST NEWS GROUP
THE COAST NEWS I THE INLAND EDITION
cmE.S v NEWS v COLUMNS v EVENT CALENDAR LEGAL NOTICES v SPECIAL SECTIONS v PO
Carlsbad Village Plaza
Legal Notices archieve
How to Place Legal Ads
Carlsbad Village Plaza eyed for mixed-use
development
0June 21, 2023 Q;] o ®4708
CARLSBAD - A new mixed-use development of commercial
buildings and more than 200 residential units could signal the end
of Carlsbad Village Plaza. The 4-acre ...
~ Carlsbad Village is at New Village Arts Theatre. '-J May13-Car1sbad-0
.. Tomorrow! Village Voices meeting, Tues. May 14, 8-9:30 AM at the Dea Huston New Village
Arts Center.
Learn about the Carlsbad Village Plaza redevelopment project and upcoming 0./A summer events.
Plus, enjoy complimentary coffee and snacks. :::i .. See more
4
Design Approach
Review of Village and Barrio
Master Plan (VBMP)
“Parcels adjacent to I-5 can
allow for dense residential
development on the periphery
of the Village and Barrio while
establishing a buffer for traffic
noises.
Dense residential development
allows for a range of unit sizes,
serving a wider range of
demographics. These buildings
can be mixed use, with ground
floor retail, office or commercial
space, with residential above.”
Village and Barrio Master Plan, Charette
Summary Report (Page 13-14)
Consistency
(VBMP and Context)
Interstate 5
5
Design Approach
State Street
Carlsbad Village Station
Project Site
Coastal Zone Boundary
(Coming Soon)
Context
6
Consistency
Compatibility
Review of site constraints
and opportunities
Carlsbad Lofts
Hope Apartments
The Carlyle
•Built environment
Design Approach
Consistency
Community
Public Engagement
Design Approach
Compatibility
Public Engagement
•Communication with existing tenants (2022)
•Onsite signage (2023)
•Established Project Website (2023 / on-going)
•Notification Mailers (2023)
•One-on-one and small group meetings (on-going)
•Stakeholder presentations (2024)
Design Approach
CARLSBAD
CHAMBER OF COMMERCE
Community Feedback
9
Key Concerns:
1.Existing Tenants
2.New Retail & Market
3.Traffic
4.Parking
5.Community Character
Key Concern #1 – Existing Tenants
10
•Ongoing communication
•No tenants are being evicted
•3+ years notice prior to
construction
•Tenant support
•Lease Extensions with rent
subsidies
•Options to relocate
Key Concern #2 – New Retail & Loss of Market
11Dedicated Trash Truck Loading
•8,000 square feet
• 5-7 tenants
•5,800 square feet
•Designed for full-service
marketPatio / Gathering Space
4,100 square feet
Cart Parking
Power Needs
RI
Key Concern #3 – Pedestrian Access and Traffic
12
Pedestrian Access
•Improve pedestrian safety &
experience on Carlsbad Village
Drive
Traffic
•Comprehensive traffic analysis
completed with City oversight
•New project reduces trips to the
site by 4,800 trips per day
Analysis Summary Daily Volume
Existing retail center 7,044 trips
Proposed project 2,242 trips
Net Change - 4,802 fewer daily trips
Key Concern #4 – Parking
Parking Stalls
State (AB 2097)0 stalls
Proposed Project 340 stalls
PARKING
14
Single-story retail
Open Space
Multi-building
approach
Pedestrian
Connectivity
Key Concern #5 – Community Character and Compatibility
Sidewalk Widening
Retail Patios / Seating
Centralized Parking
Residential Setbacks
Light and Air
1 2
3 4
Retail Patios &
Residential Courtyards
CARLSBAD VILLAGE DRIVE
ii RESIDENT AL • tl
' j \ J
\ _J u-
Key Concern #5 – Community Character and Compatibility
15
Existing condition:
15
Key Concern #5 – Community Character and Compatibility
16
17
Aligns with the Village and Barrio Master
Plan and complies with State Law.
