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2014-05-07; Planning Commission; ; CT 13-05|RP 13-15- STATE STREET TOWNHOMES
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. (^^3^ P.C. AGENDA OF: May 7, 2014 Application complete date: March 3, 2014 Project Planner: Shannon Werneke Project Engineer: Steve Bobbett SUBJECT: CT 13-05/RP 13-15- STATE STREET TOWNHOMES - Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to 1) allow for the demolition of all of the structures located at 2531 to 2601 State Street (APNs 155-200- 07, 203-054-19, -20, -21, -22); 2) to allow for the construction of 47 two and three-story air space townhomes, including 41 live/work units and six (6) inclusionary units; and 3) to allow for a development standards modification pursuant to the Village Master Plan for reduced dimensions for the single-car garages (11' x 19' instead of 12' x 20') on a 1.89-acre site which comprises five properties addressed as 2531 to 2601 State Street in District 4 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7048 RECOMMENDING APPROVAL of Tentative Tract Map CT 13-05 and Major Review Permit RP 13-15 to the City Council based on the findings and subject to the conditions contained therein. II. PROJEa DESCRIPTION AND BACKGROUND The subject 1.89-acre site comprises a total of five legal parcels (APNs 155-200-07, 203-054-19, -20, -21, -22) addressed as 2531 to 2601 State Street. All of the properties front State Street to the east; the three southern-most properties also have frontage along a public alley to the west. The project site is located outside of the coastal zone and within Land Use District 4 of the Village Master Plan. The properties are currently developed with a number of commercial and light industrial uses, totaling approximately 32,000 square feet. In addition, a public storm drain easement runs from east to west through the central portion of the 1.89-acre property. The existing uses are summarized in Table 1 below. TABLE 1 - EXISTING ADDRESSES/LAND USES Address APN Occupant 2531 State Street 155-200-07 Commercial office building 2533 State Street 155-200-07 Shaw's Collision Repair Auto Sport/Body Shop 2535 State Street 203-054-22 Armstrong Woodworks 2537 State Street 203-054-22 General Contracting 2539 State Street 203-054-22 Commercial office building 2541 State Street 203-054-22 Commercial office building 2551 State Street 203-054-21 Commercial office building 2579 State Street 203-054-20 Designer Glass Carlsbad 2599 State Street 203-054-19 Reconstruction Experts, Inc. 2601 State Street 203-054-19 Whitlock Surf & Rental CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 2 The proposed project entails a request for approval of a Tentative Tract Map and Major Review Permit to demolish all of the structures located at the above-noted properties and to construct a total of 47 airspace townhomes. Specifically, a total of 41, three-story, market rate live/work townhomes and six (6), two-story rent-restricted townhomes ranging in size from 1,194 square feet (SF) to 3,155 SF and in height from 24'9" to 44'iy2 " are proposed. The ground floor of the three-story live/work units is proposed as the "work" element of the unit and is designed to encourage home offices and telecommuting. The applicant has indicated that active storefronts are not anticipated or proposed and commercial signage will be restricted. The proposed density of the project is 24.86 dwelling units per acre. In addition to constructing six inclusionary units onsite, the applicant also proposes to purchase one housing credit in order to fully satisfy the inclusionary housing requirements. A detailed breakdown of each type of unit is summarized in Table 2 below. TABLE 2 - DETAILS FOR UNIT TYPE Unit Type Quantity Size (Gross SF) Bed room/Bath rooms Garage Private Open Space Height Al (inclusionary) 4 1,211 SF 2/2 One-car garage None 24'9" A2 (inclusionary) 2 1,194 SF 2/2 One-car garage None 24'9" Bl 11 2,874 SF 2/3 plus den and work space Two-car garage 704 SF 42'3"- 42'5" B2 8 2,970 SF 2/3 plus den and work space Two-car garage 787 SF 42'3"- 44'1/2 " B3 7 3,076 SF 2/3 plus den and work space Two-car garage 744 SF 41'!% " B4 2 3,155 SF 2/3 plus den and work space Two-car garage 807 SF 41'1/2 " C 13 2,808 SF 2/3 plus den and work space Two-car garage 668 SF 44'1/2" Parking is proposed to be provided by attached one or two-car garages, as well as nine (9) surface parking stalls, including one handicap van accessible stall. A development standards modification is requested to reduce the dimensions ofthe proposed single-car garages forthe six (6) inclusionary units. The required dimension for a single-car garage is 12' wide x 20' deep and the applicant proposes a single-car garage which is 11' wide x 19' deep. Access to the site is proposed to be provided by two, 24-foot-wide driveways located off of State Street. The two access driveways as well as an internal driveway (20' wide) will be enhanced with concrete pavers. A 20-foot-wide storm drain easement will remain and will continue to bisect the central (runs east-west) portion of the property. An enhanced pedestrian corridor with through-access to the public alley is proposed over the storm drain easement and includes landscaping, bike racks, benches, and decorative paving. In order to address the noise requirements and to ensure that the site adequately drains from east to west, a combination retaining wall and sound wall ranging in height from 6 to 7 >4 feet is proposed along the north, south and west property lines. The Village Master Plan allows perimeter walls to exceed six (6) feet in height subject to the approval of specific findings which can be found in Planning Commission Resolution No. 7048. Grading for the proposed project includes 2,400 CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 3 cubic yards of cut and 1,800 cubic yards of fill. As a result, a total of 600 cubic yards of material is proposed to be exported from the site. A 3,540 SF common recreation area is proposed at the northwest corner of