HomeMy WebLinkAbout2008-03-05; Planning Commission; ; CT 05-12|CP 05-11|CDP 05-28 - OCEAN STREET RESIDENCES AND SDP 06-10 - ROOSEVELT STREET RESIDENCESThe Glty of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
ItemNo. 0
P.C. AGENDA OF: March 5, 2008
Application complete date: October 3, 2007
Project Planner: Ilarbara Kennedy
Project Engineer: Clyde Wickham
SUBJECT: CT 05-12/CP 05-11/CDP 05-28 -OCEAN STREET RESIDENCES AND
SDP 06-10 -ROOSEVELT STREET RESIDENCES -Request for adoption of a
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program,
and approval of a Tentative Tract Map, Condominium Permit, and Coasta)
Development Penni! to demolish an existing 50-unit apartment complex and to
subdivide the 3.05 acre site and construct 35 residential air-space condominium units
on one HOA lot; and a request for a recommendation of approval for a Site
Development Plan to convert seven (7) market-rate units to affordable units within an
existing I 0-unit apartment building as an alternative to the construction of new
Inclusionary I-lousing units. TI1e Ocean Street Residences project is located at 2303
Ocean Street on the north side of Ocean Street and west of Mountain View Dtjve
within the Mello II Segment of the Local Coastal Program and Local Facilities
Management Zone 1 and the Roosevelt Street Residences project is located at 3366
Roosevelt Street on the east side of Roosevelt Street between Walnut Avenue and
Chestnut Avenue, within Local Facilities Mmiagement Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6393
ADOPTING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program; ADOPT Planning Commission Resolutions No. 6394, 6395, and 6396 APPROVING
a Tentative Tract Map (CT 05-12), Residential air-space Condominium Permit (CP 05-11 ), and
Coastal Development Permit (CDP 05-28), and ADOPT Planning Commission Resolution No.
6397 RECOMMENDING APPROVAL of Site Development Plan (SDP 06-10), based on the
findings and subject to the conditions contained therein.
II. INTRODUCTION
The developer is requesting approval of a Tentative Tract Map, Condominium Permit, and
Coastal Development Permit to demolish an existing 50-unit apartment complex located at 2303
Ocean Street and redevelop the 3.05 acre site with a 35-unit residential airspace condominium
project. The Ocean Street Residences project meets the City's standards for planned
developments and subdivisions, and as designed and conditioned, the project is in compliance
with the General Plan, Subdivision Ordinance, Mello II Segment of the Local Coastal Program,
and relevant zoning regulations of the Carlsbad Municipal Code. The project would not have a
significant effect on the environment and a Mitigated Negative Declaration has been issued for
the project. The Planning Commission has authority to approve projects with less than 50 units
and the Commission's action on the Ocean Street Residences project will be final, unless
appealed.
(
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In order to meet the City's 15% Inclusionary Housing requirement, the developer is also
requesting approval of a Site Development Plan to allow the conversion of seven market-rate
units to affordable units within an existing I 0-unit apartment building located at 3366 Roosevelt
Street. The Roosevelt Street Residences project is Categorically Exempt from the provisions of
CEQA, Class I, Section 15301-Existing Facilities and all necessary findings can be made for the
approval being requested. The City Council has the final authority to approve alternatives to the
construction of new Inclusionary Housing units. Therefore, the Planning Commission is being
asked to make a recommendation of approval for the Site Development Plan.
III. PRO.JECT DESCRIPTION AND BACKGROUND
The development proposal consists of two separate, but related projects. The Ocean Street
Residences project consists of the demolition of an existing 50-unit apartment complex and
redevelopment of the site with 35 market-rate condominium units. The project requires Planning
Commission approval of a Tentative Tract Map (CT 05-12), Condominium Permit, (CP 05-11)
and Coastal Development Pem1it (CDP 05-28). In order to meet the City's 15% Inclusionary
Housing Requirement, the developer is requesting City Council approval of a Site Development
Plan (SDP 06-10) for the Roosevelt Street Residences project to allow the conversion of seven
market-rate units to affordable units within an existing I 0-unit apartment building. In the event
that the SDP is not approved, the developer of the Ocean Street Residences project could request
City Council approval for the purchase of seven affordable housing credits within a combined
Jnclusionary Housing project located within the Northwest Quadrant. The two projects are
described and analyzed separately in the following sections.
Ocean Street Residences
The 3.05 acre project site is located on the north side of Ocean Street and west of Mountain
View Drive. The site is currently developed with 50 apartment units within five two-story
buildings with tuck-under carports. Several one-story carport structures are located throughout
the site as well. A single-family residence, an open space lot and the Buena Vista Lagoon are
located north of the site; existing detached single-family and multi-family developments are
located to the south; a condominium development is located west of the site; and a tennis court is
located east of the site.
The development proposal includes demolition of the existing apartments and re-grading the site
for the development of a 35-unit residential airspace condominium project with a subterranean
parking garage. The site is currently split into two pads which are separated by about a 20 foot
high graded slope. Redevelopment of the site would utilize a similar split pad design with units
on the upper and lower portions of the site. The finish floor elevation of the units facing Ocean
Street (Ocean Street flats) would be about three feet above the existing grade of the sidewalk.
Raising the pad elevations enables the Ocean Street flats to sewer towards the street whereas the
Lagoon flats on the lower level sewer to a private sewer pump station. The grading design also
·allows for the subterranean parking garage to be placed entirely below grade. Due to the
topography of the site, the project is designed with a series of terraced walkways between the
buildings. Retaining walls are also necessary along the east and west sides of the project. The
retaining walls vary in height with a maximum height of 6-feet high, except for a segment of
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wall along the driveway that faces into the project and has a height of about IO feet. Landscaped
terraces are used between the retaining walls to minimize and soften the appearance of the
vertical mass through the use of vines and cascading shrubs. Grading for the project is within the
acceptable range of 4,328 cubic yards per acre and includes 13,200 cy of cut, 5,800 cy of fill, and
7,400 cy of export.
The entrance to the project is located on the west end of the site via Ocean Street. The gated
vehicular access to the parking garage and visitor spaces is controlled through an intercom kiosk
at the circular driveway. Pedestrian access is provided along a sidewalk located on the right side
of the driveway. All of the resident parking (2 spaces per unit) is provided in the underground
parking garage. The parking garage also contains the required RV storage area and 5 of the 12
required visitor parking spaces. The remaining 7 visitor spaces are located along the north end
of the site to provide more convenient access to the Lagoon flats. Public parking is permitted on
Ocean Street, but is not counted towards the required visitor parking spaces.
The stacked flat condominium units are located within 18 two-story buildings. The 14 Ocean
Street flats are designed within 7 buildings over the subterranean parking garage. · TI1e 21
Lagoon flats and the fitness building are located within 11 buildings which are generally
configured as two attached units. The Ocean Street flats range in size from about 2,600 to 3,000
square feet ( sf) and contain 3 bedrooms and 3 ½ baths. The Lagoon flats range in size from
about 1,600 to 2, I 00 sf and contain 2 bedrooms and 2 ½ baths. Each unit has a private storage
area with at least 400 cubic feet of space. The Craftsman style buildings all have a height of 30
feet (ft) or less. The buildings feature abundant detailing including building walls with Hardie
shake, board/batten, or stone veneer; gable roofs with composite shake, exposed rafter tails, and
knee braces; Craftsman style window details and unique window shapes; and heavy wood
support piers, trellis elements, and deck railings. The Ocean Street flats are designed with front
porches to encourage social interaction.
Private recreation space is provided for each unit in the form of either a patio or balcony with a
minimum dimension of 10 ft x 10 ft or 6 ft x 10 ft, respectively. A minimum of 200 sf/unit
(7,000 st) of community recreation area is required for the project. This requirement is met
through the provision of both active recreation areas (I, 700 sf indoor fitness area and spa/pool
area) and passive recreation areas (fire-pit, bbq, and overlook seating areas). The site is richly
landscaped and includes new street trees along Ocean Street. Trees and shrubs are used between
the site and the existing condominiums on the west side as a method of screening and to ensure
privacy of the existing and new residents. The site is richly detailed and includes enhanced
paving within the driveway and common areas, and the use of stone veneer accents on the garage
entry wall and the retaining walls on Ocean Street.
Roosevelt Street Residences
A separate, but related project includes interior and exterior upgrades to an existing I 0-unit
apartment building located at 3366 Roosevelt Street. The Roosevelt Street Residences project
(SDP 06-10) is proposed as an alternative to the construction of new inclusionary housing units.
In order to satisfy the City's 15% Inclusionary Housing requirement for the Ocean Street
condominiums, seven of the existing market-rate units are proposed to be rent-restricted as
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affordable to lower-income households. The remaining three units are proposed as market-rate
units. The project includes a complete upgrade to the building including interior upgrades,
exterior fa9ade improvements and new landscaping, fencing and paving improvements. These
features are described in more detail in Section G of the staff report.
IV. ANALYSIS
The Ocean Street Residences project is subject to the following regulations and requirements:
A. General Plan RMH (Residential Medium-High Density) Land Use Designation;
B. Beach Area Overlay Zone (Carlsbad Municipal Code (CMC) Chapter 21.82), R-3
(Multiple-Family Residential) Zone (CMC Chapter 21.16), Planned Development
(Condominium Permit) Regulations (CMC Chapter 21.45), and City Council
Policy 66;
C. Local Coastal Program (Mello II Segment), Coastal Resource Protection Overlay
Zone (CMC Chapter 21.203), and California Government Code Section 65590;
D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code);
E. Inclusionary Housing (CMC Chapter 21.85); and
F. Growth Management (CMC Chapter 21.90).
The Roosevelt Street Residences project is subject to the following regulations and requirements:
G. Inclusionary Housing (CMC Chapter 21.85).
The recommendations of approval for these projects were developed by analyzing the respective
project's consistency with the applicable policies and regulations listed above. The following
analysis section discusses compliance with each of these regulations/policies utilizing both text
and tables.
A. General Plan
The General Plan Land Use designation for the Ocean Street Residences is Residential Medium-High
Density (RMI-I). The RMH designation allows for the development of multiple-family residential
units at a density range of 8 -15 dwelling units per acre ( du/ac) with a Growth Management Control
Point (GMCP) of 11.5 du/ac. The site has a net developable acreage of2.98 acres and the existing SO-
unit apartment complex has a density of 16.78 du/ac. The new 35-unit project would have a density of
11.74 du/ac which is within the RMH density range of 8 -15 du/ac, but is slightly above the RMB
GMCP of 11.5 du/ac used for the purpose of calculating the City's compliance with Government
Code Section 65863. At the GMCP, 34.27 dwelling units would be permitted on this property.
Although the project exceeds the GMCP for the RMB General Plan Land Use designation by a
fractional unit allocation of 0. 73 dwelling units, the General Plan Land Use Element allows the City to
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approve residential development at a density that exceeds the GMCP provided the proposed
residential development complies with certain findings as discussed below.
To exceed the GMCP, the project must be consistent with the following required General Plan
findings: 1) that the project will provide sufficient additional public facilities for the density in
excess of the control point to ensure that the adequacy of the City's public facilities plans will
not be adversely impacted; 2) that there have been sufficient developments approved in the
quadrant at densities below the control point so that the approval will not result in exceeding the
quadrant limit; and, 3) all necessary public facilities required by the City's Growth Management
Program will be constructed, or are guaranteed to be constructed, concurrently with the need for
them created by this development and in compliance with the adopted City standards. The
proposed project is consistent with the above required findings in that the existing development
on the site consists of a SO-unit apartment complex. The proposed 35-unit condominium project
will reduce the current need for public facilities. The project does not exceed the quadrant limit
and results in the transfer of 15 dwelling units back into the City's Excess Dwelling Unit Bank
(50 units -34.27 units -0.73 units = 15 units). All necessary public facilities have been
constructed, or are conditioned to be constructed, repaired, or replaced. The project is
conditioned·to pay the appropriate fees to comply with City's Growth Management Program, and
the City's public facilities plans will not be adversely impacted since the site contained 50
dwelling units at the time the facilities plans were prepared.
The project complies with all the Elements of the General Plan as outlined in Table 1 below:
TABLE 1 -GENERAL PLAN COMPLIANCE
USE, CLASSIFICATION, PROPOSED USES & COMPLY
ELEMENT GOAL, OBJECTIVE OR IMPROVEMENTS
PROGRAM
Land Use Site is designated for Residential 35 residential air-space Yes
Medium-High Density (RMH) condominium units at a
development at 8-15 du/ac. with a density of 11.74 du/ac. is
GMCP of 11.5 du/ac. within the RMB density
range of 8 -15 du/ac but
is slightly above the
GMCP of I 1.5 du/ac
(34.27 DUs).
Housing 15% Inclusionary housing The project includes the Yes
requirement = 7 units. conversion of 7 existing
market-rate units to
affordable units within
the Roosevelt Street
Residences project.
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TABLE 1-GENERAL PLAN COMPLIANCE CONTINUED
Public Safety Review new development The project includes or
proposals to consider emergency has been conditioned to
access, fire hydrant locations and provide facilities to
fire flow requirements. ensure that the
development proposal
complies with Public
Safety Requirements.
Expand the use of automatic fire The project is
sprinkler systems. conditioned to sprinkler
the building.
Open Space Minimize environmental impacts Project will not have any
& to sensitive resources within the environmental impacts
Conservation City. to the previously
developed site or on the
adjacent Buena Vista
Lagoon.
Utilize Best Management Practices The project will conform
for control of storm water and to to all NPDES
protect water quality. requirements.
Noise Residential exterior noise standard Project is not impacted
of 60 CNEL and interior noise by potential noise
standard of 45 CNEL. generating sources such
as Interstate 5 or the
railroad.
Circulation Requires new development to All public facilities
construct improvements needed to including curb, gutter
serve proposed development. and sidewalk exist along
the property frontage
and the project is
conditioned to repair or
replace these facilities as
necessary.
Yes
I
Yes
Yes
Yes
B. Beach Arca Overlay Zone/R-3 Zone/Planned Development Permit/City Council
Policy 66
Projects of 5 or more dwelling units located within the Beach Area Overlay Zone (BAOZ)
require the processing of a Planned Development Permit (Condominium Permit) to ensure
consistency with the BAOZ standards per Section 21.82.040 of the Carlsbad Municipal Code.
The BAOZ is intended to supplement the underlying zoning by providing add"itional
development regulations to: I) ensure that proposed development is compatible with existing
surrounding uses; 2) provide adequate parking for residential developments; 3) ensure that public
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facilities exist to serve the beach area; and, 4) protect the unique mix of residential development
and aesthetic quality of the area.