Provides new housing options, including
on-site affordable, with updated retail in
an in-fill setting.
Revitalizes underutilized, yet highly visible
space.
Creates a welcoming new community
consistent with Carlsbad’s established
reputation.
Summary
18
Thank You
Carlsbad Village Mixed Use (CVMU):
Vehicle Miles Traveled (VMT) impacts
July 17, 2024 Planning Commission
Steve Linke
VMT
•Total distance driven by all vehicles in an area
over a set time (e.g., daily)
•Correlates with greenhouse gas (GHG) emissions
Local-serving retail stores reduce VMT
Carlsbad Village Plaza
•Smart & Final
•Denault’s Ace Hardware
•Texas Wine & Spirits
•French Café & Bakery
•mPower Pilates & Fitness
•Carlsbad Village Pharmacy
•Carlsbad Village Cleaners
•Lucky Street Antiques
•CRC Resale Store
•Carlsbad Village Laundromat
•El Puerto Mexican & Seafood
•Golden Tee Cocktail Lounge
H 1025
945
F ~ D ~ □ El □
C
cJ B Smart&Final. ½ 0 D [3 955
975
B-C F
D
Residential units
add new VMT
•218 new apartments
•CEQA threshold:
85% of city average
VMT/capita
Traffic Analysis Zone 818
95% of city average VMT/capita
Train station
CVMU site
Carlsbad Residential VMT Map
Developer’s faulty VMT analysis
•Net change instead of residential VMT map
•Carlsbad and State VMT analysis guidelines
–Address the full area over which the project
affects travel behavior
•Developer inappropriately subtracted all VMT
going to existing shopping center
Developer’s faulty VMT calculations
Type
P1·oj1ect
Displaced
Existing
(to be re-move.cl~
Foq/11 otes .-
Laud S•e
Residenti.'ll
Maic1ket
TABLE2
REJO,EVELOIPIMENT VMT
Quantit.
218, DU
5_8 KSF -----
Quality Resfcaurant 6 KSF --
Retai] I Striip CommercilaJ 2 KSF
Subtotal P!l·oj1ed -
Internal Capture b -
Prnj-ect E:iderna] Tllips -
Hardware Store (displaced) 9 KSF
Grocery Store (displaced) 19 KSF
Tofal P:rn_i ed + Di-.p,l.a,ced -
Shopping Center 58.7 K:F
Net Change iu J?M'T
a_ Average trip, lengths from StFeetl.igiht Dal:a platform_ See Aitadmien,t 11
D111iliy Volumes (ADT) ATL 11 Total
VMT R.111te Volume
6 /D ] 308, 10.5 13 734 ----
150 /KSF 870 6.5 5,.655 ---
100 SF 600 6.5 3 900 ---
40 /KSF 8,0 6.5 520
-1,,8.58 -23,809
-616 -:132,
-2,242 -18,677
60 • SF 540 4_0 2 160 -
120 /KSF 2,280 2_0 4,560
-- -25,397
120 /KSF 7 044 65 45,786
-20,389
b_ Internal c-.aptur,e e;;tima,ted using CHIU'' 8:--:i 1 Initema] Trip Capture Estimation Tool VMT reduction calculated by mmtirplyin~ captll!red
ADThy ,veighted average trip length o:funaclju:sted Project trips_
Residential
Local
Serving
Retail
Carlsbad
Village
Plaza
Local
Serving
Retail
Existing conditions
Residential
Local
Serving
Retail
Local
Serving
Retail
CVMU
After CVMU project
Residential
Local
Serving
Retail
Local
Serving
Retail
CVMU
Faulty VMT analysis assumption