the property and includes an overhead shade structure, barbeque, picnic tables, and decorative planters. Each of the 41 market rate units has a rooftop deck as well as a private deck and a small entry planter. The architectural design is characterized as Contemporary Seaside and utilizes form, materials and colors to reinforce the theme. White exterior plaster with slightly darker, warm, earth tone color blocking reflects Mediterranean climates and the use of wood clapboard siding further accentuates the coastal architectural design. Expansive roof decks and brighter colors used sparingly at the front doors as well as for the fabric rooftop awnings further highlight the seaside theme. Table 3 below identifies the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 3- SURROUNDING LAND USES Location General Plan Designation Zoning Current Land Use Site V V-R Multi-tenant businesses offices, surf shop, auto-related uses North V V-R Business offices South V V-R Big 0 Tires and Auto Repair East V V-R Multi-family and single-family residential, dance studio, medical offices and auto-related uses West V V-R North County Transit District storage yard and parking lot for train station III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; B. Village Review (VR) Zone (CMC Chapter 21.35), Land Use District 4 (Residential Support Area, Village Master Plan and Design Manual)/Development Standards Modification; C. Inclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation The subject State Street Townhomes property, comprising five legal parcels, has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table 4 below identifies the permissible density range for properties located CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 4 outside of the coastal zone and within Land Use District 4. In addition, the allowable range for the number of dwelling units based on the size of the project site and a comparison to what is currently proposed is included in the table. TABL E 4-PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Project Density; Proposed Dwelling Units 1.85 N/A 28-35 du/ac Minimum: 52 dwelling units Maximum: 65 dwelling units 24.86 du/ac 47 units As identified above, the project's density of 24.86 dwelling units per acre falls below the minimum allowable density of 28 dwelling units per acre (i.e., 5 units short). Pursuant to the Village Master Plan, to approve a development which proposes a density below the minimum, two findings must be made. Specifically, the project must be consistent with the General Plan and the remaining sites identified in the Housing Element shall be adequate to accommodate the city's share of regional housing needs. As detailed in Planning Commission Resolution No. 7048, the findings to go below the minimum density can be supported. Pursuant to the Housing Element ofthe General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City's Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation ofthe final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to construct six (6) inclusionary units onsite and purchase one (1) housing credit is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the AHA prior to recordation of the Final Map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7048, the proposed project meets these findings. In addition, the City's Housing Policy Team recommended approval of the request to withdraw 47 units from the EDUB on March 17, 2014. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. The following Table 5 describes how the proposed State Street Townhomes project is consistent with the various elements ofthe Carlsbad General Plan. CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Pages TABLE 5-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Goal A.1 A City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale. Goal A.3 A City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses. The proposed project, which includes the demolition of existing commercial and office buildings located at 2531 to 2601 State Street and the construction of 47 new townhomes, will enhance the vitality ofthe Village by providing new residential land uses in close proximity to the downtown core area as well as the train station. The project reinforces the pedestrian- orientation desired for the downtown area by providing the residents an opportunity to walk to shopping, recreation, and mass transit functions. The project's proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Yes CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 6 TABLE 5-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Housing Goal 3 Sufficient new, affordable housing opportunities in all quadrants of the City to meet the needs of the current lower and moderate income households and those with special needs, and fair share proportion of future lower and moderate income households. Policy 3.6 Encourage the development of an adequate number of housing units suitably sized to meet the needs of lower and moderate income households. Program 2.2 Continue to offer flexibility in development standards to facilitate the development of lower and moderate income households. Policy 3.4 Adhere to City Council Policy Statement 43 when considering allocation of units from the Excess Dwelling Unit Bank. The proposed project includes the construction of six (6) inclusionary units on-site which are required to be sold at a low income level (80% ofthe San Diego County Area Median Income). In addition, the applicant proposes to purchase one housing credit to fully satisfy the inclusionary requirement to provide a total of seven (7) income-restricted units. On March 17, 2014, the City's Housing Policy Team recommended approval ofthe above-noted proposal. The provision for inclusionary housing will contribute towards achieving the city's Regional Housing Needs. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation ofthe final map. As discussed above as well as in Planning Commission Resolution No. 7048, the proposal to reduce the dimension ofthe single-car garage of the inclusionary units can be supported. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in CC Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7048, the proposed project meets these findings. Yes CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 7 TABLE 5-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJEaiVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Circulation Obiective B.l Provide adequate circulation infrastructure concurrent with or prior to the actual demand for such facilities. The proposed project has been designed to meet all ofthe circulation requirements, which includes two 24- foot-wide driveways off of State Street and one, 20-foot-wide internal driveway. Yes Public Safety Policy Cl Design all structures in accordance with the seismic design standards ofthe California Building Code (CBC) and State building requirements. Policy B.4 Review new development proposals to consider emergency access, fire hydrant locations and fire flow requirements. The proposed structural improvements are required to be designed in conformance with all seismic design standards. The proposed project is consistent with all ofthe applicable fire safety requirements. Yes Noise Policy C.5 Interior noise standard of 45 dBA and exterior noise standard of 60 dBA for residential land uses. A noise study was prepared for the proposed project. While no significant impacts were identified, the project has been designed to comply with the recommendations ofthe noise report to ensure that the proposed building design as well as noise walls will adequately attenuate the interior and exterior noise level for the new townhomes, including the common use area. Yes B. Village Review Zone (CMC Chapter 21.35), Land Use District 4, Residential Support Area (Village Master Plan and Design Manual) The subject property is located within Land Use District 4, Residential Support Area, of the Village Master Plan. Residential uses are approved by right and live/work units are identified as a provisional land use. Provisional uses are those which are permitted subject to discretionary approval of the appropriate decision-making authority. Further, provisional uses are approved based upon the ability to make findings. The proposed project entails a request to construct a total of 47 airspace condominiums, including 41 live work units and 6 inclusionary units. The Village Master Plan defines live/work units as follows: A residential structure, generally in loft-type unit, in which one or more of the residents utilize a portion of the dwelling unit for business purposes involving the creation or assembly of art, craft, graphic design, photography, or similar hand-crafted products for display and/or sale. On-site business activities may include in some but not ail cases the display and sale of those hand- crafted goods. CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 8 The ground floor of the three-story live/work units is proposed as the "work" element of the live/work units and is designed to encourage home offices and telecommuting for the owners of the units. The applicant has indicated that while the live/work units include a defined work area on the ground floor, the units are not intended to generate walk-in traffic nor to display or sell hand-crafted goods. The applicant has indicated that active storefronts are not anticipated and commercial signage will be restricted in the CC&Rs. Accordingly, no additional parking beyond that which is required for the proposed live/work units has been provided forthe home offices. Notwithstanding the above, as a defined work area is proposed, staff felt that findings were still required to be made forthe provisional use. As discussed in Planning Commission Resolution No. 7048, the findings for approval can be supported. In general, the live/work units are compatible with adjacent development, adequate parking is provided, and the dwelling units will be designed in such a way that the residential environment will not be compromised. The specific development standards for new development within Land Use District 4 and the project's compliance with these standards are shown in Table 6 below: TABLE 6 VILLAGE MASTER PLAN, LAND USE DISTRia 4, RESIDENTIAL SUPPORT AREA STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Intent Provide for a gradual transition to a mix of higher quality residential uses which will provide positive support for District 1 (Village Center) and reinforce the Village area north of Beech Street as a quality residential neighborhood. The proposed project contributes towards the overall goal of creating a quality residential neighborhood north of Beech Street in that older commercial land uses are proposed to be removed and replaced with 47 high-quality townhomes which exhibit a Contemporary Seaside architectural design and which complements the Village atmosphere. Yes Front Yard Setback (from State Street) Live/work: No setback at 1'* floor; 10 foot average setback for all floors above the 1" floor Residential/inclusionary units: 10 foot setback for all floors Live/work units: Ground floor: 2-9 feet 2"" & 3'" floors: 10 foot average setback for all floors above 1^* floor. Inclusionary units: 10 feet, all floors Yes Side Yard Setback No minimum or maximum North: 13.3 feet South: 7 feet Yes Rear Yard Setback No minimum or maximum 5 - 60 feet Yes Max Building Height 45' 24'9"-44'r/2" Yes CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 9 TABLE 6 VILLAGE MASTER PLAN, LAND USE DISTRia 4, RESIDENTIAL SUPPORT AREA (CONTINUED) STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Building Coverage 100% 53% Yes Parking Condominium (outside Inclusionary units: Yes coastal zone): One car garage. **As discussed in the 2 spaces per unit, one of 11' wide x 19' deep** attached Planning which is required to be One uncovered Commission covered designated compact stall resolution, the Two-car garage: 20'x20' per unit (8' x 15') findings for approval One-car garage: 12' x 20' of a Standards Live/work