The project is designed on a split-level pad that steps down from Ocean Street towards the north.
The units closest to Ocean Street (Ocean Street flats) are designed with two stacked-flat units per
building which would be constructed over a subterranean parking garage. The lower level of
stacked flats (Lagoon flats) are also two-story structures. All of the buildings have a height of30
feet or less as required by the BAOZ for buildings with a minimum roof pitch of 3:12. The
project is compatible with both the multi-family condominium development located to the west
of the site and the mix of single-family residential and multi-family development located south
of the site.
The Ocean Street flats have the overall appearance of seven individual two-story single-family
residences with separations between the buildings. The separation between structures allows for
public views of the lagoon from Ocean Street whereas currently views are obstructed by the
existing apartments. The Lagoon flats are located within eleven buildings which are generally
configured as two attached units. The project is designed in a richly-detailed craftsman
architectural style. The overall project is compatible in scale, mass, and form with the
surrounding neighborhood and the development proposal will result in a substantial visual
improvement over the existing 50-unit apartment complex.
The project is designed with a subterranean parking garage that provides 70 resident parking
spaces (2 per unit) and five visitor parking spaces. Four tandem spaces are also provided, but are
not counted towards meeting the parking requirements. The project has a requirement for twelve
visitor parking spaces and the remaining seven surface-level visitor parking spaces are provided
along the north end of the project.
All public facilities including curb, gutter and sidewalk exist along the property frontage.
However, the developer is conditioned to reconstruct, replace and/or repair the frontage
improvements on the Ocean Street frontage as required.
The project is required to comply with all applicable regulations and development standards of
the Carlsbad Municipal Code (CMC) including the BAOZ (CMC Chapter 21.82), R-3 zone
(CMC Chapter 21.16), Planned Development Ordinance (CMC Chapter 21 .45), and City Council
Policy 66. The project complies with all of the applicable requirements of Table C and E of the
Planned Development Ordinance and City Council Policy 66 as shown on Attachments 13
through 15 of the staff report. The tables have been modified to include the development
standards of the BAOZ and R-3 zone in instances where these standards are more restrictive.
C. Mello II Segment of the Local Coastal Program, the Coastal Resource Protection
Overlay Zone, and California Government Code section 65590
The Ocean Street Residences project is consistent with the Mello II Segment of the LCP which
contains land use policies for development and conservation of coastal land and water areas
within its boundaries. The policies of the Mello II Segment emphasize topics such as
preservation of agriculture and scenic resources, protection of environmentally sensitive
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resources, provision of shoreline access, and prevention of geologic instability and erosion. The
site is located approximately 120 feet from the Buena Vista Lagoon and is not within the Coastal
Commission jurisdictional appeal area since it is located over I 00 feet from any wetland, stream
or estuary area. The site is an existing, developed site and does not contain any sensitive plant or
animal species.
The project includes demolition of the existing SO-unit apartment complex and construction of a
new 35-unit residential air-space condominium project. The net density of I 1.74 du/ac is
consistent with the property's LCP Land Use designation of RMI-I (Medium-High Density
Residential, 8-15 du/ac) and Zoning of R-3 (Multiple-family Residential). The site is located
adjacent to an open space lot which is located between the site and the lagoon near the northwest
comer, and an open space lot and residential lot are located between the site and the lagoon on
the northeast comer. Because the site does not border the lagoon, the project is not subject to
LCP Policy 3-2 Buena Vista Lagoon. The site also does not front on the Pacific Ocean and
therefore is not subject to the Coastal Shoreline Development Overlay Zone (CMC Chapter
21.204).
The project is consistent with the following Coastal Act policies: A) there are no agricultural
uses on the site; B) the property will be re-developed so that views of the Buena Vista Lagoon
are visible between the buildings; C) there are no environmentally sensitive resources on site and
the project site is located over I 00 feet from the Buena Vista Lagoon; D) the project will not
interfere with the public's right to physical access to the sea in that the property is not located
adjacent to the shore and an existing public access point to the beach is located approximately
150 feet west of the site; E) the site is geologically stable for the proposed development; and F)
the project has been designed to reduce the amount of off-site runoff and has been conditioned to
comply with erosion and storm water control measures.
The development is subject to the Coastal Resource Protection Overlay Zone (CMC Chapter
21.203). The Coastal Resource Protection Overlay Zone identifies five areas of protection: 1)
steep slopes and vegetation; 2) drainage, erosion, sedimentation, habitat; 3) landslides and slope
instability; 4) seismic hazards; and, 5) floodplain development. The project's compliance with
these areas of concern is discussed below:
l. Natural slopes greater than 25% gradient and possessing endangered species and/or
coastal sage scrub and chaparral plant communities are protected in the coastal zone. The
site is currently developed and no natural steep slopes, endangered species, or habitats are
located on the site. Mitigation measures are included to reduce the edge effects of
development on the adjacent open space areas bordering the Buena Vista Lagoon.
2. Special erosion control measures must be included as conditions of approval. These
"special" measures are standard measures required by the City's Grading Ordinance and
are included as conditions of approval. As designed and conditioned, the project will
adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance,
Standard Urban Storm Water Mitigation Plan (SUSMP), and Jurisdictional Urban Runoff
Management Program (JURMP) to avoid increased urban runoff, pollutants, and soil
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erosion. All graded areas must also be landscaped for erosion control prior to October I st
of each year.
3. The Geoteclmical Investigation -Ocean Street Condominiums (GEOCON, Inc., dated
September 3, 2004) indicates that the site contains undocumented fill and alluvial soils
that will require removal and re-compaction according to the recommendations in the
report. The report indicates development of the property appears to be feasible from a
geotechnical viewpoint, provided that the recommendations presented in the report are
properly incorporated into the design and construction of the project.
4. TI1e Geo/echnical Jnvestigalion -Ocean Stree/ Condominiums (GEOCON, Inc., dated
September 3, 2004) states that there is no evidence of active or potentially active faults on or
in the vicinity of the site. The report found that seismic related hazards including Liquefaction,
Tsunami, Dynamic Settlement, Surface Fault Rupture and Ground Lurching or Shallow
Ground Rupture were considered during the evaluation of the site and are considered
negligible and/or can be mitigated as recommended in the Geotechnical Investigation.
5. No part of the site is within the 100 year floodplain.
The project is located within the Coastal Zone and is subject to California Government Code
Section 65590 which requires that replacement dwelling units must be provided if the existing
residences are occupied by persons and families of low or moderate income (as defined by
Section 50093 of the California Health and Safety Code). Evidence has been provided showing
that none of the existing units are occupied by persons or families with low or moderate income
levels and therefore, no low-income tenants will be displaced.
D. Subdivision Ordinance
The Engineering Department has reviewed the proposed tentative map and has concluded that
the residential air-space condominium subdivision complies with all applicable requirements of
the Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design
criteria have been complied with and the project is conditioned to install infrastructure
improvements concurrent with development. The developer will be required to offer various
dedications (e.g., drainage, public utility and access easements) and will be responsible for a
number of public and private improvements, including but not limited to reconstruction,
replacement and repair of frontage improvements on Ocean Street including a new pavement
overlay; installation and maintenance of a new sewer lift station and force main at the northwest
corner of the site; installation of an 8" sewer main, cleanouts and access structures to serve the
private sewer system and force main; reconstruction and removal of the existing IO" (asbestos
cement pipe) A.C.P. water main along the frontage of the project; and repair and reconstruction
of the existing deteriorated stonn drain system along the east side of the project.
The project has been designed in accordance with Best Management Practices for water quality
protection in accordance with the City's sewer and drainage standards and the project is
conditioned to comply with the National Pollution Discharge Elimination System (NPDES)
Requirements. Low Impact Design (LID) features are included so that rooftops and paved areas
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(impervious surfaces) within the project will be filtered on site through either stormfilters or
infiltration pits and grassy bioswales prior to release back into the natural drainage course.
The buildings are oriented in an east to west alignment which will allow for passive or natural
heating or cooling opportunities to the extent possible. The proposed structure setbacks and
building separations will allow for adequate air circulation and the residences are oriented to take
advantage of prevailing breezes. There is no minimum lot size, width, or depth requirement for
the air-space condominium units. The project is consistent with and satisfies all requirements of
the General Plan and Title 21.
E/G.. Inclnsionary Housing Ordinance
The City's Inclusionary Housing regulations require that a minimum of 15% of all approved
units in any residential project be made affordable to lower income households. The
inclusionary housing requirement for the Ocean Street Residences is six (6) units if provided on-
site and seven (7) units if provided off-site.
The lnclusionary Housing Ordinance states that whenever reasonably feasible, new inclusionary
units should be built on the residential development site. However, the Ordinance allows the
City Council to approve an alternative to construction of new units when it can be demonstrated
by the developer that the alternative supports specific housing policies and goals, and that these
goals would be better served by allowing some or all of the inclusionary units associated with
one project to be produced and operated at an alternative site(s).
Approval of an alternative to construction of new units shall be based on findings that new
construction would be infeasible or present unreasonable hardship in light of such factors as
project size, site constraints, market competition, price and product type disparity, developer
capability, and financial subsidies available. Per the Ordinance, 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
(shelters, transitional housing, etc.), and the construction of second dwelling units.
The developer of the Ocean Street Residences project is proposing to satisfy the inclusionary
housing requirement by providing an alternative to the construction of new units. The developer
is requesting approval of an alternative housing project which would result in the conversion of
seven market-rate units to affordable units within an existing 10-unit apartment project located at
3366 Roosevelt Street. Each of the units are 460 square foot, I-bedroom units. Seven of the ten
units would be deed restricted as affordable to lower-income households and the three remaining
units would be rented at market-rate. However, the developer is requesting to reserve the right to
designate the additional three units as affordable units at a later date in the event that future
development projects could utilize them to meet their Jnclusionary Housing requirement in the
Northwest Quadrant.
The developer is proposing a number of interior and exterior renovations which will improve the
appearance and condition of the property. The interior improvements for each unit include new
carpets in the living room and bedroom; ceramic tiles in the kitchen and bathroom; ceiling fan in
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the bedroom; new bathroom mirror and toilet; new window coverings; and new paint throughout
the interior. The exterior appearance of the property is outdated and the building has been poorly
maintained over the years. The proposed exterior improvements include rehabilitating the
facades to incorporate a Spanish-themed architectural style with arches, decorative tile, and a
new parapet along the roofline. New accent elements include a wood trellis above the balcony
and wood outriggers, posts, and trim pieces. New paint and trim accent colors will complete the
exterior building improvements. Site improvements will include new wood perimeter fencing; a
complete redesign of the landscaping including low accent walls at the project entrance; a new
trash enclosure; implementation of a Storm Water Management Plan (SWMP) to address
measures to avoid contact with or filter pollutants from stonn water; and re-paving the parking
lot and driveway areas. These exterior building and site improvements will significantly enhance
the aesthetic quality of the property and will result in an overall improvement to the visual
character of the neighborhood.
As stated in the developer's letter, there are circumstances that warrant the developer's proposal
for approval of an off-site alternative to the construction of new affordable units. Significant
feasibility issues affect development of inclusionary units on-site, including economic
infeasibility; small project size which affects the subsidy that each market-rate unit would be
required to carry; price and product type disparity; and lack of funding sources to subsidize on-
site inclusionary units. The proposal for an off-site affordable housing project offers a more
financially feasible alternative for the developer to satisfy the lnclusionary Housing Ordinance
requirements. As required by the Inclusionary Housing Ordinance, the off-site alternative is
located within the same quadrant (northwest) as the Ocean Street Residences project. The
Roosevelt Street Residences project is located slightly over one mile south of the Ocean Street
Residences project and the developer believes that the site has locational advantages which
include closer proximity to public transportation, jobs, schools, libraries, shopping, schools, and
parks. The off-site proposal also advances the City's General Plan Housing Element goal to
preserve and rehabilitate the City's existing housing stock for the purpose of providing units
affordable to low-income households, and to contribute seven rehabilitated units toward the
City's quantified objective to provide 25 rehabilitated units for occupancy by low-income
households.
The Affordable Housing Policy Staff Team reviewed the proposal submitted by the developer,
and supports the proposal. Housing and Redevelopment staff has inspected the existing units
and confirmation was provided by a qualified consultant verifying that the apartments have a
minimum remaining "economic life" of 55 years, which is the appropriate period of time to
satisfy the inclusionary requirement.
Conditions for the Ocean Street Residences include the requirement that, prior to approval of a
Final Map, the developer shall enter into an Affordable Housing Agreement with the City to
deed-restrict seven dwelling units in the Roosevelt Street Residences project as affordable to
lower-income households al 70% of the Area Median Income (AMI) for a period of 55 years. In
the event that the Roosevelt Street project is not approved, the developer will be required to
identify another off-site alternative. The conditions of approval allow the developer to
participate in another off-site alternative subject to the discretion of the City Council.
CT 05-12/CP 05-11/CDP 05-28-OCEAN STREET RESIDENCES AND
SDP 06-10 -ROOSEVELT STREET RESIDENCES
March 5, 2008
Pa 1e 12
F. Growth Management
The Ocean Street Residences project is located within Local Facilities Management Zone 1 in
the Northwest Quadrant of the City. Because the project results in a reduction of existing units
on the site (from 50 to 35), the impacts on public facilities will be about 30% less than the
existing impacts. The new project impacts (based on 35 units), are summarized in Table 2
below.
TABLE 2: GROWTH MANAGEMENT
STANDARD IMPACTS COMPLIANCE 1
Citv Administration 121.68 sf Yes*
Library 64.90 sf Yes*
Waste Water Treatment 35EDU Yes*
Parks 0.24 ac Yes*
Drainage Basin A Yes*
Circulation 280ADT Yes*
Fire Stations No. 1 & 3 Yes*
Open Space n/a Yes*
Schools CUSD Yes*
Elem.= 3.14, Middle= 1.39, HS= 1.72
Sewer Collection System 35EDU Yes*
Water 7,700GPD Yes*
* No Increased Impact. F1f1een (15) dwellmg umts will be added mto the City's Excess
Dwelling Unit Bank (50 units-34.27 units-0.73 units= 15 units).
The project is 0.73 dwelling units above the Grow1h Management Dwelling Unit allowance of
34.27 dwelling units for the subject property. However the existing 50-unit apartment project is
15.73 units above the Growth Management Dwelling Unit allowance. The 50-unit apartment
complex existed at the time that the build-out projections were developed for the Zone 1 Local
Facilities Management Plan (LFMP). Therefore, in order to continue to comply with the build-
out projections, 15 dwelling units will be added back into the City's Excess Dwelling Unit Bank.