Inappropriate “internal capture” subtraction
47% of all trips out of apartment
Type Laud •e
Resident.i.'ll
MMiket
Quality Resfcaiurant
iP1·oj1ect Retai] I Strip, CommerciaJ
SubtotaJ P!l·oi1ect
Internal Capturie b
Prnj-ect Externa] Tllips
Hardware Store displaced)
Displaced Grocery Store (displaced)
Tofal P:roied + Di-.p,lare4il
Existing Shopping Center
( to be removed~
Net Cha112e in Y:MT
Fouh1ote.s:
TABLE2
REJO,EVELOIPIMENT VM T
QuanHt.•
21 8. DU
5_8 KSF
6 KSF -
2 KSF
-
-
-
9 KSF
19 KSF
-
58.7 KSF
a_ Average trip lengths from Streetl.ig!b.t Da platform.. See Attadmient fJ_
D 111ily Volumes (ADT) A.TL• Total
VMT R.111te Vol.u:me
6 /DU 1.308 I 10.5 13,734
150 /KSF 870 6.5 5,655 ---
100 SF 600 6.5 3,900 - --
40 /KSF 8,0 6.5 520
-1,S.58 -23.809
-616 I -5132
-2,242 -18,6;77
60 SF 540 4_0 2 160 ----
LO /KSF 2,280 2_0 4,560
- - -25,397
1 0 IKSF 7 044 65 45 786
-20,389
b_ Internal captur,e e-cStima,ted using NCHru>' 8:-:i 1 In.te:ma] Trip Capture Estimation Tool VMT reduction calculated by mmtiiplying capttmed
ADThy ,veig!b.ted average trip length ofunadjrn;ted Project trips_
Reasonable net VMT calculation
+13,734
-1,374
+6,720
+19,080
+38,160 daily round-trip miles
Total
daily
VMTType Laud S•e
Residenti.:'ll
Mairiket
Quality Resfcaurant
P1.·oj1ect Retad I Striip CommercilaJ
Subtotal Prni1ect
Internal C aptmre b
Prni,ect E:::derna] Til.ios
Hardw-are Store displaced)
Displaced Grocery Store (displaced)
Tofal P:roied + Di-.p,l.a,ced
Existing Shopping Center
( to be re.moved~
Net Cha112e in J?lJfT
TABLE2
REJO,EVELOIPIMENT VMT
QuantitJ
218 DU
5.8, KSF
6 KSF --
2 KSF
-
-
-
9 KSF
19 KSF
-
58.7 KSF
D111il~' Volumes (ADT) A.TL•-Total
VMT R.111te Volume
6 /D ],308 10.5 13 734
150 /KSF 870 6.5 5_,.655 ---
100 /KSF 600 6.5 3 900 ---
40 /KSF 8,0 6.5 520
-1,,8,58 -23.8 09
-6;16 -:132,
-2,242 -18,6;77
60 I SF 540 4.0 2 160 -.. -
LO /KSF 2,280 2.0 4,560 I
-- -25,397
l 0 /KSF 7 044 6.5 45 786
-20,389
Fou/11 otes:
ai_ Ave.rage trip lengths from StFeetl.i:!!iht Dar platform.. See Attadmien,t 11 J
b. Internal c.aptur,e e-,stima,ted using CHIU'' 8:--:i 1 Initemal Trip Capture Estimation Tool. VMT reduction calc.ulated b,• mmtirplyin" captll!red
ADThy i.veighted average trip length ofunacljrn;ted Project lrips.
Carlsbad VMT Analysis Guidelines
“There may be circumstances where a project meets one of the screening
criteria, but evidence suggests that the project may increase areawide VMT.”
“[An] example is redevelopment of core services (basic grocery shopping,
general needs stores/services, etc.) that the existing population relies on.
Removing these core services, without replacing them, may cause VMT to
increase as existing residents travel farther to access these services.”
“Further guidance on screening criteria can be found in OPR’s Technical
Advisory.”