units: Modification for the Two-car garage per unit. reduced dimensions 20' X 20' for the single-car garages can be supported. Guest: Guest No spaces required for 2 + 1 van accessible properties located outside handicap stall of coastal zone Open Space 20% = 16,465 SF 44,956 SF Yes Common: 3,540 SF Private: 29,546 SF Other: (landscaping/turf): 11,870 SF Property Line 6 feet 6-7 Vl feet Yes Walls/Fences **As discussed in the North: 6-7 72 feet attached Planning (combined retaining/ Commission sound wall) resolution, due to the drainage East: 6 feet requirements as well the requirement for West: 6-772feet noise attenuation. (combined retaining/ the findings for sound wall) approval can be supported to exceed the 6-foot height limitation. Density 28-35 dwelling units/acre 24.86 dwelling Yes units/acre** **As discussed in the attached Planning Commission resolution, the findings for approval to go below the minimum density can be supported. CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 10 C. Inclusionary Housing The City's Inclusionary Housing regulations (CMC Chapter 21.85) require that a minimum of 15% of all proposed ownership units in any residential project be restricted to lower income households. As a result, the proposal to construct 47 airspace townhomes requires a total of 7 inclusionary units. The applicant proposes to construct six (6) inclusionary units onsite and has requested to purchase one housing credit for the remaining unit. On March 17, 2014, the City's Housing Policy Team recommended approval ofthe above-noted request and specified that the on-site units are required to be sold at a price affordable to low income levels at 80% ofthe San Diego County Area Median Income. In addition, the Housing Policy Team recommended approval of the request for reduced dimensions for the single-car garages as well as the proposal to develop the project below the minimum density. As required by CMC Chapter 21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation ofthe final map. D. Subdivision Ordinance The State Street Townhome project currently spans five legal parcels (APNs 155-200-07, 203-054-19, - 20, -21, -22). As part of the proposed project, the lots are proposed to be merged into one lot to accommodate the proposal to accommodate 47 air space condominiums. The design of the proposed tentative tract map and the improvements, as conditioned, are consistent with and satisfy the requirements ofthe General Plan, Village Master Plan, Titles 20 and 21 ofthe Carlsbad Municipal Code, and the State Subdivision Map Act. Public vehicular access is provided and the lot is suitable for future residential use. In addition, the design of the subdivision and the required improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. All easements have been identified and none are affected by the proposed subdivision. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 6 below. TABLE 6 - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPAaS COMPUANCE City Administration 163.4 sq. ft. Yes Library 87.15 sq. ft. Yes Waste Water Treatment 47 EDU Yes Parks 0.33 acres Yes Drainage Existing: 10.1 CFS Proposed: 7.7 CFS Yes Circulation Existing: 557 ADT Proposed: 282 ADT =Net reduction of 275 ADT Yes CT 13-05/RP 13-15 - STATE STREET TOWNHOMES May 7, 2014 Page 11 TABLE 6 - GROWTH MANAGEMENT COMPLIANCE (CONTINUED) STANDARD IMPAaS COMPLIANCE Fire station 1 Yes Open Space n/a n/a Schools E: 8, M: 15, H: 15 Yes Sewer Collection System 10,340 GPD Yes Water 11,750 GPD Yes Properties located within the boundaries ofthe Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 47 units are proposed, a total of 47 dwelling units are proposed to be deducted from the City's Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7048, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7048 (CT 13-05/RP 13-15) 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A" - "PP" dated May 7, 2014 NOT TO SCALE SITE MAP State Street Townhomes CT 13-05/RP 13-15 'i^Pi'^^"^^ Development Servic^^ <$^E^ STATEMENT Planning Divlston ^ CITY OF P-1/A\ 1635 Faraday Avenue CARLSBAD ^ ' •w» ». - www.carlsbadca.gov Applicant's stafement or disclosure of certain ownership interests on all applications which will require discretionary action on the part ofthe City Council or any appointed Boaixl, Commission or Committee. The following information MUST be disclosed at the time of appfication submittal. Your project cannot be reviewed until this information is completed. Please print. |A|eifii^;iT^ji^^ APPUCANT (Not the applicants agent) Provide the COMPLETE. LEGAL names and addresses of Ay, persons having a financial interest in the application. If the applicant includes a corporatiQn or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publidv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/ParL. Title Tifle. Address Address OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest In the property involved. Also, provide the nature of the legal ownership (I.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of alt individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 1D% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corooratior^. include the names, titles, and addresses Ofthe corporate officers. (A separate page may be attached if necessary.) Person V 'omAivArcjf Corp/Part f- ^ ^( (LC^r^ Title Title (( oi^ ' Address Address f(/ (U. r p.1(A) . . . Pagel Of2 Revised07/10 NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? I I Yes ^ No if yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all the above jj^ftmnatlon is true and correct to the best of my knowledge. SlyiMj^-ufewner/date Signature of applicant/date Print or type name of owner ^ / , Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 ClTV OF CARLSBAD DISCLOSURE STATEMENT P- 1(A) Develooment Services Planning DMslon iras Faraday Av«nu9 (760)602-4610 www.earl«bade&9ov Applicanrs statement or disclosure of certain ownership Interests on ali appllcat&ons which wilt requira dl&craiionary a<^on on the part of tha City Council or any appointed Board. Comnnlaalon or Committee. The foUowing IntbrniaUon MUST be disclosed at ttia time of application submlftal. Your proiect cannot be reviewed until this Infomnation Is completed. Please print. 