V. ENVIRONMENT AL REVIE\V
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment for the Ocean Street Residences project to determine if the project could have any
potentially significant impact on the environment. 111e environmental impact assessment identified
potentially significant impacts to nesting birds, cultural resources, and paleontological resources, and
identified the potential for hazardous materials (asbestos) to be released into the environment.
Mitigation measures have been incorporated into the design of the project or have been placed as
conditions of approval for the project such that all potentially significant impacts have now been
mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated
Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was
published in the newspaper and sent to the State Clearinghouse for public agency review.
CT 05-12/CP 05-11/CDP 05-28-OCEAN STREET RESIDENCES AND
SDP 06-10 -ROOSEVELT STREET RESIDENCES
March 5, 2008
Pa e 13
A comment letter from the Native American Heritage Commission (NAI-IC), dated December 14,
2007 and a letter from the Department of Toxic Substances Control (DTSC), dated December 21,
2007, were received during the 30-day publie review and comment period from November 26, 2007
to December 26, 2007. Staff responses to these letters clarifies that the areas of concern raised in the
letters has already been addressed in the MND and MMRP. Mitigation Measure # 2 requires that a
Native American representative shall be retained to monitor the initial project grading and Mitigation
Measure# 4 requires appropriate disposal of asbestos, trash and debris. No revisions were made to
the MMRP. The two comment letters and responses are included as attachments to Resolution No.
6393 recommending approval of the Mitigated Negative Declaration (Attachment I).
I
The Planning Director has determined that the Roosevelt Street Residences project belongs to a
class of projects that the State Secretary for Resources has found do not have a significant impact
on the environment, and it is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to Section 1530 I -Existing Facilities of the
State CEQA Guidelines. In making this determination, the Planning Director has found that the
exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project.
ATTACHMENTS:
l. Planning Commission Resolution No. 6393 (Mit. Neg. Dec.)
2. Planning Commission Resolution No. 6394 (CT)
3. Planning Commission Resolution No. 6395 (CP)
4. Planning Commission Resolution No. 6396 (CDP)
5. Planning Commission Resolution No. 6397 (SDP)
6. Location Map -Ocean Street Residences
7. Location Map -Roosevelt Street Residences
8. Disclosure Statement
9. Background Data Sheet -Ocean Street Residences
I 0. Aerial Photo -Ocean Street Residences
11. Background Data Sheet -Roosevelt Street Residences
12. Local Facilities Impact Assessment Form -Ocean Street Residences
13. Table C -Planned Development Ordinance Compliance Table
14. Table E -Planned Development Ordinance Compliance Table
15. City Council Policy 66 -Compliance Table
I 6. Request for Off-Site Combined Inclusionary Housing, 2303 In_vestors, LP, dated
August 28, 2007
17. Reduced Exhibits -Ocean Street Residences
18. Reduced Exhibits -Roosevelt Street Residences
19. Exhibits "A" -"PP" -Ocean Street Residences, dated March 5, 2008
20. Exhibits "A" -"K" -Roosevelt Street Residences dated March 5, 2008
SITE MAP
• N
NOT TO SCALE
Ocean Street Residences
CT 05-12 / CP 05-11 / CDP 05-28
SITE MAP
• N
NOT TO SCALE
Roosevelt Street Residences
SOP 06-10
City of Carlsbad
■ii¥i,l,ll ■t•i•i4•€i ■i44t§hll
DISCLOSURE STATEMENT
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, finn, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and an other county, city and county, city
municipality, district or other political subdivis.ion 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.
I. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of£!. persons having a financial
interest in the application. If the applicant includes a corporation or partnership, include the
names, title, addresses of all individuals owning more than l 0% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (N/A) 1N THE SPACE BELOW. lf a publicly-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person ____________ _
Title ____________ _
Address ___________ _
2. OWNER (Not the owner's agent)
Corp/Part 2303 Investors, L.P., a California limited
partnership
Title ______________ _
Address 1020 Prospect Street. Suite 314
La Jolla CA 92037
Provide the COMPLETE, LEGAL names and addresses of£!. persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a
corporation or partnership, include the names, titles, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publiclv-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person ____________ _
Title ____________ _
Address ___________ _
Corp/Part 2303 Investors. L.P ., a California limited
partnership
Title ______________ _
Address 1020 Prospect Street. Suite 314
La Jolla CA 92037
1635 Faraday Dr. • Carlsbad, CA 92009-1576 • (760) 602-4600 • FAX (760) 602-8559 •
www.ci.carlsbad.ca.us
• •
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (I) 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 a trustee or beneficiary of the.
Non Profitffrust _________ Non Profitffrust __________ _
Title ____________ _ Title ______________ _
Address __________ _ Address ____________ _
4. Have you had more than $20 worth of business transacted with any member of City staff, Boards,
Commissions, Committees and/or Council within the past twelve (12) months?
D Yes [gj No If yes, please indicate person(s): ____________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Aerldate &i·d ·6~ Siif: of applicant/date lo•.;) •Of"
2303 Investors L.P., a California limited partnership 2303 Investors L.P., a California limited partnership
By: 2303 Investors GP, LLC, By: 2303 Investors GP, LLC
a California limited liability company, a California limited liability company,
Its General Partner ,.,,lts,._G"'e"'n""e"'ra"-1.,_P,,,art""n""e,_r _________ _
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\COUNTERIDISCLOSURE STATEMENT 5198 Page 2 of2
2303 Investors LP.,
a California limited partnership
By: 2303 Investors GP, LLC,
a California limited liability
company, Its General Partner
W1nterheart
lnvesunoni:a. LLC
iore member
79% LP
1.--------1112303 lnvUIOIS, LP.
Timothy w.
CJatk
•
manager
City of Carlsbad
■ii¥i,i,11,t•l•l§•€i,4,,t§,II
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which will requir,
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 an 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.
l. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial
interest in the application. If the applicant includes a corporation or partnership. include the
names, title, addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-
APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the
names, titles, and addresses of the corporate officers. (A separate page may be attached if
necessary.)
Person Timothy W. Clark Corp/Part 2303 Investors. LP .• a California limited
Title Manager
Address 1020 Prospect Street. Suite 314
La Jolla CA 92037
2. OWNER (Not the owner's agent)
partnership
Title ______________ _
Address 1020 Prospect Street, Suite 314
La Jolla CA 92037
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership
interest in the property involved. Also, provide the nature of the legal ownership (i.e,
partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a
corporation or partnership, include the names, titles, addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES,
PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-
owned corporation, include the names, titles, and addresses of the corporate officers. (A separate
page may be attached if necessary.)
Person Timolhy W. Clark Corp/Part Rooseveli Group. LP .• a Delaware limited
Title Manager
Address 1020 Prospect Street. Suite 314
La Jolla CA 92037
partnership
Title ______________ _
Address 1020 Prospect Street. Suite 314
La Jolla CA 92037
1635 Faraday Dr. • Cansbad, CA 92009-1576 • (760) 602-4600 • FAX (760) 602-8559 • www.cl.carlsbad.ca.us
C
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 a trustee or beneficiary of the.
Non Profitffrust _________ Non Profitffrust __________ _
Title ____________ _ Title ______________ _
Address __________ _ Address ____________ _
4. Have you had more than $250 worth of business transacted with any member of City staff,
Boards, Commissions, Committees and/or Council within the past twelve (12) months?
D Yes [gj No If yes, please indicate person(s): ____________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct ~-; ~~
Signature of owner/date ---.:..:...
Roosevell Group, L.P., a Delaware limiled partnership
By: Roosevell Aparlment Services, LLC
a Delaware limiled liabilily company,
lls General Partner
Print or type name of owner
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
H:ADMIN\GOUNTERIDISGLOSURE STATEMENT 5/98
e best of my knowledge,
"-,
Signature of applicant/date
2303 Investors L.P., a California limited partnership
By: 2303 Investors GP, LLC
a California limited liability company,
lls General Partner
Print or type name of applicant
Page 2 of 2
BACKGROUND DATA SHEET
CASE NO: CT 05-12/CP 05-11/CDP 05-28
CASE NAME: OCEAN STREET RESIDENCES
APPLICANT: 2303 Investors LP
REQUEST AND LOCATION: Request for adoption of a Mitigated Negative Declaration and
approval of a Tentative Traci Map. Condominium Permit, and Coastal Development Permit lo
demolish an existing 50-unit apartment building and to subdivide a 3.05 acre site and construct
35 residential air-space condominium units on one HOA lot on property generallv located at
2303 Ocean Street on the north side of Ocean Street and west of Mountain View Drive within
the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone I.
LEGAL DESCRIPTION: That portion of Lot "A" of Granville Park Unit No. 2 according to
Map thereof No. 2037 and that portion of Laguna Drive of Granville Park adjacent thereto
(vacated by Resolution No. 918 of the City Council of the City of Carlsbad. California. recorded
July 19. 1963 as Document No. 126793, Records of San Diego County California) according to
Map thereof No. 1782 • all in the City of Carlsbad, County of San Diego. State of California and
filed in the Office of the County Recorder of said County.
APN: 203-010-12 & 15 Acres: 3.05 Proposed No. of Lots/Units: 35 air-space condos/I Jot
GENERAL PLAN AND ZONING
Existing Land Use Designation: Residential Medium-High Density (RMH)
Proposed Land Use Designation: ,.N""/'-'A,_ ___________________ _
Density Allowed: 8-15 du/ac G/C 11.5 du/ac Density Proposed: .!.l-'-'l.c..c7..,_4.,,_d.,,,u/.,,_ac"-----
Existing Zone: R-3 (Multiple-Family Residential) Proposed Zone:N ~=/A~--------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site R-3 RMH 50-unit apartment
North O-S OS Open Space/SFR
South R-3 RMH SFR/MFR
East R-3 RMH Tennis Court
West R-3 RMH Condominiums
LOCAL COAST AL PROGRAM
Coastal Zone: ~ Yes D No Local Coastal Program Segment: Mello II LCP
Within Appeal Jurisdiction: D Yes ~ No Coastal Development Permit: ~ Yes D No
Local Coastal Program Amendment: D Yes ~ No
Existing LCP Land Use Designation: RMH Proposed LCP Land Use Designation: N'"""'/A..,__ __
Revised 01/06
(
Existing LCP Zone: ..,R~-3"'-------Proposed LCP Zone: N'-"-'/A'-'---------
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): "'35"-"E""D'-"U'----------------
ENVIRONMENT AL IMP ACT ASSESSMENT
D Categorical Exemption, _____________________ _
~ Mitigated Negative Declaration, issued ,.,M_,.,a,,_rc:.eh~S '-'2~0'""0_,,_8 ___________ _
D Certified Environmental Impact Report, dated ______________ _
D Other, _________________________ _
Revised 01106
City of Carlsbad
Ocean Street Residences
CT 05-12 / CP 05-11
CDP 05-28
0 •------======:::i Feet
Map created by the City of Carlsbad GIS. P?rlions of .
the DERIVED PRODUCT contain geographic Information
copyrighted by SanGIS. All Rights Reserved
BACKGROUND DAT A SHEET
CASE NO: SDP 06-10
CASE NAME: ROOSEVELT STREET RESIDENCES
APPLICANT: Roosevelt Group, LP
REQUEST AND LOCATION: Request for approval ofa Site Development Plan to convert
seven market-rate units to affordable units within an existing I 0-unit apartment building an
alternative to the construction of new inclusionary housine units on property located at 3366
Roosevelt Street on the east side of Roosevelt Street between Walnut Avenue and Chestnut
Avenue in Local Facilities Management Zone I.
LEGAL DESCRIPTION: The northerly one-half of Lot 5 and all of Lots 6 and 7. Block 42 df ;·
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.
APN: 204-092-24 Acres: 0.2 acres Proposed No. of Lots/Units: 10 existine units
GENERAL PLAN AND ZONING
Existing Land Use Designation: Residential Medium-High Density/Office (RMH/O)
Proposed Land Use Designation: ;.;N"-/A'--'----------------------
Density Allowed: 8-15 du/ac GMP 11.5 du/ac Density Proposed: NIA-exist.JO-unit apartment
Existing Zone: Residential Professional (R-P) Proposed Zone:N ,_,,_/A'-'--------
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site R-P RMH/O I 0-unit apartment
North R-P RMH/O Apartments
South R-P RMH/O Apartments
East R-3 RMH SFR
West R-P RMH/O SFR
LOCAL COAST AL PROGRAM
Coastal Zone: 0 Yes ~No Local Coastal Program Segment: _ _,___N""/ Ac.,__
Within Appeal Jurisdiction: 0 Yes ~ No Coastal Development Permit: 0 Yes ~ No
Local Coastal Program Amendment: 0 Yes ~ No
Existing LCP Land Use Designation: NI A
Existing LCP Zone: NIA
Proposed LCP Land Use Designation: '-N"-'/A'-'----
Proposed LCP Zone: ,..N-"-/,._,A~-----
Revised 01106
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): .,__1 0"--""E"'D'-'U"----------------
ENVIRONMENT AL IMP ACT ASSESSMENT
[Z] Categorical Exemption, Categorically Exempt. Class I. Section 15301-Existing Facilities
D Negative Declaration, issued ____________________ _
D Certified Environmental Impact Report, dated, ______________ _
D Other, ________________________ _
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: OCEAN STREET RESIDENCES -CT 05-12/CP 05-11 /CDP 05-28
LOCAL FACILITY MANAGEMENT ZONE: l GENERAL PLAN: =R=M=H~------
ZONING: ..,R~-3'--------------------------
DEVELOPER'S NAME: ,e,23,,_,0,.,3'--'I'-"n-'-'vee.ss,.,,to,,.rs"'--"'L"'-P ________________ _
ADDRESS: 1020 Prospect Street. Ste 314 La Jolla. CA 92037
PHONE NO.: 858-456-0014 ASSESSOR'S PARCEL NO.: =20=3~-0~l~0-~1=2=&~1=5 _____ _
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3.05 acres/35 du's
ESTIMATED COMPLETION DATE: ________________ _
A.
B.
c.
D.
E.
F.
G.
H.
I.
J.
K.
City Administrative Facilities: Demand in Square Footage= -'--'12""1'--'-.6"'8'--'se..ef ___ _
Library: Demand in Square Footage= =64~."'"'90'"-=sf'-----
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park:
Drainage:
Demand in Acreage =
Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
35 EDU
0.24 ac
127 CFS
Basin A
280ADT
Fire: Served by Fire Station No. = Stations No. I & 3
Open Space:
Schools:
Acreage Provided = ,._N"-/ A,..,__ ____ _
Carlsbad Unified
Elem= 3.14; Middle= 1.39; HS= 1.72
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
35 EDU
JG
7.700 GPD
L. The project is 0.24 units over the Growth Management Dwelling unit allowance.
However, the site contains a 50-unit apartment complex which will be demolished. A
total of 15 du's will be added back into the City's Excess Dwelling Unit Bank.