State VMT Technical Advisory
“[E]stimating the change in total VMT with and without the project can evaluate
whether a project is likely to divert existing trips, and what effect those diversions
will be on total VMT. This method answers the question, 'What is the net effect of
the project on area VMT?'…The analysis should address the full area over which
the project affects travel behavior, even if the effect on travel behavior crosses
political boundaries.”
“Transit-oriented” project exceptions
•OPR Technical Advisory
–This presumption would not apply, however, if project-specific or location-specific information indicates that the
project will still generate significant levels of VMT.
–Projects that “[i]nclude…more parking for use by residents,
customers, or employees of the project than required by the jurisdiction…”
Project parking
•State law says zero parking spaces must be accepted
'TABILIE D -PARIK!I NG ST ANDA.RIDS
'Typ1e No1. of Co1m m Iercia~ V'BM P Re1q u i r1e d iCMIC 2L86 IReq111.fred Priop1osed fu ·. IRe s,.U its 01 se
Studi10 15 1 space per unit 0.5, space per unit -
( 15 spaces )1 (8 spaces)
l-Bdrm 87 1 spaIce per unit 0.5, space per unit 284 spaoes -(87 spaces)1 1[44 spaces) (13 spaces l m5 spaces per unit 0.5, space per unit 2-Bdrm 90 -per unit) 1[135 spa1ces)1 1[45 spaces)
3,-B drm 26, l m5 spaces per unit 0.5, space per unit -f 39 SD aces l1 U3 soaoesl
I Resiidenl::i a1III 'T1ota Is:: 276 spacie<S 110 spaces 284 sp,a,ces I
R1eta U '9,800 SF 1 space per 415, SF ---(.2. 4 spaces )1
56 spaces 1 space per 170 SF Rest aura mt --4,000 SF (.2. 4 spaces }1 -
I Co1mme l'icia1ll l 1otals:: 48 sp,a1ces -516 spa ces I
OweraH 'T1otals:: 1--[ __ .3_:24_· _s-=--p_ac_. 1e_,s_. ______________ 3_41_.0_s.....:.p_,a_c_e_s _.
CEQ,A Gu1id,elines -Expectations for Environmenital Impact Analysis
§ 15003 (f) • fullest possible protection of the environmen ..
§ 15003 (I) • adequacy, completeness, and good-faith effort at full disclosure ..
§ 15125 (cJ • the eir must demonstrate that the significant environm,ental
Impacts of the proposed project were dequately Investigated ..
§ 15144 • an agency must use its best efforts to find out and disclos ...
§ 15151 = sufficient analysis to allow a decis.ion which ·ntelligently takes
ccount of environmental consequence .....
FEHR 1 PEERS
Recommend to council
•Project/Condition of Approval changes
–Correct VMT analysis
–Retail component concurrent with residential
–Increase retail square footage
–Eliminate or reduce parking garage remove development waivers
–Unbundle parking from rent
–Free or subsidized transit passes
–Provide car-sharing/alternative modes of travel
Net VMT effect on the grocery and
hardware stores
+6,720 additional miles
beyond existing
-21,840 existing miles
-15,120 net effect
28 KSF/58.7 KSF = 48% of Existing mileage is to the grocery and hardware stores
TJpe Laud s,e
Residential
Market
Qua.ility R.Jesrau:rant
P1·oj1ect Retai] / Strip Commerc:iiaJ
Subtotal Prnj1ect
Internal Captu,e b
P troject :External T1ips
Hardwaire Store displaced)
Displaced Grocery Store ( displaced)
T ofal P:rnj ed + Disp,la•r•ed
Existing Shopping Center
( to be removed!)
Net Clta112e ht JMT
Fooilwtes:
TABLE2
REDEVELOIPIMll:INT VM T
Qua1!ltity
218 DU
5.8 KSF
6 KSF --
2 KSF
-
-
-
9 KS F
19_ KS F
-
58.7 KS F
a. Average trip, lengths from Streetl.ight Da platform. See Attadmumt B.