1. 2, APPUCANT (Not the appllcant^e agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a flnanclai Interest in the appRcatlon. If the applicant includes a conaoratjon er parfnefshlp. inolude tlie names, ttttes, 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 (WA) IN THE SPACE BELOW. If a Publldv^owned gprporatlbn. btdude the names, titles, and addresses of the corporate officers. sepeiate i^e may be attached if necessary.) >M>^^e^> Xog.»g>€x^6^ Corpff^tt PersoiL THteL •ntle_ Addraaa W^'fr w4 vl^ U.rt£,'^tgf' Addresa OWNER (Not tne owners agent) ProWde the COMPLETE. LEGAL names and addresses of Al^t, persons ha^ng my ownership Interest In the property Involved Also, provide the nature of tlie lagal ownership (Le., partnership, tenants In common, non-profit, corporation, etc.). tf the ownership Includee a corpoiaflQp or p^iti^^^tp, include the names, titles, addresses of £dl Indtvlduais owning more^an 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BEUMf. If a nubllohMiwned comoraMon. Inolude file names, titles, and addr^es of the corporate ofRcers. (A sapareta page may be attached If necessaiy.) Person Title. Corp/Pait. Title Address. Address. Jbim- NON-PROnT ORGANIZATION OR TRUST If any person identifled pursuant to (1) or (2) above Is a nonprofit omanteatton or ^ tnisf. list tiie names and addresses of AfJY person senring as an otfioer or direotor of fhe norn profit organization or as tmstee or beneficiary of the. NonProfltmuet^ Non Prcfitn-ruat TWq Title Address Address Have you had more than $500 worth of business transacted with my member of Cf^ staff, Boards, Commissions, CommittBes em&ot Council wWiln tlie past twelve (12) montha? I 1 Yes ^^0 If yes, please indicate perBon(s): NOTE; Attach additionei sheets If necessary. I certify that aU^e above infomiailon Is true and ooneot to the best of my knowledge. V signature of <»itfhe|^te Signature of applicant/date Print or type name of owner Print or^iie name of applloant Signature of owner/applleanf s agent If appHcabls/date F>rint or Qrpe name of owner/appflcanf s agent 1..^^ . Pugt^MH— rHwlaad-BiWIfl- CTI 3-05 RP 13-15 PROJECT DESCRIPTION Slate Street Townhomes s proposed la replace an eiiistng 2-slcf^ cAice bmlding, as well as several srnall 1 stoiy commercial Ixiiklngs, and numerous storage builOings . st»d s and conlatners Current!/, the entrre sile area is cou with buiWing tootprinl. paving, arwl very little landscape and pervious surface areas Redevelqynert of this localon • Village Master Ran «»hinthe Village ol CarlstaO near tr th 17 unis frohlng Slate Street Al e«clusi«el¥ to tfie resldert AH ot the market rate units incluOe 3 1 rear commDn drive aisle, and prr.;ate roottop decks witti taBfic kjcated along the Stale Street frontage Addilionallv, tt* 2 battrooms as well as a single car garage, an " per the Calitomi Ttie project icIuOes Ttie proiect InciuOes forty-one I'll) market rati Lrve-Wurk with ground level otfice/iMirkspace levels Dl livir^ areas burt-m 2 cai garages, seived Dy a i awnings Additional public guest parking tor the Lrve-Wor project includessK (61 2story-- Project design is characterized as Contemporary Seaside and uses lorm, materials and cotois to reinforce the Ifieming IMiite ektenor plaster Wih slight)/ darlier color blocking reflects Mediterranean climates and trie use o< clapboard siding hjrltier accentuates coastal amhitecluie Composite wood railings over eipansWe Oecks, and Bngtiler coWrs used sparlrj at front doors and latxc rooftop awnings piincluates ttie seaside Ilieme Prrvale drive aisles are designed to be pedestrian fnendly wil complement ttie arctiiteaufe and ensure a tiuman scale lo tt pervious pavers are utiWed to minlmi;e storm drain rurvofl i overtiead trellis, liarbecue's and picnc tables PI^OJFCT GENERAL NOTES 1 Project shallcompty to the SlaleStreet Noise Anahysis prepared by RBF consutlatng 11/7/13 All eittemal doors ai wnOowB will be required to have a min. STC rating of 42 2 Project shall compy with 2013 CAL Green BulWing Regulators 3 Project Is to l>e designed 10 be adaptatale and accessible al the ground floor level per CBC 1102A3 1 4 Protect is to be designed in accordance lo Pliase I andLimiled Prase II Environmeroi SHe Assessment lor 2531 through 2601 Slate Street Carlsliad Calilomia prepared by Leigtiton and Assocates, Inc on January 9lh, 2014 5 Prqect s to be designed in accordance to Ifie applicable tegulationiE ot ttie County c< San Dego Department ot Environmental Health (DEH) and the County of San Dvego Air Pollulion Conttol Districl A01 Project Data & Vicinrty Map State Street Townhomes INTOACORP COMPANIE WrTHEE MALCOLM ARCHITECTS, LLP Carlsbad, CALIFORNIA CT 13-05 RP 13-15 A02 VIEW FROM STATE STREET INTOACORP COMPANIES State Street Townhomes WrrHEE MALCOLM ARCHITECTS, LLP Carlsbad, CALIFORNIA CT 13-05 RP 13-15 State Street Townhomes AOS View From Alley INTRACORP COMPANIES WrTHEE MALCOLM ARCHITECTS, LLP I Carlsbad, CALIFORNIA CT 13-05 RP 13-15 A04 View From Motor Court State Street Townhomes Cartsbad, CALIFORNIA INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP CTI 3-05 RP 13-15 Soufli Elevation State Street Townhomes I Carisbad, OALIFORNtA AOS Colored Inclusionary Elevations INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP CT 13-05 RP 13-15 State Street Townhomes A06 Colored state Street Elevation INTRACORP COMPANIES WrTHEE MALCOLM ARCHITECTS, LLP j Cartsbad, CALIFORNIA STATE STREET TOWNHOMES TENTATIVE TRACT MAP - TITLE SHEET CITY OF CARLSBAD, STATE OF CALIFORNIA CT 13-05 RP 13-15 LEGAL DESCRIPTION LOTS IS MC 17 IN SEASIDE LJVOS. IK T>C CITY OF C«.S8M>, COLWrY or SAN OIEeO. STATE CF C*.IFCfimA. ACCORDING TO IUP I>CR£CF NO. 1722. FILED IN TIC OFFICE OF nC COLHTY RKXKO CF SAN OIEGO cajKm. JULY 28. 