Standard
Density
Arterial
Setbacks
Building
Setbacks
Permitted
Intrusions into
Setbacks
i
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
Renuirement Comnliance Comment
Per the underlying General Plan designation. A density of 8-15 units per acre is
allowed under the RMH General plan
Land Use designation. The project
includes 35 units with a net density of
I I. 7 4 dulac.
When two or more General Plan Land Use designations exist NIA
within a planned development, the density may not be
transferred from one general plan designation to another
without a Peneral nlan amendment. '
All dwelling units and accessory structures adjacent to any NIA
arterial road shown on the Circulation Element of the General
Plan shall maintain the following minimum setbacks from the
right-of-way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 feet
An average of50% of the required setback area that is located
closest to the arterial shall be landscaped to enhance the
streetscene and buffer homes from traffic on adjacent
arterials. Project perimeter walls shall not be located in the
landscaped buffer. The landscaped buffer shall contain a
minimum of one 24" box tree for every 30 lineal feet of street
frontage. This arterial landscape setback shall be commonly
owned and maintained bv the homeowners' association.
All setbacks shall be measured from the property line, from All setbacks are measured from the
the back of sidewalk or from the edge of the project driveway, property lines, from the public right-of-
whichever is closest to the structure. way, or from the edge of the project
driveway.
Setbacks reguired: Setbacks provided:
Front: 15 Feet Average (PD Ordinance) Front: 22 Feet
Side: IO Feet (R-3 Zone) Side: 11 Feet
Rear: 20 Feet (R-3 Zone) Rear: 20 Feet
Projecting architectural features, which do not increase the No projections extend into the setbacks
useable living area of a dwelling unit, (including, but not more than 2 feet.
limited to, cornices, eaves, belt courses, sills, buttresses and
fireplaces) may intrude up to 2 feet into required building
setbacks.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT ST AND ARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED
Visitor Parking I. IO units or less: I space for each 2 units or fraction
thereof.
2. 11 units or more: 5 spaces for the first IO units, plus I
space for each 4 units above I 0.
3. Housing for senior citizens: I space for each 5 units.
4. In cases where a fractional parking space is required,
the required number of spaces shall be rounded to the
nearest highest whole number.
On Private/Public Visitor parking may be provided:
Streets (I) along both sides of a minimum 34-foot wide
private/public street; or
Driveways
Private Streets
Public Streets
Parkways with
Street Trees
Driveway (Project)
(2) in perpendicular bays.
When visitor parking is provided on-street, not less than
24 lineal feet per space, exclusive of driveway entrances
and aprons, shall be provided for each parking space,
except where parallel parking spaces are located
immediately adjacent to driveway aprons, then 20 lineal
feet may be provided.
Visitor parking must be provided in parking bays
Minimum 34 feet wide (curb-to-curb) with parkways
(minimum 5.5' wide) and sidewalks (minimum 5' wide)
on both sides of the street.
Minimum 34 feet wide (curb-to-curb) with parkways
(minimum 7' wide) and sidewalks (minimum 5' wide) on
both sides of the street.
Minimum 5.5 feet wide parkways are required along both
sides of private streets. For small-lot, single-family and
two-family projects, a minimum of one street tree (24-
inch box) per lot is required to be planted in the parkway
along all streets. For multi-family projects, street trees
shall be spaced no further apart than 30 feet on center
within the parkway. Tree species should be selected to
create a unified image for the street, provide an effective
canopy, avoid sidewalk damage and minimize water
consumntion.
l. Minimum 24 feet wide with no parking permitted in
travel way.
2. Additional width may be required for maneuvering
area in front of garages, carports or uncovered parking
spaces or to provide transition to a driveway approach.
3. No more than 20 single-family/two-family dwelling
units shall be located along a single-entry driveway.
4. Parkways/sidewalks may be required.
5. Driveways in motor courts shall be constructed of
concrete.
6. All driveways/motor courts shall be accented with
enhanced navement treatment.
12 visitor spaces are required.
12 total visitor spaces are provided; 5
spaces within the underground parking
garage, and 7 exterior on-grade spaces
NIA
NIA
Visitor parking spaces are provided
within oemendicular bavs.
NIA
Ocean Street is a fully improved public
street.
Street trees are shown as part of the
conceptual landscape plans and will be
located within the r.o.w. behind the
existing sidewalk on Ocean Street.
The private driveway serving the project
is 24 feet wide.
The driveway as shown as part of the
conceptual landscape plans includes
enhanced paving.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLEC:GENERALDEVELOPMENTSTANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED
Dwelling Unit
Setback from Open
Parkin~
Screening of
Parking Areas
Community
Recreational Space
All dwelling units shall be set back a minimum of 5 feet
from open parking areas.
All open parking areas shall be screened from adjacent
residences and public rights-of-way by either a view-
obscuring wall or landscaping.
All projects of more than IO dwelling units shall provide
200 square feet of centralized, community recreational
space per unit. Projects with 25 or fewer units shall
provide passive or active recreation facilities. Projects
with more than 25 units shall provide both r.assive and
active recreational facilities with a minimum of75
percent of the area allocated for active facilities. Projects
of more than 50 units shall provide recreation facilities
for a variety of age groups. Examples of recreation
facilities include, but are not limited to, the following:
Active: Swimming pool with cabana, children's
playground equipment, spa, tennis court, racquetball
court, volleyball court, basketball court, recreation rooms
or buildings, horseshoe pits, pitch and putt, grassy play
areas a minimum of 100 feet by I 00 feet and any other
facility deemed by the planning director to satisfy the
intent of providing active recreational facilities.
Passive: Benches, barbecues, community gardens or
grassy play areas with a slope of less than 5%.
I. Credit for indoor recreation facilities shall not exceed
25% of the required centralized community recreation
area,
2. Required recreation areas shall not be located in any
required front yard and may not include any driveways,
parking areas, walkways, storage areas, or any slopes o
5% or greater.
3. For single-family or two-family projects of50 units or
more, at least 25 percent of the common recreation
space must be provided as pocket parks. Pocket park
lots must have a minimum width of50 feet and be
located at strategic locations such as street
intersections ( especially "T-intersections") and where
open space vistas may be achieved.
Note: These community recreational space requirements
shall not apply to housing for senior citizens (refer to
Chapter 21 .84 of this code for common area requirements
for housing for senior citizens) .
.
All units are setback 13 feet or greater
from open parking areas.
All open parking areas include landscape
screening.
7,000 square feet of community
recreational space is required for the
project with 5,250 square feet allocated
for active facilities. ' ,
The project is providing a total of7,132
square feet of community recreation nrea.
5,875 square feet of that total is provided
as active facilities.
Active facilities include a pool/spa area
and clubhouse.
Passive facilities include a fire~pit area,
barbeque area and overlook seating areas.
Credit for the 1,827 sf indoor recreation
area does not exceed 25 of the required
community recreation area (1,750 sf max)
Recreation area is centrally located near th,
northern end of the site and does not
include any driveways, parking areas,
walkways, storage areas, or any slopes of
5% or greater.
NIA
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS CONTINUED
Recreation Area I space for each 15 residential lots or fraction thereof for NIA. All units are within 1,000 feet of
Parking lots located more than 1,000 feet from a centralized the recreation area.
community recreation center lot.
Note: Housing for senior citizens is not required to be
provided with recreation area parking.
Lighting Lighting adequate for pedestrian and vehicular safety The project is conditioned to submit a
shall be provided. lighting plan prior to issuance of a
building permit.
i
Utilities Separate utility systems shall be provided for each unit. All units as shown as part of the tentative
map include separate utility systems.
Recreational I. Required for projects with 25 or more units, Project is required to provide 700 square
Vehicle Storage 2. 20 square feet per unit exclusive of area required for feet of recreational vehicle storage.
driveways and approaches.
3. Developments located within master plans or 1,012 square feet of recreational vehicle
residential specific plans may have this requirement storage area is provided within the
met by the common RV storage area provided by the underground parking garage. The
master plan or residential specific plan. provided area is for the storage of
4. The storage of recreational vehicles shall be personal recreational vehicles including,
prohibited in the front yard setback and on any public but not limited to, kayaks, surf boards,
or private streets or any other area visible to the motorcycles, etc.
public. A provision containing this restriction shall be
included in the covenants, conditions and restrictions
for the project. All RV storage areas shall be
landscaped to screen vehicles to the maximum extent
feasible.
Note: Housing for senior citizens is not required to be
provided with recreational vehicle storage. lfno RV
storage is provided for housing for senior citizens, the
CC&Rs for the project shall clearly specify that RV
storage is not available.
Storage Space 480 cubic feet of separate storage space per unit. If all Storage areas of at least 400 cubic feet are
storage for each unit is located in one area, the space may provided for each unit either within the
be reduced to 392 cubic feet. This space shall be underground parking garage or at ground
separately enclosed for each unit and be conveniently level for the lagoon level units.
accessible to the outdoors. The space may be designed as
an enlargement of the required covered parking structure
provided it does not extend into the area of the required
parking stall. This requirement is in addition to closets
and other indoor storage areas.
Antennas Each project shall have a master antenna and/or a cable Time Warner Cablevision will provide
television hookup. Antennas are permitted subject to the cable service to the project.
provisions of Chapter 21.53 of this code and any
applicable federal regulations.
Standard
Livable
Neighborhood
Policv
Maximum Lot
Coveraae
Maximum
Building Height
Minimum
Building
Setbacks
Private or public
street <11
Driveway
/Proiect)
Architectural
Design Elements
Minimum
Building
Senaration
Resident Parking
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E· MULTIPLE DWELLING DEVELOPMENT STANDARDS -
Reauirement Comnliance Comment
Must comply with City Council Policy 66, Principles for Project complies.
the Development of Livable Neighborhoods. See attached City Council
Policv 66 Comnliance Table.
60% on a project basis. 47% coverage.
Per the Beach Area Overlay Zone (BAOZ) tlie maximum 30 feet or less building height.
building height is 30 feet and two stories provided that a Roof pitch is greater than 3:12.
minimum 3:12 roofoitch is orovided.
I. To front porch: l I feet.
2. To residential structure: 15 foot average.(2)
3. To street side yard: l O feet. All units are setback 22 feet or,
4. To side entry garage: 10 feet. greater from Ocean Street.
5. To direct entry garage: 20 feet.
I. Residence: 8 feet, fully landscaped.
I. Garage: 5 feet. All units are setback 8 feet or
2. Garages facing directly onto a driveway shall be greater from the private
eouinned with an automatic earaae door ooener. drivewavs.
I. There shall be at least 3 separate building planes on all All building elevations include
building elevations. The minimum offset in planes shall 3 or more building planes.
be 18 inches and shall include but not be limited to
building walls, windows and roofs.
2. Building facades shall incorporate a minimum of four of Building facades as shown as
the following types of design elements: part of the architecture
elevations include four or more
a. Covered front porches (may count toward meeting · design elements that include:
recreation space requirements); covered front porches, variety
b.A variety of roof planes; of roof planes, recessed
c. Windows and doors recessed a minimum of2 inches; ,vindows and doors, paned
d. Paned windows and doors; windows, exposed rafter tails
e. Exposed roof railer tails; and beam ends, window and
f. Window and door lintels; door lintels, accent and varied
g. Dormers; shaped windows, exterior wood
h. Accent and varied shape windows; elements, accent materials
i. Exterior wood elements; (siding, stone and shingles), and
j. Raised stucco trim around windows and doors; knee braces.
k. Accent materials such as brick, stone, shingles, wood
or siding; and
I. Knee braces.
20 feet average with a minimum of IO feet between NI A. All structures are
structures. No structures (i.e., stairs, stairwells, balconies, considered attached.
etc.) are oermitted to encroach into this setback.
I. One I 2 feet x 20 feet car garage and I covered or 70 parking spaces are required
uncovered space per unit (BAOZ) for resident parking.
2. Studio units -1.5 spaces; I covered per unit.
3. Housing for senior citizens: 1.5 covered spaces per unit, 70 spaces are included within
plus I covered space for an onsite manager's unit (when the underground parking garage
nrovided). for resident oarkine.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: MULTIPLE-DWELLING DEVELOPMENT STANDARDS CONTINUED
Visitor Parking 1. 10 units or less: I space for each 2 dwelling units or 12 visitor spaces are required.
fraction thereof.
2. JI units or more: 5 spaces for the first IO units, plus I 12 total visitor spaces are
space for each 4 dwelling units above I 0. provided; 5 spaces within the
3. Housing for senior citizens: I space for each 5 underground parking garage,
dwelling units. and 7 exterior on-grade spaces
4. Visitor parking spaces must be located no more than
150 ft. as measured in a logical walking path from the
entrance of the unit it could be considered to serve.
5. Visitor oarkine must be orovided in oarkine bavs.
Compact Parking For projects of more than 25 units, up to 25 percent of 3 compact visitor spaces are
visitor parking may be provided as compact spaces (8 provided (25%). ' feet by 15 feet). No overhang is permitted into any
required setback area or over sidewalks less than 6 feet
wide.
Up to 55% percent of visitor parking may be provided as
compact spaces in the BAOZ.
Recreational Space
Private I. Projects of 1-10 dwelling units: 15 ft. x 15 ft. patio or All units arc provided with
120 square feet of balcony area. either a IO ft. x IO ft. patio or a
2. Projects of more than IO dwelling units: IO ft. x IO ft. 6 ft. x!0 ft. balcony.
patio or 6 ft. x IO ft. balcony.
Common I. Projects of more than JO dwelling units: See General The project is providing 7,132
Standards, Table C. square feet of community
recreation area that includes a
pool/spa area, clubhouse, fire-
. pit, barbeque area, and overlook
(!)
(2)
seating areas.
Setbacks are applicable to streets that mclude parkways and sidewalks along both sides. For
existing streets without parkways, the front setback shall be as follows: Front porch -16 feet,
residence -20 foot minimum, side-entry garage -IO feet, direct entry garage -20 feet.
The average front yard setback is determined by adding together all of the unit front yard setbacks
(the setback for each unit should be measured from that element of each building, excluding
projections, that is located closest to the front property line) and dividing that total by the total
number of project units.
CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS
Princinlc Comnliance Comments
I Building Facades, Front Entries, Porches
Facades create interest and character and should be varied and Front porches and balconies have been
articulated to provide visual interest to pedestrians. Clearly provided to comply with this standard.
identifiable front doors and porches enhance the street scene and
create opportunities for greater social interaction within the
neighborhood. Building entries and windows should face the street.