DaiJ~r Volumes (ADT) ATL 11•
Tota.I
VMT Rate VolHme
6 ID 1308 10.5 B ,734
150 IKSF 870 6.5 52655 --
100 IKSF 600 6.5 3,,900 --
40 /KSF 80 6.5 520
-2,858 -23.8091
-616 -:132
-2.24--18,6;77
60 IKSF 540 4.0 2)60 -
1..:.:0 IKSF 2,280 2.0 4,560
- - -25,397
120 /KSF 7,044 6.5 45,786
-20,389
b. :Internal capture estim<1Jted using • CHRP 8:-5 1 IntemaJ Trip Capture Estimation Too]. VMT redl!lction calculated b;• ml!dtiplying captuired
ADI by weighted average trip length. of'lilladjnsted Prnj eel lrips.
“In-fill near transit” argument
•Staff argument: Project is “in-fill near transit,” so no detailed VMT analysis should be required
•Counter-arguments:
–Both city and state VMT guidance provide clear exceptions for in-fill projects and projects near transit that still require a detailed VMT analysis, including projects like CVMU that will cause a net increase in VMT and have high levels of parking.
–The in-fill-based VMT exemption is rooted in the assumption that nearby services (e.g., local retail) already exist. However, CVMU is literally replacing existing local retail with residences, forcing both its own new residents and those in the surrounding area to drive farther.
Staff claim: If retail VMT cannot be subtracted,
then residential VMT need not be added
•Staff argument: If the project is not allowed to subtract the mileage for the eliminated retail, then, by the same logic, they should not have to add any mileage for the new residential, because the apartments will not create new people—they are just moving from somewhere else. If you analyze an area large enough, VMT does not really change, it just moves around.
•Counter-argument: The housing needs assessments that are triggering the mandates for increased residential units are based on projections of population increases, so these are new people generating new VMT. This includes in-state young people and people coming from out-of-state moving into new homes. And even the people who are moving from within California are typically not having their previous residences demolished—other people are moving into them. So, the residential VMT is new—not just moving around.
CARLSBAD VILLAGE PLAZA
MIXED USE
SDP 2023-0014
PLANNING COMMISSION
JULY 17, 2024
KRIS WRIGHT
CARLSBAD RESIDENT
DISTRICT 1
'(1 lo
Lagoon
Senior Uvin
Jefferson Hous•
II ~
Affordablo Apts ~..,,0 (55+) 57 units
/
Carhbad by the Sea
Retirement Community
.Jofforson Houso I
Affordabl• Apts
(55+), 48 units
Tyler Ct Affordable
Apts (55+), 75 units
ui
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.! "ii ..,
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9~
Cynthio Ln
ci5
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v · lage Plaza e ~
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h'l!; ~..::. .,1ri.: 11.Lt ~ u,1 ! ·.J ,,, •. t 1 ,. -icr • ,1 ,
J'h~1111 I \lr·11, \"I.I klt'/.!1,t,,,u~J
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Jl •,"1.111\, nt \"'i~I
JI II \'\I.I L• t, 11 ,._ II ,.\iH 0\,
I,! Ill \r, !ii
{city of
Carlsbad
Poliry N<>
0ate Issued:
Effective D.:ite:
•• 12/s/;011
3/S/201&
Resolution No. 2017-228
concellatlon DJte:
Supcr:;cdc:; No.
Council Policy Statement
Category:
SpP-Cific Suhji,c:t: Development Project Public Involvement Policy
PURPOSE
To help ensure applicants proposing certain development prolects are aware of and hav2
1.:on~idered i11µul hum i11le1e~l1:?d dnd aHE::t.ll:?tJ !)(ak1.d1older~ plior Lu µ1oje,::L 1.:011~i<le1dliu11 lay
city d,ecision makers, The polic·t is intended to supplement and not replace or conflict with I-?gal
noticing requiremer ts or any other required public involvement for development applications.