1021. PMfn LOT 15 IN SEASIDE LAM>S, IN THE CITY Cf CMLSSAO, COMTY OF SAN DIEGO. STATE OF CALIFORNIA. ACCORDINe TO HAP TKFOT HO. 1722, FILiD IN TIC OTICE OF T)C COUNTY RECOROCR OF SAN DIEOO COUNTY RECCRCER OF SW DIEGO COUNTY. JILY 26. 1321. PffWt r THAT PORTIOK OF LOT 18 IN SEASIDE UtfSS. IN THE CITY OF CARLSBAO, COUNTY OF SMt OIEGO, STATE OF CALIFORNIA, ACCOROIIC TO MAP T>OC0F NO. 1722, FILED IN TIC OFFltX OF T>C COUNTY RECORDER CF SAN DIEOO COUNTY, JULY 28, 1921. LYIN3 SOimCAST OF A LINE THAT IS PARALLEL IITH AM) DISTANT 65 FEET AT RIGHT ANQLES NDfmwESTEBLY FROU T)C DIVtOlNe LIIC SETaCEN LOTS 17 MO 18 IN SAID SEASIDE LAMJS. P*»»fFi rv LOTS 12, 13 ANO 14, SEASIOt UUOS. IN TtC CITY DF CAfLSSAO. COUNTY CF SAN DIEQO. STATE OF CALIFORNIA. MSORDINQ TO UAP TVEREQF NO. 1722. FILED IN T>C OFFICE OF THE COtlTY RECOfiDCB OF SAN OIEGO COUNTY. JULY 28, 1921. GENERAL NOTES STREET ADOnESS: 2531-2Sa9 STATE STOEET, CAa.SBUI. CA StTE AOEAC- 1.S9 ACRES (GROSS). 1.80 ACRES (ICT} EXISTINO ZO»C/eP CES.: ZONINQ: V-R (VILLAGE RQCVELOPIiEHT}. SQCRM. PLAN CESISNATICK EXISTING UtC USCi CtmOKlH. PRQPOSED LMO USE: RESICENTIM. CLASSIFICATICM RESIOENTIAl. T0W#OES/Am»DAaX APAHTieMTS NO. OF WITS: 41 tM«ET RATE UNITS. 6 AFFOKMeLE UIITS - 47 TOTAL tMTS NO. cr PROPOSED LOTS: 2 PROPOSCD DENSITY; 24.S DU/ACRE gUILOINe COVERAGE: 42,779 SF t4X OF utttscteim: f OF PARCINS SPACES: REQUIRED: 97 SPACES PROVIDED: 97 SPACES PRIVATE OPEN SPACE KREA: 29.560 SF IMX VEL CP ABLE AREA: N/A mOPOSEO KATER DEHMO: HLLTI-FAMILY RESIOENTIAL - 230 GFOAXJ (11.730 GPD) PEAK 413 I3PD/DU FfUPOSQ) FIRE FLOl OEUAIC: SIICLE FAMILY RESIDENTIAL - 3000 PSI FOR 2 HRS. MBOX S£XX GENETUTIOH 10,340 SAL/tlAY (220 QAL/DAY/LMIT SCHOOL DISTRia; CMLSBAD LNIFIED SCHXX. DISTRICT (760)331-5000 PROPOSED DRAINAGE DISCHARGE; BASIN A. EXISTING 10.1 CFS, PROPOSED 7.7 CFS GN-SITE SeiER SiSTEU TO BE PRIVATE 22' CUPS ' STATE STREET PUBLIC /^LEY UTILlPi^ COMPANIES/CONTACTS TELEPMOC ATkT GAS fe ELECTRIC SAN DICQS GAS fe EUCTRIC CABLE r.v. TIME «M9CR CABLE SEUER fc lATEfi CITY Cf CARLSBAD TRASH CITY CF CARLSBAD BASIS OF BEARING BASIS CF SEARINGS IS ALONG TtC SOUTKASTCn.Y LIIC OF PARCEL 3, AS ON LOT LINE AOJUSIitNT IO. 200»43. RECORDED CN APRIL 25 , 2006 AS INSTRUICMT NO. 2008000370404. OF OfTICIAL RECOOS Arc AS SKMN CM RECORD Cf SJftEi M). 2006-1019. R.S.B. 226/28-33 TAItEN AS BEING M40*57'20'E SHEET LIST C1> TITLE SJEET C2) EXlSrilC SITE PUW C3) TENTATIVE TRACT WP FOR CONDOUINIUM PURPOSES C4> SITE PL>IN C5) PRELiUirWRY BfUOlNG PLAN CS) FIRE ACCESS PUH (888) 944-0447 (800) 336-7343 (866) 744-1678 (760) 602-2420 (760) 602-4646 PROJECT TRIP GENERATION EXISTING IMiO USE BEING DISPLACED OFFICE FCTAIL lAREHCUSE AUTO REPAIR yiNI ST0RA6E GDCRAL Ll»r INDUSTRIAL PROPOSED LAND USE QUANTITY 9,372 Tff 6,636 TSF 2.319 TSF 3,249 TSF 1,704 TSF 7,006 TSF TOIAL iFOfiECAST TRIP GEKRATICW CQNBULTINIl DATE OF PRgARATlOW: March 4,2014 RSF CSieULTINe 14725 ALTON PKWT IRVlrC. CA. 92616 PH»C: (949) 472-350S DEVELOPER tNTRACan> CtWANIES 4041 HACIvnHJR SLVO., SUITE ICIPCRT BEACH, CA. 93660 PMOtC: (949) 955-1370 PROJECT ADDRESS NOTES. DETAILS AND SECTIONS FOR STATE STREET TOWNHOMES CITY OF CARLSBAO C1 of 6 STATE STREET TOWNHOMES VESTING TENTATIVE TRACT FOR CONDOMINIUM PURPOSES CITY OF CARLSBAD, STATE OF CALIFORNIA CT 13^)5 RP 13-15 LOT SUMMARY LOT ro. AREA (ACRES) 1 1.67 2 0.02 TOTAL: 1,89 DATE OF PREPARATION: UMTti*. 2014 EXISTING EASEMENTS NO, HOLIER PURPOGC OESPOST10N ® COUNTY OF SMI OIEGO PIBLIC ROM) PUrOSES (INST NO. 54720, BK 1314 - PS 459) LOT 2 OF PROPOSED TENTATIVE TRACT MAP ® CDUNrr CF SAN OIEGO PtfiLiC ROA& PLMPOSeS (INST NO. 54723, BK 1388 - PG 159) LOT 2 OF PRCPOSED TENTATIVE TRACT IMP ® CITY OF CAn,seAD TElPcrURY MORKING EASEICNT FOR STORM DRAIN CONSmJCTICN (INST ro. 85-203664 OR) JO BE ABATOCNED CN PKmSED TENIATIVE TRACT IMP <D cm OF CARLSBAD STOOI CRAIN EASEICKT (INST NO. 85-203665 OR) TO BE Aa>MXm> AM} RE-DEDIDCATED AS AN 16' RIDE STORH DRAIN EASD^T ON PROPOSED TENTATIVE TRACT Utf> 1) ALL EKISTIHG STWUCTIRES, PAVEICKT, LANDSCAPE TO B OEUCLISHED/REIOVED IK CONJUNCTION wm SITE PLAN tCVELOPICNT RBF CONSULTING 14725 ALTON PWKY IRVItC, CA, 9361S : (949) 4 IMTRACCHP CCWAKIES 4041 IIACARTHR BLW,. SUITE 2 NEIPORT BEACH, CA. 92660 PTOfc (949) 955-2370 PROJECT ADDRESS VESTING TENTATIVE TRACT MAP FOR STATE STREET TOWNHOMES CITY OF cmmM> C3 of 6 STATE STREET TOWNHOMES FIRE ACCESS PLAN CITY OF CARLSBAD, STATE OF CALIFORNIA v. EX. FSS-J Jl 3t r Zhd r-hJ>-M i-r IhJ r 1 bt_ 1 LrL 1 14— CT 13-05 RP 13-15 LEGEND U - EXISTlrC FIRE HTOHAhfT ^- PRCPOSED FIRE HTORANT - EXISTING lATES LIIC (PUBLIC) " PROPOSED lAIER LirC (RJBLIC) 1=...^.:. ] - PIBLIC STREET - FIRE DEPT ACCESS ROAD/PRIVATE STREET O-L-XX'—- HOSE PULL PATH/LENeiH SCAiX: l"-20' OONBUl-TINB DATE OF PREPARATION: Khrch 4.2014 RSF CCMSULTING 14725 ALTON PKWY IRVlrC, CA. 92618 PHCtC: (949) 472-350S DEVELOPER IHIRACCRP COiPANlES 4041 UACARTHLR 9M.. SUITE 250 rCKPORT BEAOI, CA. 92680 PHONE: (949) 935-2370 PROJECT ADDRESS 2531-258B STATE STSEET CARLSBAD. CA. 92006 FIRE ACCESS PLAN FOR STATE STREET TOWNHOMES OTY OF CARLSBAD C6 of 6 STATE STREET concept legend (2) 18'H Raised Patio Planter Bia-Retention Area Public Sidewalk ^ Modular4'xl6''Pavers In Running Band Panern wUh Concrete Bands at Unit Entries Staggered, Random 18"W and 36"W Concrete Paving Bands at Pedestrian Corridor (6'-0'W Min. Clear) (4^ Bilte Racks Bench Sealing Q 4'-0"W Natural Gray Concrete Walk ^ Head-In Parking ^ Concrete Pavers O Planter Area at Parking Garages ^ Turf Area Common Area with BBQ Counter, Overhead Shade Structure, Low Seat Walls, Trash Recepodes, Decorative Pottery, and Seating ® Bamboo Screen Hedge at Perimeter Wall With Vine Planting Planting Area Pedestrian Emergency Access Gates ^ USPS Approved Cluster Mailbox Unfts © Adjacent Alley r-C High Retaining Wall + 6'-0- High Sound Wall at Perimeter - Refer to Civil Engineer's Drawings ^ Building - Refer to Architect^ Drawings ^ 20'-0'Wlde Public Utility Easm«nt \ \ ^> STAH Infracorp Companies | Caiisbad, CA | Fet)maiv 28, 2014 Ll iiiP STATE STREET TOWNHOMES 2531-2601 STATE STREET CARLSBAD, CALIFORNIA SITE PRODUCTION PLANS REVISIONS REV. SHT DESCRIPTION DATE BY A REVISIONS PER CiTY GCMMtNTS JP A REVISIONS FPR aiY