Front porches, bay windows, courtyards and balconies are
encouraged.
2 Garages
Homes should be designed to feature the residence as the The project is designed with an I prominent part of the structure in relation to the street. A variety of underground parking garage.
garage configurations should be used to improve the street scene.
This may include tandem garages, side-loaded garages, front-
loaded garages, alley-loaded garages and recessed garages.
3 Street Design
An interconnected, modified (grid) street pattern should be The project fronts on existing Ocean
incorporated into project designs when there are no topographic or Street which will provide both
environmental constraints. Interconnected streets provide vehicular and pedestrian connectivity.
pedestrians and automobiles many alternative routes to follow, Internal project circulation is via a
disperse traffic and reduce the volume of cars on any one street in private driveway system.
the neighborhood. Streets should be designed to provide both
vehicular and pedestrian connectivity by minimizing the use of cul-
de-sacs.
The street network should also be designed to create a safer, more
comfortable pedestrian and bicycling environment. Local
residential streets should have travel and parking lanes, be
sufficiently narrow to slow traffic, provide adequate access for
emergency and service vehicles and emergency evacuation routes
for residents and include parkways with trees to form a pleasing
canopy over the street. Local residential streets are the public open
space in which children often play and around which
neighborhoods interact. Within this context, vehicular movement
should be additionally influenced through the use of City-accepted
designs for traffic calming measures.
4 Parkways
Street trees should be planted in the parkways along all streets. Street trees are shown on the conceptual
Tree species should be selected to create a unified image for the landscape plans along the existing
street, provide an effective canopy, avoid sidewalk damage and Ocean Street frontage.
minimize water consumption.
5 Pedestrian Walkwavs
Pedestrian walkways should be located along or visible from all The project is providing multiple
streets. Walkways (sidewalks or trails) should provide clear, sidewalk connections to the existing
comfortable and direct access to neighborhood schools, sidewalk improvements along the
parks/plazas and transit stops. Primary pedestrian routes should be Ocean Street frontage.
bordered by residential fronts, parks or plazas. Where street
connections are not feasible (at the end of cul-de-sacs), pedestrian
paths should also be provided.
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places and as The project is providing 7,132 square
recreational activity centers should be incorporated into all planned feet of community recreation area that
unit developments. As frequently as possible, these parks/plazas includes a pool/spa area, clubhouse,
should be designed for both active and passive uses for residents of fire-pit, barbeque area, and overlook
all ages and should be centrally located within the project. Parks seating areas.
and plazas should be not be sited on residual parcels, used as
buffers from surrounding developments or to separate buildings
from streets.
August 28, 2007
J-l Henthorn & Associatd.
5365 Avenida Encinas, Suite A
Carlsbad; California 92008
(760) 438-4090
Fax (760) 438,0981
Ms .. Deborah K. Fountain
. Housing and Redevelopment Director
. City of Carlsbad·
· 2965 Roosevelt Street, .Suite B
Carlsbad, CA92008-2389
Subject: • Ocean Street Residences, CT 05-i2/CP <>5-11/HDP 05-.·. ·
07/CDP 05-28 & Roosevelt S1:r~etResid¢Iices, SDP o6°io -
Proposal for Meeting Iri.clusionary H9using requirement via
Off-site CombinedAfforclable Hoiising Pr()jecf · ·
Dear Ms. Fountain:
This letter serves as a forrrial request bf 2303 Inysstors LP, the property O'wner.
and applicant of the Ocean Street Resideµces property, to. satisfy their, affordable
housing obligations by providing an off-site combined affordable hoµsing project,, ..
located at 3366 Roosevelt Street; . Tlie ~ite was purcl1ased in 2006 following your.·
conditional support of it as an offsite solution to ineeting the affordable housing" · ·
obligations associated .with the Ocean Stre.et Residences project. . ··. . . . .
· This request complies ,vith City Ordimmces and Cit)f Council policies previously ·
. adopted by the City Council as explained bc;low: · · .
The City's Inclusionary. Housing< Onlinance (Cl\1C Ch~pter 21.85)
establishes certain requirements under w.liich residential diivelopers must ·
. provide housing that is affordable to lci't.ver0incoine households as a ,
condition of project approval and permit issuance. The ordinance
provides that "circumstances may arise in which the public interest would
. be served by allowing some or all of the inclusionary units associated iNith,
one pn:>ject site to be produced at an alterqative site or sites."
City Council Policy 57 establishes procedures for the City to use in
determining if a proposed development meets the. criteria to satisfy
Inclusionary Housing Ordinance obligations at an alternative site or sites.
The options that are available to a developer to satisfy.his inclusionary housing
obligations are: 1) construct affordable units on-site, 2) participate in an off-site
combined inclusionary project within the northwest quadrant in accordance with
the requirements set forth in Chapter 21.85 of the Carlsbad Municipal Code and
City Council Policy 57 dated August 8, 1995, or 3) enter into an agreement with
the City to provide un an approved combined affordable housing project
· In the case of the . Ocean Street Residences application, there are particular
circumstances that warrant this project's proposal to for an offsite alternative.
Pursuant to the provisions of CMC section 21.85,. significant feasibility issues
affect' .the development of inclusionary_ units on-site. The upgrading and
conversion of an existing off-site project to provide seven affordable units versus
providing six affordable units on-site will result in future residents · having
convenient access to transportation, employment and shopping. It will also
support the Community's efforts. to revitalize the iri1mediate area south of
· . Carlsbad Village Drive by significantly enhancing the exterior appearance of the
existing site. ·
We understand that a staff Project Review Committee will evaluate this request to
determine its compliance with the criteria defined in City Council Policy 57 and .
th.i.t. staff ·will then tal,e the Committee's recommendation to the Housing
Commission and the City Council. . Our analysis of the Ocean Street Residences
cciriipliance with criteria set forth :in City Council Policy 57 is attached to this
letter for your use and reference. . .
];'lease call if you need additional information or if we may be of any other
.assistance. We look forward to receiving your response to this request.
Very truly yours,
. .,,,,,u pi
ack E. He1{tLo:n
Enclosure·
cc: Barbara Kennedy, City of Carlsbad, Planning Department
Tim Clark, 2303 Investors, L.P.
OCEAN STREET RESIDENCES
OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET --BACKGROUND
The following background information is provided to assist you in your assessment.
1. Owner/Applicant Information:
Owner:
2303 lrivestors, L.P.
1020 Prospect Street
Suite 314
La Jolla, CA 92037
Applicant:
2303 Investors L.P.
1020 Prospect Street
Suite 314
La Jolla, CA 92037
2. Off-site/Combined Project Name:
Ocean Street Residences/Roosevelt Street Residences.
3. Description of Project with lnclusionary Housing Obligation:
Applicant's Representative:
Jack Henthorn &. Associates·
Attn: Mr. Jack Henthorn
5365 Avenida Encinas
Suite A
Carlsbad, CA 92008
760-438-4090
Ocean Street Residences is proposed 35 unit luxury condominium development that will replace a
deteriorating 50 unit apartment complex located at 2303 Ocean Street.
Roosevelt Street Residences is proposed as an offsite combined affordable housing project that
will consist of 7 income restricted units and 3 market rate units. The seven restricted units include
the combined requirements associated with the total number of units proposed on the two sites.
The building will be enhanced from its existing condition through exterior and interior renovations
as shown in the site development plan accompanying the Ocean Street Residences.
4. On-site Affordable Housing Description:
If the affordable housing requirement must be met on-site, the Ocean Street Residences on-site
inclusionary housing project would consist of 6 attached for-sale condominium units. The units
would be offered in a maximum sales range that is affordable to households earning incomes of
80% of the Area Median Income. To achieve a sales price of approximately $175,000, the units
would require a net subsidy of approximately $4,984,284.00 ($830,714.00) per affordable unit)
based on construction costs alone. This number would be significantly higher if projected sales
prices were used. See attached financial analysis for details.
5. Proposed Off-site Project Description:
The Roosevelt Street Residences is an existing apartment project containing 10 one bedroom
market rate rental units. The project is outdated and showing the effects of deferred maintenance
to the point of detracting from the attractiveness of the surrounding neighborhood. The applicant
purchased the project in 2006 after evaluating several properties in the Carlsbad Village Area.
The Roosevelt site was purchased after it was reviewed and found to be conditionally acceptable
to meet the affordable housing requirement of the Ocean Street Residences.
The project was approved and permitted by the City and complied with the General Plan and
Zoning regulations in effect at the time of construction (most likely the old County based R-3
zoning regulations).
The site does not meet current zoning regulations (Residential-Professional R-P) in terms of
parking and set backs. However, the upgrades proposed could be accomplished in the as-built
condition via the building permit process alone since no increases in square footage or unit count
is proposed.
The owner/applicant is required to process a site development plan solely for the purpose of
meeting the requirements of the inclusionary housing program. The owner/applicant is proposing
to make a significant investment in upgrades (landscaping, exterior and interior rehabilitation) to
the property as outlined below and will commit 7 of the 1 O existing units to occupancy by low ;
income residents through a Housing Agreement with the City.
The owner/applicant is requesting approval of the site development plan as submitted in
exchange for the contribution of subsidy funding in the amount of nearly $1.7 million dollars that is
necessary to produce the required 7 income-restricted inclusionary housing units.
The owner/applicant proposes to invest approximately $200,000 into exterior and interior
renovation. The existing outdated exterior will be upgraded to a Spanish-theme architectural style
that will result in added articulation to roof lines and street site building fac;ade areas. The exterior
treatment will result in an overall improvement to the character of the immediate neighborhood.
The owner/applicant proposes to restrict (through formal agreement with the City) occupancy of
seven of the units to persons and families earning less than 70% of the area wide median income,
while three of units would be made available at market rental rates.
The owner developer will be subsidizing the project by nearly $1.7 million to insure the on going
viability of the project at the restricted rental levels.
6. Description of On-site Project Constraints:
Site-specific constraints exist at the Ocean Street site that diminishes the feasibility of producing
the full inclusionary obligation with on-site affordable housing. These constraints include the
following:
• Lack of convenient access to service infrastructure to meet needs of low income residents,
including but not limited to shopping, employment, transportation, medical and social
services.
• Exorbitant levels of subsidy required to produce units priced at required income levels
2
)
OCEAN STREET RESIDENCES
OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET·· WORKSHEET
1. Feasibility of the On-site Proposal
a. Are there significant feasibility issues due to factors such as project size, site constraints, amount
and availability of required subsidy, and competition from multiple projects that make an on-site
option impractical?
• Given the small size of the project and the restricted sale prices associated with affordable units, making ·
the project profitable and economically feasible with on-site affordable units will not be possible with ;the
. cost of production exceeding the sales price by over $650,000 per unit. .
• The construction of the 6 affordable units on-site will result in the project's market-rate units being
required to subsidize the affordable units by $171,871 per market-rate unit, exclusive of lost profit.
• The developer cannot afford to build the affordable housing product on-site due to the fact that
production costs alone will add over $170,000 of cost to each market unit.
b. Will an affordable housing product be difficult to integrate into the proposed market development
because of significant price and product type disparity?
• The affordable housing units may be difficult to integrate with the market-rate units because of the price
disparity; the market rate units are proposed to sell in the over 1 million dollar market while the price of
the restricted units would be limited to $175,000.
c. Does the on-site development entity have the capacity to deliver the proposed affordable housing
on-site?
• Affordable housing developers have advised the applicant that it is unlikely that this size of project will
generate interest from any funding sources that would be required to reduce the impact on project cost
to an acceptable level.
2. Relative Advantages/Disadvantages of the Off-site Proposal.
a. Does the off-site option offer greater feasibility and cost effectiveness than the on-site alternative,
particularly regarding potential local public assistance?
• The owner/applicant is not requesting local public financial or other assistance beyond the approval of
requested entitlements for the Roosevelt Street Residences site.
b. Does the off-site proposal have location advantages over the on-site alternative, such as proximity
to jobs, schools, transportation, services, less impact on other existing developments, etc.?
• The Roosevelt Street Residences site is located within close vicinity of public transportation, jobs (in the
nearby businesses and shopping centers), schools, library, shopping, parks, as well as, other amenities
and services due to its location in the Carlsbad Village area and near major circulation routes.
• Roosevelt Street Residences is located in an area of existing higher density residential development
(other apartment projects).
c. Does the off-site option offer a development entity with the capacity to deliver the proposed project?
• The owner/applicant of the Roosevelt Street Residences site owns and manages other income
properties, both in the City of Carlsbad and elsewhere and has a highly skilled development and
3
)
management team. The owner/applicant's Carlsbad properties have received awards for architectural
and management merit.
d. Does the off-site option satisfy multiple developer obligations that would be difficult to satisfy with
multiple projects?
• The owner/applicant is retaining 3 of the existing units as market rate rentals and is considering the
possibility of making them available to assist other small project applicants in meeting their affordable
housing obligation.
3. Advancing Housing Goals and Strategy
a. Does the off-site proposal advance and/or support City housing goals and policies expressed in the
Housing Element, CHAS and lnclusionary Housing Ordinance? , .
General Plan Housing Element and CHAS Goals:
• The Roosevelt Street Residences project is targeted to preserve and rehabilitate the City's existing
housing stock for the purpose of providing units affordable to low-income households. (Housing Element
Housing Plan Goal 1.)
• The Roosevelt Street Residences Project will contribute 7 rehabilitated ·units toward the City's quantified
Objective to provide 25 rehabilitated units for occupancy by Low Income persons and families.
lnclusionary Housing Ordinance Policies:
• The Roosevelt Street Residences project implements the City's inclusionary Housing Ordinance by
meeting the affordable obligations associated with the Ocean Street Residences in accordance with
section 21.85.070.
Growth Management Zone, Ord. No. NS-257 Guidelines:
• The Roosevelt Street Residences is already well coordinated with surrounding properties by direct
access to a major Circulation Element Roadway, Carlsbad Village Drive, as well as having established
circulation and pedestrian access to public facilities.