BACKGROUND
This policy provides a framework for project applicants to identify potentially interested and
.Jffe1.:l1.:?d meml,(:!f:, uf Lt,(:! µul>lk; 1-11uvid~ c1dt.lilium.1I oµµur lunili(:!:, fm inµut; dmJ ,~µurl µul>lil:
in out and how it was considered to city staff, stakeh:,lders and city decision makers during the
publi< hearing process.
A. EARLY PUBLIC NOTICE
The foll owing requlrem~nts apply to all appllcatlons that require approval by the Pla1nlng
Commission or City Council.
M~iled Notice
Applicants are required to send a pub ic noti<e within 30 days of stbmittal of development
applications. The early public notice shall be sent via first class U.S. Postal Service and include:
• A brief description of the proposed project, such as:
,~ Project nomc
,, Address and nearest cr:>ss ;treels
o The proposed use., number of dwellin_g units, project teatures, t!tc.
,:i Build ng square footage(s)
,:i rvaximum height
• The applicant name. contact person, telephone number and email address.
• 8-1/2" x 11•· site plan and bu1ld1ngelevations.
• How t he public can provide input.
Page l ots
B. ENHANCED STAKEHOLDER OUTREACH
Significant development applications require additional stakeholder outreach as desc ribed
below.
1. Applicability
In ad dition to what is described in Section A, applicants shall complete enhanced stakeholder
outreach for private or public entity development applications that require a discretionary
permit approval by the Planning Commission or City Council and include any of the following:
• Residential development consist jng of so or more res jdential lats ac cesideotial 11o irs
• Non-residential or mixed-use development project (residential and non-residential uses
in the same building or on the same site) for a total of 50,000 square feet or more of
habitable space
• A Conditiona l use permit (excludes Minor Conditional Use Permit)
• A development project that requires a variance (excludes minor va riance)
• A development project that requires a General Plan amendment. zone change, a master
plan or specific plan
• A development project that requires a major amendment to a master plan or a specific
plan. (excludes minor amendment)
• A development project that requires an amendment to the Habitat Management Plan
The provisions of this policy sha ll not apply to permit applications for streamlined approval
pursuant to S835 (Gov. Code 65913.4).
Page 2 of 5
3. Methods
The project applicant shall chooseione or more methods!that will give interested and affected
members of the public a meaningful opportunity to provide input. A minimum 10 day notice in
advance of an outreach event shall be given to stakeholders to ensure they have a reasonable
opportunity to participate. Add itionally, a minimum 10 days shall be given following an
outreach event, such as a meeting, for stakeholders to provide comments and for comments to
be collected by the applicant. The applicant may choose from among the methods below to
Page 3 of s
Policy No. 84
solicit public input with the goal of enabling t he greatest number of stakeholders to provide
meaningful input.
• A public meeting or open house held at a time and location accessible to most
stakeholders.
• A project website that enables the public to learn about the project and understand
how t o provide input.
• An onsite meeting or information booth at or near the project site.
• A mailed informational packet with postage-paid ma il-back comment form or survey.
Face-to-face meetings and open houses on or near the project site at times most likely to
maximize participation (such as evenings and weekends) are encouraged. Other techniques
may be acceptable, but the applicant should consult with the City Planner first before
undertaking any activities not listed.