CCMKCNTS Ci3/3I'14 JP A A A SUWITTED FOR APPROVAL APPROVED RELEASED FOR BID CONSTRUCTION SET ISSUED 1 DATE <] <1 < < < CONSTRUCTION NOTES AND LEGEND VICINITY MAP CONSULTANTS NOTES THE CONTRACTOR SHALL PROVIDE ALL LABOR, TTWISPCRTATION, MATERIALS, AND SERVICES MECESSARY TOFURNISH ANO irJSTALL AU. CONSTRUCTION Q.EMENTE AS SHCWN CN THE DRAWINGS WD SPEQFIED HERBN ALL WORK SHALL BE PERFOWIED 3Y A CALIFORNIA LICENEED CONTRACTOR COJSTRUCTION AiiC INSTALLATlC« Of ALL LANDSCAPE HtMS SHAU BE ACCORDING TO STATE, COUNTV AW LOCAL CCOES, OfffilNANCES ANO 'JP TO CAL/OSHA SAFETY ORDERS REGARDING PWFORMAWCEOf WORK TF€ CONTRACTOR SHALL BE RESPONSIBLE FOR MJWIfJGHiMSaF FMILIAR WITH THE NATURE Adffi LOCATION OF ALL UffflSiGRCUND LTlLITIES. RPES AND STRXTUfiE THE CCWTRACTOR SHALL TAKE SOLE RESPONSIBILnV FOR ALL COSTS INCURRED DUE TO DAMAf* AMVOR REPLACEMENT CF SAJO UTILITIES, INCLUDING DELAYS. «4Y DlSCB£PANaES BETWEEN IVC FIELD CONDITIONS AND THE CONTRACT DOCUMENTS ANWOR DESIGN INTETJT AFFECTIPJG THE SUCCESSFUL CCMPIETIOK AMD COST CF THE PROJECT SHALL BE REPWTED TO T^€ OWNER (JOB SUPERINTENDENT) AhC LANDSCAPE ARCHITECT IMMEEXATELY ALL WWK f^LATED TO THE PROBLEM AREA SHW.L CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BV THE i3WIER |JOe ^FERINTBJDB^T) CR LANOSOtft ARCHITECT IN WRITING ANY CONTINUATION OF WORK PRIOR TO THE RESauTION OF DISCREPANOES IS AT THE CONTRACTOR'S RISK AND EXPENSE LEGEND roe Of FooTiHP aEvuflw eorrouofsw ICH EHDOf Cli o o oiKECTONwao* ARCHITECT WITHEE MAICOLM ARCHITECTS 2251 W.190TH STREET TORRANCE. CA 90504 PHONE: {310)217.8885 CONTACT: LOREKZ QUINLEY LANDSCAPE ARCHITECT SUMMMERS-MURPHY t PARTNERS, INC 34197 PACIFIC COAST HIGHWAY. STE 200 DANA POIW. CA CONTACT: WIL RNAROC PHONE: (949) 443-1446 CIVIL ENGINEER RBF Ct»JSULTING 14725 ALTCW PAHKWAY IRVINE. OA 93618 PHONE: <949) 472-3505 CONTACT- SCOTT GILBERT IRRIGATION SUMMMERaMURPHY & PARTNERS. INC 34197 PACIRC COAST HIGHVWAY, STE 200 D>WAPOIhfr.CA CONTACT: MIKE MCMILLEN PHONE: (948) 443-1446 APPLICANT*CTI3-05, RP13-15 INTRACORP SOUTHERN CAUFORNIA 4041 MACARTHUR BOULEVARD, SUTTE 250 NEWPORT BEACH, CA 92660 PHONE: 949-955-2370 CONTACT. KEN BENSON SHEET INDEX SHT NO. SHEET DESCRIPTION LT-01 LANDSCAPE TITLE SHEET LC-01 CONSTRUCTION PLAN LC-02 CONSTRUCTION NOTES LW^Ot WATER USE PLAN LM-01 MULCHING PMN LM-OI /MAINTENANCE PLAN U'-OI TREE AND SHRUB PLANTING PLAN LP-02 PLANTING DETAILS AND NOTES CO UJ o X z UJ w I— " s< coS5 SHEET ocsatmoN DKAWN occxro LT-01 m CO LU O I Oui l_ m \-t- LU W csi CO CO LU i H COiN SHEET DESOUmON WNOSCAPE KARDSCAPt PLAN SHSTNUMaat LC-01 V. BLOCK MASONRY m tt* confines, ncvdmg but r>4 iinii*«l ti> n ASTM <Mvgr>ol«< A-16S. TS'i rM rawig phiirit] wl mie ID Iv CoimciD' iridii ufTviy wir rc i OffTW and LfndKipc An ircrtinvtfiip Ijtnii I righ] CK Landsf^P* Arctvud or I nittsM. wdrlanan^l^ and aq vsutia. Katriy piapand, unMnwr innd n rato 1 M<t <• ScD^QId Convany Viil. Metal Wsrk I mvlied qiMtf UPkn9 apKiAed ot « mponvbla 'or Mr%ing on : Grcudng ol uannrv jl. mcludintf but rm lvni«d to tw lolcHvtg all a£grB.-iaa b a unlnin iu|jtr: an try SM Corpmlici'^' ri« drawlngt and at ipaclllad Dy a Sout Eriff/wr apeoflcMm gravgl rf shoan «n dmwiogi or •p^riTi'ad i>i Id saucuai ErgtieS't Id fofTTii rufl ta groda and (T oirwOaomgiASTUd* Ttia gaiwal ccHiksrii and any ipadU condHoit iiiai Owmr mai raqun aiue iiaMy unn ix SITE EXCAVATION AND ROUGH GRADING ccmpMAcn cf al ctaarino av1p«lng.ac*'alng. badrtSHng, oradmg and rtlilad work icitwn tnctifdH-g tiul ntf brrdied 10 tv totowlnfi VI BRICK MASONRY Sccva oiWDit - PioMOa aU uno H snmini ol 2,0X1 ^:'in26at n CciintxctwcJtwcKliliai. •3 SpeciBcakons Icr re«^ muK It TrvVMy pmparad unltoinify m VitI, Landscape Lighting taignii Scraadaifittaighiv)«<lo Itn and to Ina wsn bnt* nvncaf |arm pftn* cw Ml *»™o« (ysJams )• ttuxn on m* drtMij*. .nOudlnj Mi ng fpfiyv providing aw iHtrt^ullbn l^atful aggregale 3 Trenching and Laying P?>e jointa iTiav b« ^an at laaat IS mimdn taup I 4 CwacHon - Compacfon C-y twnpng tlvi no ^Aa Tvv aggragatfr lo a ifnrfvn d^V^ oa 5 Sltfnijad Conctela - Tamp (re*i ccncrav w ns ai tryn oncaading 4ighl MX y 10 tcirtnng ft conav^ Color :> Cumng 3) Mauny E. GroulKig ol MaKony H iA*lar(KOdflng I Ctatnng and Saalmg VI!, CARPENTRY ,000 PSI B! a Oaya ur giBdc witi as>hdn < 1 PfflvM«l<tailCUnaillin] iiy fftctta (I.a m • Oancn vrnn • tin naavy imu CM. ScroM «#i nogiit Mga in ha pipaig ivwnt thtf ba Strong Tia'ci'Kiual Jcntha I - 'Strtipun Swg Tra* or aqual P ^^^^ 1 < <1 <1 < < CO UJ ^ 0 X 2 |_ UJ LLJ w UjuJ CO'^Q s £ STA 2531-CARL SHST DESaUFDON LANDSCAPE GONsntucnoN NOTCS LC-02 Of 1 SHEETS STATE STREET SITE SE-<-3ACK ;j il-i'DR.QZONE 6 i NORTH ^<i<k:< CO UJ o I z Oui I— UJ Q: f_ |_ UJt^ I— I- " CO'«Q' I— " b< ws5 SHffT KSCRIFTION WATtR DESIGNED VVP LW-01 OF 1 SHffin REFERENCE WOTES SCHEDULE SYMBOL DESCRIPTIOH STATE STREET 20 40 60 80 NORTH .am RtVISION 1 <] <] CO LU O X Ouj 1_ Ul I- I-in^ UJU| a:<< co^d CM CO I— b< ws6 UJ SHEET D€SaUPTXDN LANDSCAPE MULCHING PLAN DESIGNED WP LM-01 REFERE^jCE NOTES SCHEDULE STATE STREET i. Maintenance 1 The Conliat-toi 'ii-i ' 'VUTI::i:^- r'Li'ing instaMatior men and adequale equipmstrt to perfonn tf>a v/ork herBin specified of plants, including gtound covers shtubs, virras and iroes, edging and mowing lawns, fertili2ing, conlrsl (if pc-,;!'„ a-ifi diV';.:i'j-:'j. sna rraintaining walks tree ol debris and dirt. Upon completion ol each area of le Contiactoi, Landscape Aichitoct and CSmei shall an inspection of completed area, along with Ihe Owlet's lance tepiesenlative. Al this bme, a list of cortections. il any. rrtade 'Miich ai-': i':-':L'':^r:,,L.:i-"v ofthe C 2 After all work has been completeii, mspectad and accepted, ali ateas be maintained toi a period of ninety |9C; caiendai days or as long as IS necessaty lo establish thrtjing irees shiutis. turf, and gtound covet •.vlthOLit bare spots 3 Keep at! ateas weed-free, adequately wateied, and neatly cultivated for the ninety (90) day petkid Rerm^ve all debtis from site and keep tlic entire site broom-clean Mow lutf ateas weekly Hydrosoeded luif areas shall be irrigated after the slutiy mulch has been applied and atlovved to set tot ona (1) day Ttie soH sutface must be kept moist at all iHTie5 duting the gerrnir\alion period to avoid desiccation of seedlings 3, The project si presented at a Atchi-ecl. The lenance purposes The Contractor iihall rsqucsl a fmal site visit seven (71 days p end ofthe maintenance period. This request shall be wirtten ! directed to the Ovinar and Ihe Landscape ArchHei:^ Upon wii of the project. Ihe CotitrarSor shall be relieved of i Re-seed all slope a ' ateas al t.