4
(
OCEAN STREET RESIDENCES
CITY COUNCIL POLICY 57 ANALYSIS
OFF-SITE CO!VIBINED PROJECT
FINANCIAL ANALYSIS
PROJECT PRELIMINARY COST ESTIMATE
The Ocean Street Residences (2303 Ocean Street) projected development cost is based on ,
the following criteria:
Site Acquisition
Entitlement/Engineering/ Arch/Defect h1Surance
Demolition, Site Preparation and construction of:
35 Residential Condominium units (77,348 square feet)
75 Space Parking Garage (36,756 square feet)
Club House (1827 square feet)
Swimming Pool
Deck/Landscape areas
Public Agency Fees
Total Project Cost
Per Unit Cost
ON-SITE SUBSIDY ANALYSIS
Affordable Sales Price (80%AMI)
Per Unit Subsidy (Cost basis)
Total Subsidy (Cost Basis 6 units)
$ 6,800,000
$ 3,500,000
$ 24,000,000
$ 900,000
$ 35,200,000
$ 1,005,714
$
$
$
175,000
830,714
4,984,284
)
OFF-SITE RENTAL PROPOSAL (3366 Roosevelt Street)
Site Acquisition
Improvement cost
Total Cost
Annual Income Analysis
7 units at $800/Month (Restricted)
3 units a 950/Month (Market)
Vacancy 5%
Expenses
Annual Net Income
Monthly Net Income
Debt service/Financial Analysis
Total Project Cost
Supportable Debt (75% of Total cost@ 7.5%)
Off-site Subsidy (Cash Contribution)
Per Unit Subsidy
$
$
$
$
$
$
$
$
$
$
$
$
2,150,000
200,000
2,350,000
101,400
(5,070)
(42,000)
54,330
4,527
2,300,000
(644,000)
1,656,000
165,600
OCEAN STREET RESIDENCES CT05-t2.'CPOS.l1JCDP lls.28
35 AIRSPACE CONDOMINIUMS
TENTATIVE TRACT MAP, CONDOMINIUM PERMIT, HILLSIDE DEVELOPMENT PERMIT
l'flll'C:'lro .. tt,--0
$EC17ON f'.F: PRIVA ffi DRJVEWA Y
I/CT 10;c,;,c -
COASTAL DEVELOPMENT PERMIT LEGAL DESCRIPTION 2303 OCEAN STREET
WAJBRQUAJJIYNOTE..·
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J:l<Or MO ,..n.,w -~
1lts1S.om.v.ll',("fM.'1_.,rn,,•J,1<NT~
-... ~ ..i (V»Gl .. ""'""" ''"".,,. t>~ I'm: ,;:oo(" u »c su,r or o.,.lrol'l,M.
/
SllEETINDEX:
OWNERS CERTlFICATE
ll' -•r a;,,...,,,.., O(' ~ If< ll!C,:,Jl<O -..r:,,s.,,. n.; _.,.
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ENOTNEER OF WORK
l'ROJECT/NFOR/.IATION =-= c,a,.,_ SilltH. ~-CA ~l'Ni'l%tMNIJt1tt AP:H.. ~tJ.1,),1..0:,,Q-" SlltAClf£.U::C ~~'\Ji,J:§f!o~Ir) ~~ .» ~ IJM'1., ltTt W/..IC
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.-~ lO(R =.---.15 {l)(l"S' • 1,10 '-<I.. FfR UNIT t:M<S&.a U#'UI ~ C,S1'¢1 (,NJ/ JJ"J-5<»:>
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tHT $111'f.te(:, 1,fl"# $.f, NC <'M'f,,,_fS CJ:m" 0/ 11£ P<ICK1/1'r SHEET! OFB
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-LEGEND
GF...-GARA FF• f1RST GE FLOOR
SF,,, SECO.NDFLOOR FLOOR
TENTATI CTOS-11/CP
OCEAN STR'f!b.TRACI'MAP.,_,,,
CITY OFCAf/{.SIDENCES -~M:!!.-. ~BAD ~ (,.,,./
=""~
:::,.,~ s,-,-
-·~r I()
==~
@
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S:J.Llc ,·~ :0-
• "
TENTATIVE TRACT MAP OCEAN STREET RESIDENCES CITY OF CARLSBAD
CTllS•12J'CP05•111COPOS.28
PARKING GARAGE LEVEL SHEET30F8
7 _,,_,, .,,
\_·.;>. . .\~\\ .
-,=---" --"'"S":'2'"'-UltSITTu--i~ ~«i~t~ ~ IUt'S '
SECTION KEY
cros.11JCJ>os.11JtDpos.23,
LAGOON FLATS
FIRST FLOOR
SflEET40F8
cros:12/CPOS.ll/COPW-28
UTILITY PlAN
50FB
,m
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RESIDENCES OCEAN cfJ,RJj,EJ..msBAD
j.!!.11 --v--=~~3-: ~ ,..,..,,.,,, in_ -·-·---· =-~ . :,:,
SEcnONA-A
1
.l U>l'W"' QU,1/lt(I 10 SN< /lffl:il> C.U....., o.o;,rm:, <::)W> ... l', ra, l'<Ul. """1:S MD ... ,,,.,.,1 ... ~ ~ .wai:rr 11. l,c.J AS .-U .0.:,. ,,,ou.
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3. [I.S[\IOjt ~ltll m r>< sw uo:w = AAO nreflll(: ,x,,,p.,,r mo ..an ""'O MtJ MXCl<T ... ~$; l!:(,:OOOCO -f. >tu ,_SIU: "'1 ,ri1J~ «rnl.<I ~ "-lm!l>""11Wt. (WIit~)
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QC E AN ST
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P.#ol;t'-NO. 7.l-rua;;u; o.R.
•" \ /
TENTATIVE TRACT MAP OCEAN STREET RESIDENCES
CITY OF CARLSBAD
Cyl'OS>f?,'CPOS·lliCDPQ5-.2S
\ \ . '
'. ,' f!ltANmet; , \ I J!tl.OCIU> , ,
A " _/ \
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HX,oJD -----J<ICll[l;81.00<IWJ.
---••0Ct>'U 0-,_ l'l.)Q'.
---,UM:la)m,a: ----,n--rvc::r
All iiun..vmos,. Ll.NDSCAP'INO, IJT1UT11:S AND EASEMENTS TO BE REMOVED FROMTiffi SITE OR Rl:1.0CATEO EX!Sf!NG CONDillONS
70F8
! I
~ ~ " ~
stMJ:, , •• $/
EXISTING TOPO MAP
.. ..
11:fN1:A11 Vb 11<A(.:J'MAJ' OCEAN STREET RESIDENCES CITY OF CARLSBAD
EXISTING CONDITIONS
80F8
OCEAN STREET RESIDENCES
2303 Investors, LP
I 020 Prospect Street, Suite 314
La Jolla, CA 92037
GENERAL NOTES
1. Total Site Area:
2. Total Number of Existing Dwelling Units:
3. Total Number of Proposed Owe!Hng Units:
4. Total Number of Lots:
5. Assessor's Parcel Numbers:
6. Existing General Plan Designation:
7. Ex1$Ung Zoning Class!ficalion:
8. Gross Density:
9. Net Density:
10. Building Coverage;
2303 Ocean Street, Carlsbad, CA
3.05 AC (132,858 SF).
50
35
1
203-010-12 + 203-010-15
RMH (Residential Medium-High Density {8• 15 OU/AC)]
R-3/BAO
11.4 OU/AC 11.7 DU/AC
47% (62,387 SF/132,858 SF)
INDEX
l>RCH!lT.CnITT.Al.
Al STAmncs "2. streru.tl•ISTflOOftOCf,\NSTil!'tTfl.AlS
J.2.1 GARACEf'l»l•Z!(()fl.!Xlfl~flATS AU lAGOONflATS1$Trt000PlNI
~.3 G/,AAGCl!ASOJtnr,s~mr.>RECIU'Al>ONlll'ACfJ.IIAI.YSIS Al SITE SlcCTIOIIS 1
"3.1 SITI: St:CTIONS Z
M GMW:;.tTCR.'l,.l,,C1NGtu:VATKlll$
M.I OVtFW.1..u.t.VATXmS
Af.O IJNITl'f'l'"f: 'fl" f'I.NfS•ut.VATICNS
A$.! VNlf1YJ'£ •fl._• f'L<NS•fU;'VAlJCU'.l
1'S: IJll!TTYP{: 'ftb• FV,NS♦u.t'VAneN:S
M.3 U!/ITTYI'!! "Flt,' RAIIS • EU:VATICtiS
M.4 U!iITTYF!! "fl"' ftAnS,-U£VATIOtl$
M.5 \ll<lTn'f'f "fld" Pumi•fll.VATXJNS
N).0 Ulfl'n'f't 'ti' PU.N:S•EU.VAl!ONS
Al.11 l,MTTWE"fU'l'ING♦EltvATDIS
M.2 LMTTl'l'E"flb"f"VNS•filVAT= M.0, 1./N!TTl'l'E -n." R.lNS ♦EiEVAn;Jll5
M-4 UNffr.1'iI 'F"2JI" P<.AHS ♦Clm'ATICNS
__ , -"' (llUX.lS..n~JSJ
""""' (8LOO.f6J ,-.,,
<=="" --· {l)UX;S.111-1'.I}
(81.00$..t!M1}
{l!UXUlt)
Prospect Point
Development, LLC
Planning Division
bhA.lnc. !"'"<I~-~~
'"' •.o.o,; ~ ~· ,:;;:,::i.•
C-"<.raM, ~;.. O=---<Jo, (t<O}O,l~VOO
Rancta'~U~P~lacococ;,-g"&'0~,70~g~o
1475 Nert/I &Md•9', IWO Wc!n~1 Ct,:,:\;, CA 945'16
{925} 9J-Hl001
APPUCATIONS:
CTOS.12
CPOS.11 COP 05-28
AREA CALCULATIONS
-,.,,-n,.,;if; i1 1,,::;e, ..J!h»P-U1''if t.i><>W ._,,.,, U«'if '·"''"
•· >•= n.m. ,_,,." -.!.1'lL2'c-ec-"-+-'"=-•"' +'"'"""""+'~c'"'<"+"'-4~-+-'•e»e•e•-t~=-I~: ~-
1-"''c'·+»4c'·e"e~=•••-.C!'~+'+"+"+•-~+=~+-':"-:":":-+~-f ,_,.," = :: ; •t'-0;:•:0:~r~+c=':':-·I-,",",."•"· r,',,".",,--1
J.>..!:..'!_ ,._.,.,,.,.,,., t~ ,~ ,.,,,,,, ,,.,~,,. , • .,"' luo'!J I ,.,...Y
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PARKING REQUIRED
>«"-\>AW>•J>""i,;•i-,0\1'<.U
O V-'tU !!$! •~ 0--.ml • I sr,us (I«,.,.,...:,» '-"''</ .. n,. ,; '1=> (= '-'-'''"""' =--::, • ,:, >" • > w,o,,,..-, si.,.u =I
!PIJ<.f;,iJJ'~~(• ~· ""'-" ~)
PARKING PROPOSED
I >I)..,.., ""~~
,.,,.,.,,_,...,... !••N>(;(l<P'"ts
[)mf;;>!Of~<W>(lj
SPACE REQUIRED ,,...,.,, ..... ..,,"" ···"'~"'
SPACE PROPOSED
..,""1., ,,,. • "1 • .,,, "" ., ~ ,.. "'-=""
1'£,.'1l0n:f< "'""""'
~l """" '1/ilS ) ==~l
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SEE CHART ABOVE TOP H!CH!
,,,.,., ,.,.,,.
a=. l::i.<JI W ~½r1;'Jf£},,,..,,. ,,.
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STORAGE CALCULATIONS
PER UNIT.
,,
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MVlW><C><•.000' !<>l/>--~f ,.,,.,.., .. __ gooy ,.;o;; • ...,,:,, .,,,,,w,...,.oo,a """fl•""'"' '°"'' w...,, •=ct ..,.,,,...,,,a ..,,,,, .. ...,,,.oc,,a •a:,;, .. ._.,cr
l!O'l,Kl/1">..;i:•i•GOOCf «»J>•U:,,ct tQ!\!'"-lll">«><•l!!»<f .,,,,,,.,_,,,.,.
liOS,ltCil,;;><•t>:»r;, .,,,,,, • .,,,.,.
GENERAL INFORMATION
--·-__ ,. __ _
.. _
::::.."'::"..::..,.,, ---·--~------
--~------~--;:;.:t;;".=
~-.. ,_,
«1."'"1"W>UU><U """'·" <J'O>-U --·
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~~"'"'·""""""'"'
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.............. ,.....,.."""'""""' "'" .,..,,_.,,.,_,
"'" ,<\=o-,,.,. -~"""""" ;::;~_,,_,_ ,..,.,.,<=<, ........ -~ -fil1:~
BUILDING CODE
UllCOCCUPNICY: ='"""" t!
CONSTR\.ICilO!ilm:: ~ ~ ~ """'""""' . =~·-1-=
('"__, ,, .. .,
Prospect Point
Development, LLC
l~ftm;,:,;:tSlr«r,.!<,;,,,J.lll
!..dli!,,tl.Om
(t5JJ'56-0Q!t
""'"""' Planning Division
APPLICATIONS:
CTQ5.12
CPOS-11
CDPOS-28
Ocean Street
Residences
Carlsbad, CA
!3(l3INVESTORS,U'
STATISTICS
Al'
\·,,
'\, ''<\.
\Y/
J, >
,{Q at WU\
PARKING PROPOSED 1-I:-'! :.= I
--~-j --~=-~ SPACE REQUIRED
,, ~ \,_ ,,-' \ ~m:r~ \ . .,,,,,_:,?::::> "'""Jc,_
7 /::':::\:::-•\\
Prospect Point
Development, LLC
\ 10::ll~ , t..bll,,C\ ~-m,
\rn)l¼-0:H
(l5!)JJ6«i!l
Planning Division
1 I ,
APPf!CATIONS !/{ "'
POS.111 / / 1 CTOS.12 /1
I Ps'OS.f I/ ;
I ! I I/ I II I • I I
I.
/
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\
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,' ._;;., \ \ ' rr.::::::---c~--• '-0 •• Oce_an Street \ > Residences
'\\_,~-'/ Cartsbad, CA
_,/\ <;, 2303INVESTORS,LP
\ ' ' o,a,,,IOQ f)U. <>-<:\ \, \ '";5:iilT['r'pC'lAN=-+-=
/ _/, 0:\ J~, \ mmFLOOR OCEAN
,,-\.: \\ ,, FlATS ~/ ,,-• ,/ Joo/I MOl~OO
\-;'o 7 \,o\\ / AS»olIO
A2
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1;..;::....1:, , I
f ,....,.,,..,,, j
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; / ; /
@ GARAGE PLAN
S£Cnctl.!(F(
Prospect Point
Development, LLC
llllQ~~Sto»IJH
Ulo&.C\ t:ll'.11
(&$1}{¼-00((
{tS!)tl6«1SI
Planning Division
l \ICA,,.IONS: /.,Ff "-.