20. 2024 9 23 AM
ecdwecedsbtdce RP
c.isll 1d V.U..e Mixed Use -Enhanced Stakeholder Outreach Report Due
In • m to the policy requ· ts~
a C Res1dent1al. I told 1m 1s s
nd CC ta both d asron bodi s re 01ng to
any pu . Unfo tely, gauging from ou
ot th r ss1on that d1 s set up
ce to provide con m nt but Ull:!!.!i~~~~~.u;,;~;:.:.M,..;;;...-
.!!!~~!!Y~Ll!!!£Q!Q!m~!!!U~~~~~~n~s H nt, anted to
l._ Cityof
Carlsbad
Guidance on Development Project
Public Involvement (P-21)
For Discretionary Projects Requiring Approva l by the
Planning Commission O' City Council
City of Carlsbad
Development Services
Planning Division
1635 Faraday Avenue
Carlsbad. CA 92008
March 201 8
2. PURPOSE OF PUBLIC INVOLVEMENT
As stated in Council Policy No. 84, the purpose of the City's Public Involvement Policy is to ensure that
project applicants are aware of, and have considered input from interested and affected stakeholders
prior to project consideration by city decision makers. There are several reasons why public awareness
and involvement in the development process are important to the City. They are to:
• Inform stakeholders about development proposals in their area
• Engage stakeholders early in the process so their input can be considered
through the process
• Connect project applicants with interested stakeholders
• Ensure transparency throughout the development review process
• Assure the Planning Commission and City Council that the public has had the
opportunity to provide input before making a decision on a project
f-1gure 2 -lips ror conauCtJng an ~rrect,ve outreacn Meetmg
•It's important to notice your outreach well in advance of an
event to meet City requirements and make sure
stakeholders can make plans to attend. In addition to City
required notices, think about and notice other sta keholders
who would be interested in learning about your project.
•The City has options for conducting outreach, Including
public meetings and websites. Think about the best format
for those likely to be affected by the project. Choose a time
and place for outreach events that will work best for the
most people; evenings and weekends are typically best.
•The public involvement process is not the time to try to
"sell" your project or gloss over aspects that may not be
favorable to neighbors. Present your project thoroughly and
factually in a manner that can easily be understood by
everyone. --•~
• Development projects can sometimes elicit strong feelings
and emotions from the public. Try to remain calm and
professional and understand the issues. Do not become
defensive or dismiss comments that may be contrary to
your own.
•When responding to questions and comments, remain calm
and professional and focus on the issues and your project.
Offer to follow up with stakeholders individually if an issue
needs further discussion.
•When concluding an outreach event, clearly outline the
next steps in the process and how the public can provide
further input. Also, make sure everyone signs in to get
updates on the project and the process.
•Make sure to follow-up with anyone needing further
information in a timely manner, typically a week or so.
CONCLUSIONS
1.THE APPLICANT HAS NOT SATISFIED CITY REQUIREMENTS FOR PUBLIC OUTREACH BASED ON CITY
POLICY 84 AND THE GUIDANCE ON DEVELOPMENT PROJECT: PUBLIC INVOLVEMENT.
2.THE PROJECT PLANNER HAS WARNED THE DEVELOPER THAT THERE HAS BEEN NO OUTREACH DONE
TO THE GENERAL PUBLIC YET THE CITY PLANNER SIGNED OFF ON IT.
3.ACCORDING TO CENSUS, APPROXIMATELY 3500 SENIORS LIVE IN THE VILLAGE AND BARRIO.
MANY OF THESE SENIORS RELY ON THE PROXIMITY OF A DISCOUNT GROCERY STORE, PHARMACY,
BARBER, AND LAUNDRY FACILITIES. SOME CANNOT DRIVE AND WILL FACE HARDSHIP IF THIS
PLAZA IS DEMOLISHED. THERE IS NO GUARANTEE OF ANY DISCOUNT GROCERY STORE OR
PHARMACY IN THE PLANS FOR THIS PROJECT.
4.THE CITY PLANNER HAS TREATED THIS SHOPPING CENTER AS AN INFILL APARTMENT WITHIN A
SINGLE FAMILY HOME NEIGHBORHOOD, NOT ACCOUNTING FOR THE ENTIRE COMMUNITY AS
STAKE HOLDERS. NO SATISFACTORY PUBLIC OUTREACH HAS BEEN DONE AND THE DEVELOPER
HAS REFUSED TO FOLLOW CITY LAW DESPITE GIVEN MANY OPPORTUNITIES TO DO SO. THIS
SHOPPING CENTER IS ESSENTIAL TO THE ENTIRE COMMUNITY.