2' I
S£:CT!Cfl,KfY
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Prospect Point
Development, LLC
Planning Division
7
·-----~----------------c;--·----------
=•
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Ji ·I O[C;< 'I 2ND FLOOR
11
"i ' 1ST fLOOR
--✓-' --.:::.::---.., ··-.:--~.,,-----------------
L_.,,? ,;t~{l ._.-,,,:,:;m.r=
~------"-"·· ""-"~---------'
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® SITE SEC~-~-~.:B
(8DW££N 8UILD!NGS #2 + #3 ANO #15)
t-
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m -~~•· (,Jr,_,,,
@ SITE SEC~~-~-~
(TMROVGH DUILDIIIC 13 ANO /15)
· .. I £L 41'
Prospect Point
Development, LLC
J(Qll'r:,q:,<,;IS=t,Sw:JJU Lokib,C,,,9~)1'
(rn)C~OOll
(ffl}45~0llil
Planning Division
APPLICATIONS:
CT05-12 CP05·11
COPOS..28
Ocean Street
Residences
Carlsbad, CA
2303 lNYESTORS, LP
~
SITE SECTIONS
A3
l 11 "'-" ----. --------li::------------====='='"="=""=· c''l======#•i,;-~::':"""'"-"<WW."'""'---"'----7""::·-•11 ~-,:c~•+-T !U>'-<>")
"""' '''"'' "~"
Q SITE SEC~~-~D
(BCTWECN BUILDINGS #1 + #2 AND Tl-lilOUGH BLDG #17)
1:;;=
1
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(• .. -•, ,.
PCH07 I ------
@ SITE SEC~~-?.~C
{THROUGH BUILD!NG #6 AND #10)
Prospect Point
Development, LLC
ltl10~Sn<,,SoilollH t..lol1,,C\001
(mJti>OOl4
{m)f¼.fil
Planning Division
CTOS-12 CPOS.11
COPOS.-28
Ocean Street
Residences
Carlsbad, CA
Z30J INVESTORS, Ll' .,..,,,~
SITE SECTIONS -· A~D-\S.00 ,_ j 00 07 ,,.. >S NOJIO
°"'""'6Y:
A3.1
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BUILDlt-lG#I
BUll.0/NGtl
l
~
@ EAST TERRAl'!~Ee:!~~4
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Prospect Point
Development, LLC
!CO!l~S.....i,~nH
L<kll,,.C.Hiill1
(m)~!l>OOI~
(Cl)ilW,'11\
Planning Division
APPLICATIONS:
CTOS.12
CPOS.11
COPOS.28
Ocean Street
Residences
Carlsbad, CA
ZJOJ lN\'ESTORS, LP _,,
I i i
i
I II
i
SUllDWG117
SIJ!I.OlNG#l
6UIU)JNG#18
S1Jlt.D:NG#6
EUILDING:2
8Ul0tt1G #17 BUILOING#16
EUllDlNG#S 8Ult.DING #4 BUllD1NGll-3 BUILO!NGJ:1
Prospect Point
Development. LLC
10::0~$:m,!,Sii>otllt Uk&.CAmn
(!l!)~¾b.ll'
l™}~l
Planning Division
APPLICATIONS:
CT 0S.12 CPOS-11
CDP 05-28
I ---,.""H -------r:-:::::===::;;;:~~:;;;:;::=~/J.~~ i !
SUILOING#J SUILD!f,'Gi;J
SUl!.OING#15 BU!l.OWG#U BUILDJNG#13
@ LAGOON OVE~'E1~:~~~~~N
BUa.D!NGf5
SU:LDING #tZ
BUil.DINGJIG
SlJlLDING #1 l
8UlLOlNG#9
BU!LD!NGll-10
SlJUDJNGf7
8UllD!h'G#3
Ocean Street
Residences
Carlsbad.CA
2303 INVESTORS, LP ,._,,~
OVCRALL
ELEVATIONS
i
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' ' ' !i
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'
;~
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' ' ' ,J
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' ' : ' ' ' ' ' ' ' -,, ' .,
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I I I U It I dll1fll ""''\t,Y illlU!n.,,:r BU1Dlli'CII
Prospect Point
Development, LLC
lll:l!IJ>m,po:,S::<xl,lWll:lllt
Uk44C\»Jl7
(rn}ill<XlU
(lmt¼JXl>il
Planning Division
APPUCAllONS:
CTOS-12 C!>OS-11 CDPOS.28
GROSS AREA SUMMARY:
!ST f1..l.lCR rw, J,OJ1 ST
V<() FtOO•l fl.M; i.001 Sf
NET AREA SUMMARY:
tSJ flO()j{ HAI; Z,!1!4 Sf
M nOOR n..1r-2.ss9 sr
COVERAGE AREA SUMMARY:
J.JS) St {•"'.:L C(Q:;~ + l'CROltS)
Ocean Street
Residences
Cmishad,CA
2303 INVESTORS, LP -.,
UNIT TYPE Fl
PLANS + ELEV.
ti ' l
f-
,., .. : ' : ' ' ' ' :
' ' ' ' ' ' ' ' ' ' ' L
' ' L ________ _.__ ________ J
Q 1STFLO°!E~,·,o· '""'@ ~liron
Prospect Point
Development, LLC
l(!;'ll~Sl:,xl.S..:.mi
td:11,,CAD:ltl
(ill}m4l/l
(ill)<ISo-~I
Planning Division
APPLICATIONS:
CTOS-12
CP05-11 COPOS.28
GROSS ARf.A SUMMARY:
N£T AA.EA SUWJARY:
,1,11.tc>lfV,! :uu:,,-'"" "°"' "~' .,...,, " .... ,., (=""-<) {""-=~•<UY)
COVERAGE AREA SUMMARY:
:_,,n ,;, (..:t, «:,,-• ~S)
Ocean Street
Residences
Carlsbad, CA
2303 INVESTORS.LP
"'-''
UNIT TYPE Flo
PlANS + ELEV.
A<(/<l!)..00
JJ(.'(i }
A$ NQ1Ul
A5.1
;---
' ' ' -' t :,
' ' .j, : ' ' '
,_
'
-' r' ' ' ' i ' '
' .j, ' ' ' ' L
I
··-·~·-CL
t!
: J, J, : 'r,----ro-______ _,
<..J LJ -,
' ' \':'.s·
' :
' ' ' ' ' ' ' ' ' ' ' ' :
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, I
::1
Qi) STREET ELEVATION l.=-t 1«t1<r ...t:" . ..., ~o.J•) =•fi·-,·-,;r-
~7' r--~M~--,,
L---------'---------'
'"..., @ Wrn'G fJ
8UflDINGll-5
GROSS AREA SUMMARY:
NET AREA SUMMARY:
1ST n= fU,T. l.CCJ z;
Z"() HOOR fV,J· ts:i,jc sr
Prospect Point
Development, LLC
l018~Sm:t.S<i!<l'lll l.lka.,C\mtt
{lll}!!&OlH
(1!1}<¼00.1
Planning Division
APPLICATIONS:
CT05-12 CP0S•11
COP05--28
5.fHI sr (s,/sm; W;.u.)
(!NCL srn> • U£\/)
COVERAGE AREA SUMMARY:
],1>10 sr (1HCL occ,;s ~ POl<Ost:S)
Ocean Street
Residences
Cmtsbad,CA
2303 INYESTORS,LP
UNIT lYPE Fl b
PLANS + ELEV.
SLOGS. #3 + #5
J.~1),15..QO
' "
A5.2
--:
' ' t ' ' ' J, ' ' ' ' ' ' •" ' ' ' ' f ,.,
' ' t ' ' ' ti ' ' ' I ' I J
' 1 ,·~·~1,-,
' : ' ' ' ' ' ' ' ' : : : ff"",-5'71
' :
L-.! ' ' ' ' i ..
' : ' ' ' '
rr~J ~--------.b
IDD ~I ,~ "~~ ~••n•:~ .. · ·rn□,:;I ~L·l
(!la(i] C !j'
',,
GROSS AREA SUMMARY:
1~ flCCll 11,\.T; J.ill sr -::"o n_oo~ n . ...r .H>1G ~r
Prospect Point
Development, LLC
le:W""""""S>,rd,~Jm LIMll.CA nm
{m)-0£.00lt
tm)~U-«111
Planning Division
APPLICATIONS:
CT 05-12 CPOS-11
COPOS--28
e..;;,,e; sr (Ol!r= ,.,1 .. 1-)
NET AREA SUMMARY:
1ST fl.C()R fV,J; J.CO~ '.ST
wo ncoR rv.r i.~CJ? sr
5,911 Sf (NS!Dt lilti.}
{"-CL S7lfl + Ul:'.J)
(l><O.. $!111 • fl!;\')
COVERAGE AREA SUMMARY:
J,~10 ST (.NO.. P!:CKS + PORCttl:S)
Ocean Street
Residences
Carlsbad, CA
2303 UNESTORS, LP -UNIT TYPE Fl b
PLANS + ELEV.
BLDG.#4
\'--. ' ' ' ' ' l ' :
' l ~,lr'---;,~71 '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' :
' ~-~
GROSSAREASUMMAAY:
1ST flOCl'I 11"1 2.111 :;t
~NI} F1COR flAf 2)\<ll 5f
NET AREA SUMMARY:
1ST rtOO!I: n,,.r, 2,71» 'Si'
WO fl.CCR fl,'.? 2.615 Sf
Prospect Point
Development, LLC
!Q:-.)""'1;<a!tm!,:S,&t,U
bkllt.CAnlP
(t!ij~U
{lll}~~I
Planning Division
APPLICATIONS:
CTOS-12
CPOS.11 COPOS-28
5,.lM Sf (<~Wf "-'HJ
(...:.:l. $•AA< + tU.Y.)
COVERAGE AREA SUMMARY:
~•Jl '.>!" (1>10.. = . l'O','(;>£$)
Ocean Street
Residences
Carlsbad,CA
2303 lh'Vt:stORS, LP
"""""'' UNIT TYPE fl c
PLANS + ELEV.
BLD .#6
·~ 00 J/00/07
ASM!Ul
l
l
J,
-~ .,.
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' :
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' ' ' : '-'--+1-~=x ' ' l---------'---------1 C@) 1STFlOO!!~,--c· u.r(i) 6UIU)ING:,
Prospect Point Development, LLC
!!COP!ai\x<l!ltt<l,Stilolllt ld:illl,CAf:!ll1
(Cl}4!!.00«
(m)t14-0l61
Planning Division
APPLICATIONS:
CTIJ5.12
CP0S-11 COPOS.28
GROSS AREA SUMMARY: m noc,, f'W'. l.--:r ,,.,.,,,.,.,Ht• '-"":'""
tiff ARfA SUMMARY:
!>ll\J:O!,,._.I, l,"4U
""" """" n.<• ,_,.., "
CO\IEAAGEAREA$1Jl.UAARY:
,u.o if t=. a=•"""""'')
Ocean Street
Residences
Cat!sbad, CA
2.JOJ INVESTORS, LP _,,,ft
UNIT TYPE Fl d
PLANS + ELEV.
.#7
t
f' ' ' ' c
' :
' '
'' : ,_
2ND FLOOR Pl.AN <2 ~ -)
, .. rr., =•1~·.,•.a• =o•
I 7 : ' ' i ' .
' ' . ,
lti'L.SI~L..
• 1.•d& x •00 Cf /l,Nf
~ ,ro;:, ,;f
7 ~7 ::J
1W S, X tO' C(V;C U():.><T ~ It® CF
-~ '="
D
17M ~·· f --0
rrF\·1 mJ ¼ LJl ;; .
(t"""'-'"""') r.=rc=~~=~=,,~.
u
Prospect Point
Development, LLC
!Wll~S,,,,,,,$oi,:l'lH
t..Ml>.t.\m37
(llJ'ji!6..(IJµ
(ln)~¼«.ol
Planning Division
APPLICATIONS:
GROSS AREA SUMMARY:
IS'! rtCOl rv,r, 2.Z7J SF
WO rux,n fV,l 1.0<1 sr ~.J•~ sr (CUTS![){ 'IIAU)
NET AREA SUMMARY:
,sr ru»'< rur 2,!ZZ :\1
:tNO ftCC/f I\J,.t l.~00 Sf
+.en sr (!N'S!!)( \I/AU)
COVERAGE AREA SUMMARY:
2c<61 SJ' (l!<Q C(...">:S +
l'QRCl<Cl
Ocean Street
Residences
Carlsbad, CA
2303 INVESTORS, lJ>
~ i'..-
UNIT TYPE F2
PLANS + ELEV.
----------
;,
---~if~· ------
<W~
!~-t-
: I
• ' ' ' ' '
r i
j. j.
EAST SIDE ELEVATION
,·
ci
~I
r,r~"'-,~
2ND FLOOR PLAN
1 '-"'""" ~[;l/~•~,•-,:,-'"-""""-''
,.
rm,-i:i;s com:n
(1.!121 Sf)
GROSS AREA SUMMARY:
lo! ft.OOR U.Uf)HC!JSt: 1,955 sr
2NO n.ooa /UT,
NET AREA SUMMARY:
1,1 ru:c« cuia,e,1st, ,~1 sr
iND noo~ rvt 1.7eJ sr
Prospect Point
Development, LLC
1e10~s-i_s.;,,.t11,
tl~CAnID
(m)(J"~l-t
C!ll'J'J~J
Planning Division
APPLICATIONS:
CTOS.12 CPOS-11 CDPOS.28
(O\JT~,OC >ml.)
.u~o sr {llt>,¢,t l>'U)
COVERAGE AREA SUMMARY: z.za-. s• (t>.'Cl OCC>(S .. rooo,rsJ
Ocean Street
Residences
Carisbad,CA
Z30l INVESTORS, LP -.,,
UNIT TYPE F2o
PLANS + ELEV.
1ST FLOOR PLAN (CLUBHOUSE)
aw,.,,,,; = •1a·-,·-o· --
t t
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+--', ,-
t t r-----------'
-
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•
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N-<""3,o,S, ' -
' : ' ' ' ' ' '
GROSS AREA SUMMARY:
Prospect Point
Development, LLC
lt:0~:!m:,t,blll!I
t..ld\i,CAt:!ll?
(l!Jjm.n)jj
(m)~!
Planning Division
APPUCATIONS;
CTOS-.12
CPOS-11
CDPOS-28
1~ 11.0Cfi fVI, t.76J sr
2110 f\.000 rut. !$.13 SF
NET AREA SUMMARY:
1ST ruxm n.,I; 1,e" :;:r
t,I() ru:c« HAT 1,7()< s;
COVERAGE AREA SUMMARY:
J J
a:1(0, 0, ~
,0;::,; , !~~-""""
Ocean Street
Residences
Carlsbad, CA
2303 INVESTORS,LJ>
UNIT lYPE F2b
PLANS + ELEV.
AW<S.00
AS uon:o
A6.2
<-->
t
l
<--_,
1' t r-'
L -_,.._-_-.,
@ ~~: p~ :~a~:.~~ -~·
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', 0 ~Q_ ',08
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Prospect Point
Development, LLC
1ro.,~~:i.....rn1
l.db,C\'llllll
(rnH¼-OOH t1m1J6.@1
Planning Division
APPLICATIONS·
CTOS-12
CPOS-11 COP05-28
GROSS AREA SUMMARY:
1$1 fl.OQR flA~; 1,9-15 Sf
i/.0 tlOOJ! rur, u,:; zr
Nc"T AREASUMMARY:
1st flOCR Fl.AT; 1.(\07 :U
2~0 ROOR ru.r: 1.715 s;
COVERAGE AREA SUMMARY:
i:;:a-5 sr {,,io.. C(O:.S ~ Pc;,u,
Ocean Street
Residences
Carlsbad, CA
2J03 L>NESTORS, LP ....,,~
UNIT 1YPE F2c
PLANS + ELEV.
BLDGS. 13~
A~O-l!i.00
>{00 ' A:i OOll])
A6.3
t t t t
J,
w•=IP"'"""'s;·ee--.:·;;:---:.;-""--1
I 1((-Q;" ~~
:.;L_-":.-:..-; . ,: :
BUILDING # 17
(i~ noom
{TlP!: 17)
Prospect Point
Development, LLC
l~~~:s,t:,,,:m
LaMit.l'A nm
(llt)~l-4
{t!l'j(Jo-<U!
Planning Division
APPLICATIONS:
CTOS.12
CPOS-11
COPOS-28
GROSS AREA SUMMARY:
1Sl f~COR fl.l,T: 2.lU $f' wo fUX)I! rv.rc v:,n sr
NET AREA SUMMARY: ,s1 r= ru.r: •!in !iF
11-ID flC<'.m fl),I; l.'~J9 SF
COVERAGE AREA SUMMARY:
1STFLOORPLAN u ...,,~ "'~>
SCI<.(: •r~·~,--.,.
2.~25 Sf {;~Cl,_ ct= • l>Ch
Ocean Street
Residences
Carlsbad, CA
2303 INVESTORS, LP -· UNIT lYPE F2d
PLANS + ELEV.
BLDG.#18
Al~OO
1'1</Vl.W,WY>tT>l
[h!-lAtJ([otA<<NC
NAl\!Y\Ut(l> Al.!;,. ~-r~M ,mrv,r, um
W,',/N!l',C\'Mll.n'l' ---~
lttWA!.U,Fl»:"O:. 1°.A!OH!:CTt..-U
FWwrw«;:nn. rYP
Pt:.Ol's';'/4lll[W{t
\HC,.s.\H''-'""--.c1
c.;n,n1
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5CAL£, 1'•20' .. ij~fil& Fl"'~ AH ··--
01010 40 60
KN<;,,t:Anc:i-
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HOIT,
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I ><UUY ru:v-.o:, ll<AT I A<! l~t llCU-m:o P'-S!C><O: Of~
(Ol nm n,:m:CT, T>V,T!><AVt!Xf1'::nU>~11Uo;,,.,,a = mt ro,o; 01 l'Ht nmtt-r;,,:; t'U!NW IN )(cnotliJl»Or
nit t'-'l:i-<mA>;o rwms:0111 co«. .ANO !HAT n-11 ornc:N \I (:0,J~nv,UY,\lH ~i!N! ITAIWML'.S
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VA110N l'IA!<. fll.t ,urrtCTlON P,,Nl,JWP .-.U, CCNrxno'flOf M7W11A< mATtC TOl.A.><CKA?t..-.:;
Ocean Street
Residences
c,.,1.1..J,G\
lmwmgT!tle:
1u.vrnv..nvtl!Ttr-.AN
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L-1.0
m'irR
EASEMENT.ill
OVl!.5 PR.AWING,
WAT[RfM[M[NT
SE!0'>1l.SDRA\!','l.NO
MAINTENANCE KEY
HOA MAINTAINED lAND5CAP£
HOMEOWNER MAINTAINED lAND5CA.PE ™ ;,;w.ro"M!Xl'41"N.l!V
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SCALE: 1•,.20•
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2303 Ocei n Street
Resic\ences
1303 lnvt:7-on, LP.
1010 Fro:;,d: St=\, ~,t. 5U
t<llclkCA ~
l}O~O~can~<
Ocean Street
R.csidences
Carl.kl.CA
L-1.1
M.llt(){i-.'C _/
SITMCX "CWIJ(MA4'1,
SUCMlS PAA\\iNC
ZONE KEY LEGEND
-
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Yl,U!!1'.11.0F-mv.:.'-""""':OJ'!:AAL'< ZONE 2: REFINED tAND5CA.PE
ZONE 5, NAWMUZW lANDSCA.PE
PR.!VATE PROPERTY
(SY HOMEOWN£J1.)
LANDSCAPE AREAS
ZONE SQ. FT lAN!r,CAPt
. AREA(%)
.lONClo UJ$11 IANO$CA!'( ""'" 16$
WNf2 l¼I!NU>IANP'KAfE .U.040 m
WNf.:3, NATI.IAALIZW LANNO.PE 10.m "' PII.IVATt Pl¾¼TRTY !0.051 "" TOT At IANDSC'.MtAR!A ~
TOTAi. W,!i:>SCAl'EAfrA{ACTEJ UACT.!:$ PERO:NT Of mrAL SITT (l) w,
TOTAl/lREAOf.$1Tt ltA(ltfj
8"'=-"'i-
SCA.IL 1~" 20'
l'Jml~ Fl Pi 01010 40 m
[
P!U-'OIED-51'01>.MPl!.AIN.
l!l C!VlLS PAA•'llNCS
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Ocean Street
Residences
Dnwll!,111ttle:
lANDSCAH ZON!; l'tAN
L-1.2
HYDROZONE KEY LEGEND
t!AH tAND"..0'11'£ l.ON£ 1-MWIVM 1-'l"'n:R V5t
lu.,;;,\IWNIYffsl,NAVr;tl><::ii\n;;ol >'l.ANTW<n:~t~r,-,'TCs>-,.,..m,.,,.,
WlNUl tANOSCAJ'E !.ONE 1.A-HICH WA ffi lhE
-
•=!lCNMiMl>.tl<U.,:.,,nc,, ,._....-,,.,u-uv;it=•«:>•
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WATER lMC! CA1.C1.it.ATIONS fOf';. SH ti.I!;\ & CWvNDCOVO:.
WATER PERCENTAGts
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2303 Ocean Street Resi<lences 2303 !nvert¢1"$, LP.
1020 Fr&~ 5t<ttl.. 5<.<!k !l~ Uk>Jb.CA •;W37
Ocean Street
R.csidences
L-1.3
tVllNNG
ICTMCK
LEGEND
===== 1/.ITAlN!NCWAU
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Ocean Street
Residences
W',ttg TI:tl<!:
WAUANDtENCINGl'tAf,l
Mn.H
L-1.4
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SECTION A-A
ClMlt:XlH,-.iu,,¢
tfl'""m«:.:~IAU
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AFl.CW1;:m«:;lH<l.llll
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s<AU:1/ll-'•1'-0"
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SECTION D-D
P\Alffi>lClt<.lY~lH P-"ll'.l.G~C.1<0C1mt<:c\,U
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KAUl/ll'•l'-0'
l/o.UM.~ lOO"f,t'll'>Oll M?<X,:H•;r.H1' "'11HnuFv,mtuo,; ux:,ruo,,.,rnu.:x,,..n;ml
l<lWM,O><:l>!HTl-.30
2303 Ocean Sheet
Resiclences 2505 !nv,:si:o~ LP.
w:ro rro,pect si,,,,,;. 5= m
!.l k>Jk CA 9:KJV
Ocean Street
R.esidenccs
L-1.5
IVm"'-""m'<m>U . ' ;,;,.-,fsM~\r ,-o, ·~ '" ~g~ ,w 1~ !)'0( ~i <l'C( .,, ·~ '" :w~t -~ ~" >W t~ woe •= ~t~ ~;;.'?' t,;i -•=
PLANT SPACING
!M<w; ....... ""'-"'1""'"""--. "-"""'"'=--=u.!»<>W¢D "'""~"""""''-===•==·"'""''
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:;}?STAKINGDETA!l(15GALTREES~>~-------
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N.TS.
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2303 Ocean Street
Resiclences
C '" 0:(ill on f(CT IN V[tT)(At H(;Cl<rUOV,i.t :r,w,~ "1. ~::. ,:1. NO ,U. 2303 lnverlott, LP.
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Residences
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2303 Oce.,n Street Resiqcnces
2303 lr.ves'..o~. LP.
10:W P""f'<'Cf $\"'lei. ;~11,:JU. u,d!..CA9XIS7
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Residences
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2303 Ocean Sheet
Resi<lences
1303 Investors, LP.
10:W P=pe! Sl=t. S.~ !U
t.foli~CA r..arT
Ocean Street
R,esidcnccs
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Resi<lences 2303 lnvehm. LP.
1020 f'=red Stn,c,t, S~'U 3ll
u.ld!,,CA <J:um
Ocean Street
Residences
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MONUMENTS!GN
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Resi<lences
1303 lrweto~ U'.
10::0 f'lv.,ped ltrc.:'~ S<IU m
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Ocean Street
Residences
Or•,.mi:TtUe:
IU.V:ITl'ATIVE DCTAJJ.:i
L-3.1
LEGEND
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EASEMEJffNOTES
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EAR TI !\I/ORK OUAN11TIES
l.EQ.Al. DFSCRIPTION
(/r Th€_,,,,,.,,-...,.,.,-« l,.Q7 $ /NJ ,U OF W"I" f""" 7. l!«lP< ◄l OF~ H!Wrtll>"Q~-/<l-1>,1)\(Q.-,U ~IUl>,.t,.,;;Cfl>:1",:,' r,.,;; o:u(/yf;£<Xti0£ROf'SW/i/ll,tJCCUil'r.""r1,,_
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J.¼~ ~=• sm:ct ,..,.-i:e,,.o, , .... •=
0
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VIClNlTY MAI'
SITE PLAN /SDP 06-10
PROSPECT POINT DEVELOPMENT
V
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TI'PICAI. SECT10.V
RVOSEVELTS1REI,T(l:XIST1!\'G)
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ALtEY{EXIS11NGJ
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PREPARED FUR
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GENERAi Pf1N
N
GENER,\LNOTES = ,.c,o.a;, "'-N «: 4m 'ff =
SDP06-10
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CON~TRALVTS INFORM,\ 110N
l'ARKING
t/1)$14,/; ,:,>~:Y~-,.
~~:,o.o.::r:.-1<1
ENGINEER Of.' WORK
~.&1~--;'.;,f/~""AD!O!'~$
CJ.Rt.ill;,(!, c,._ Ot<=--<):,r (>Ml ,w-~100
SHEETJOF2
SITE PLAN I SDP 06-10 SDP06-10
I (Wr#i;FITX:f.'K( I
_ _:;~'-:"" .. -(-,.-.-_-_----,,-.-----.,-,.-.-.;n,-.-.-m-,-,.+r-:~·-j~:-
tsi.Liii..
Prospect Point
Development, LLC
~1-i~L..fll< t.M>.nm:n
#%J•«.«;a <IW.1-l
Planning Division
Randall Planning & Design
1475 Notth 0rood•Cy, #290
Wa!n.ut Cr~ek. CA 94596 tns) 9~-eoo2
APPUCATIONS:
SOP00.10
ROOSEVELT STREET RESIDENCES
2303 [nvcstors, LP
l020 Prospect Street, Suite 314
La Jolla, CA 92037
1.
2.
3.
4.
5.
6.
7.
8.
GENERAL NOTES
Total Site Area:
Total Number of Existing Dwelling Units:
Total Number of Proposed Dwelling Units:
Total Number of Lots:
Assessor's Parcel Numbers:
Existing General Plan Designation:
Existing Zoning Classification:
Building Coverage:
3366 Roosevelt Street, Carlsbad, CA
.2 AC (8,751SF)
10
10
1
204-092-24
RMH [Residential Medium-High Density {8•15 DU/AC)l
Residential-Professional (R-P)
35% (3,037 SF/8,751 SF)
i :
INDEX
C COVER
ARCHITECTURAL
A 1 ROOSEVELT HOUSING SITE PLAN
A2. ROOSEVEl T FLOOR PLANS• ELEVATIONS
I@ LOCATION MAP ® SITE PLAN
SCAl.E: 1~"'10'
Prospect Point
Development, LLC
1~~1$11«1.S<.1:lm
U.1.~l>.CA9)l')i7
OJ!il¼-OO!t
1!1!Hl4tll;1
Planning Division
APPLICATIONS:
SDP-00-10
Roosevelt Sire,
Residences
Carlsbad, CA
1301 !N\T:STOR5,LP ,._,,,,
ROOSEVELT
HOUSING SITE PLAN
.Joo• MW 00
A1
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' """-I
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' -1~:~
Prospect Point
Development, LLC
10:0/;-~S~!<""Hll
LIMb.CAtt:m
tl53Hl,!..00it
t1HH~!
Planning Division
APPUCAllONS;
S0P-06-10
Roosevelt Stre,
Residences
Carlsbad, CA
2303 INVESTORS, LP ~-·
A2
'7 I
re, ·mt , lDEN(E 1 ~ wan
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I IL_i ~D, 7 'I
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DEMOLITION LEGEND
I~ EXISTING CONCRETE REMOVED
LXJSTINGSOD
MEXICAN FAN PALM5
0 CANNAULI£S 0 BRAZILIAN PEPPER ill£
3366 Roosevelt
Resiclences 2303 lrivest:m. LP.
1020 r-,.-«1: Sltttt. 5'.<f"1 JU
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Residences
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.2303 lnvesto1'$, LP.
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3366 Roosevelt
Residences 2303 lrM::;tor~ LP.
10:to~lh,,!,,S<JMJM
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Roosevelt Street
R.csidences
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L-2.2
REFINED LANDSCAPE
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ARWCALCVLATIONS
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Residences
2303 Jrwi:s'·.ot5, LP.
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R,oosevelt Street
Residences
LANDSCAP£ ZONE PIAN
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TI!E vnuz,\!WN or A a wow IRRlQ'I.TION WiTIM roR Tl-lE MAIOi:,'Tf Of
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SCA.LE: 1g" 10' 14!;:I """'"1--1 1-'--1 ,::q
0510 KJ 50
5366 Roosevelt
Residences
2303 lr,vd:~. LP.
1020~i:,.,,.,S..mdu ~JclkCA <J-:os!
Roosevelt Street
Residences
G,J,.6J,CA
L-3.1