\o \2) week intsrvals ; ;f tuTl, v^tthout bare spots, is obla aii to gernwiate evenly. Repair; 5. Damage to any planted area shat! b and replanted E>terminate gophers d immcdately Doptessions I with topsoil. leveled nd repair dannage NORTH JV <1<]<K< CO UJ O X 2 Ouj |_ UJ HH LU w UJ Ul Q:<< I— H " CO'^Q §i CM w LU CO CM i SHm DESCRfmON LANDSCAPE MAIHTENANa PLAN DESKMED WP SHEET hnJMBER LN-01 5 8 1 CO UJ O X z Ouj 1_ UJ Q: 1- H Ul^^ UJLU •;<< 1— H " •;<< 1— H " CO^Q UJgm UJgm STA 2531-CARL SM^ DESaUPTK>N LAMJSCAPE PlAhOINC PIAN DE90^ VVP SHEET NUMBER LP-01 OF 1 SHgrs PLANTING NOTES AND SPECIFICATIONS tcltllllv Df rrtg piinaa Wimil [ii«n1 i opacified an l^lsi^tirig t>i r snsli tie ips^oriFiiDie 15 If TtHJTDugw^ ma t^a ip*cii II Tirnei dur-ns rue gaf-niriiii* ot one or wa o ue F*t e pia a? upon itie Conl.'Sctor l^ifl rpipfMil.--'. I'v a- 'ii^ ^-.^nfte. nakirnj ii\f and i sjRK.::^:j!iD -.-.r-d TREE PLANTING WITH DRAINAGE 5 OS SMALL..« 6 TREE STAKING ^ PALM PLANTING 1 SHRUB PLANTING nLiLL..= Lr, L~L..:!L iSLb °r— ' i. • • n *- ~ ^ 2 SHRUB/GROUNDCOVER SPACING xAS ROOT CONTROL BARRIER REVISION 1 <1 <] c] < CO UJ O X z Ouj |_ UJ cc HH LU my H H " CO^'Q UJg^ HS w H " ^ C0S6 SHEET DESauPTION lANDSCAPE PIAKTINC NOTB SHEET NUMBER LP-02 OF I SH^ CT 13-05 RP 13-15 PROJECT NLDRTH SITE PLAN AT FIRST LEVEL State Street Townhomes Carlsbad, CALIFORNIA A101 Site Plan INTRACORP COWPANES WITHEE MALCOLM ARCHITECTS, LLP CT 13-05 RP 13-15 <C>/ : I 3 •j—^rz PROJECTT MORTH SITE PLAN AT SECOND LEVEL State Street Townhomes A102 SITE PLAN - 2ND LEVEL INTT^ACOnP COMPANIES WrTHEE MALCOLM ARCHITECTS. LLP Carlsbad, CALIFORNIA CT 13.05 RP 13-15 PfTOJECT NOfmH SITE PLAN AT TXIRD LEVEL State Street Townhomes I Cariabad. CALIFORNIA A103 SITE PLAN AT THIRD LEVEL INTRACORP COMPANIES WfTHEE MALCOLM ARCHITECTS, LLP CTI 3-05 RP 13-15 SITE PLAN ROOF TERRACE LEVEL State Street Townhomes I Caritbad, CALIFORNIA^ A104 SITE PLAN AT ROOF TERRACE INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP CTI 3-05 RP 13-15 SITE PLAN AT ROOF State Street Townhomes A105 SITE PLAN ROOF LEVEL INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP I Cartabad, CAUFORNIA CT 13-05 RP 13-15 i UNIT A - ROOF PLAN UNIT A - LEVEL 2 ZZI UNIT A - LEVEL 1 State Street Townhomes Unit Summary Gross Square Footage 1st Floor = 572 SF ^•rrtal".'1,205 IF A201 inclusionary unit Ptens4JnitA1 INTTTACOFTP COMPANIES WfTHEE MALCOLM ARCHITECTS, LLP I Carlsbad, CAUFORN1A~ CT 13-05 RP 13-15 UNIT B - LEVEL 2 UNIT B - LEVEL 1 State Street Townhomes I Cartebad, CALIFORNIA Unit Gross SF Summary 1st Level = 868 si 2nd Level = 863 si 3rd Level = 918 st Rool = 237 si Total = 2,874 si Deck = 74 si Roof Deck = 624 sf Total Private Open Space = 697 sf A202 Unit B1 Plans - Levels 1 to 3 INTTV^CORP COMPANIES WfTHEE MALCOLM ARCHITECTS, LLP CT 13-05 RP 13-15 UNIT B ROOF UNIT B - ROOF TERRACE State Street Townhomes A203 Unit B1 - Roof Terrace and Roof Plan INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP I Cartsbad, CALIFORNIA^ CT 13-05 RP 13-15 UNIT B3 - LEVEL 3 UNIT 83 - LEVEL 2 UNIT B3 - LEVEL 1 State Street Townhomes Unit Gross SF 1st Level = 930 sf 2nd Level = 912 sf 3rd Level = 973 sf Roof = 261 sf Tolal = 3,076 sf Deck = 80 sf Roof Deck = 664 sf Total Private Open Space = 744 sf A204 Unit B3 Plans - Levels 1 to 3 INTTWCORP COMPAMIES WfTHEE MALCOLM ARCHITECTS. LLP Carisbad, CALIFORNIA •yy{ •><' CTI 3-05 RP 13-15 UNIT Bl ROOF UNIT Bl - ROOF TERRACE Unit B3 Plans - Roof Terrace and Roof A205 Plan State Street Townhomes Carisbad. CALIFORNIA INTTTACORP COMPANIES WrTHEE MALCOLM ARCHITECTS, LLP UNIT-C • LEVEL 3 UNIT C - LEVEL 2 UNIT C - LEVEL 1 State Street Townhomes Carisbad, CALIFORNIA Unit GROSS SF Summary 1st Level = 926 sf 2nd Level = 841 sf 3rd Level = 841 sf Roof = 200 sf Total = 2,808 sf A206 Unit C Plans - Levels 1 to 3 Deck = 78 sf Roof Deck = 590 sf INTRACORP COMPANIES Total Private Open Space = 668 sf WITHEE MALCOLM ARCHITECTS. LLP CT 13-05 RP 13-15 UNIT C ROOF UNIT C - ROOF TERRACE State Street Townhomes A207 Unite Plans-Roof Terrace and Roof Plan P COMPANIES WffHEE MALCOLM ARCHITECTS, LLP Carisbad, CALIFORNIA \ CT 13-05 RP 13-15 State Street Townhomes Carlsbad, CALIFORNIA s 0 A301 MATERIAL KEY INTRACORP COMPANIES WITHEE MALCOLM ARCHITECTS. LLP CT 13-05 RP 13-15 7 S M 4 1 2 12 •1 B ft 12|| 3 I: 1. my West Elevation State Street Townhomes South Elevation 0 ram H H I™ m en; • 0 EDim m m j . ^••^ L ^••^ North Elevation SEE SHEET A301 FOR MATERIAL LEGEND A302 BUILDING 1 ELEVAPONS NTTIACORP COMPANIES I Carlsbad, CALIFORNtA WITHEE MALCOLM ARCHITECTS. LLP •• •• CT 13-05 RP 13-15 30 q n 0U 0 0 B m El •t:-r,7i-ir,-::a m B ra m B _—, 3 111 BUILDING 2 SOUTH ELEVATION BUILDING 2 WEST ELEVATION 1^ ^ ? ^ ^ • ras rara SEE SHEET A301 FOR MATERIAL LEGEND BUILDING 2 EAST ELEVATION BUILDING 2 NORTH ELEVATION -UL3 A303 BUILDING 2 ELEVATIONS INTT?A(X1RP COMPANIES State Street Townhomes WfTHEE MALCOLM ARCHITECTS, LLP I Cartsbad, CALIFORNIA •• CT 13-05 RP 13-15 •I'D 'jrraf Emf Era| • D apgra ran raw H ra ^ ra 5 ^ []1 ED ^ in 1 n„ CD n r-n rXi'ti D D IIB -nimE ilQlE ^TUl BUILDING 3 - WEST ELEVATION iT] [a] [T] D r in BUILDING 3 EAST ELEVATION State Street Townhomes a ra[^ 03 ra 0 '3. R EJ' ——- LJ B B cm BUILDING 3 - SOUTH ELEVATION -{ZUJ am w [3 51 a [T] [ e BKHH • BUILDING 3 NORTH ELEVATION A304 BUILDING 3 ELEVATIONS INTRACORP COMPANIES WrTHEE MALCOLM ARCHITECTS, LLP Carisbad, CALIFORNIA •• •• CT 13-05 RP 13-15 ^ rarara^ra ra ra rara ra N 00 E 00 0 H 0 0 0 0 .J-1 n 1 a ^ 00 ra ra u • — 1 1 1 r——1 d B • ]B Bn • ra iiinL ]B Bp E 1 f 3r I J,T~ ^ 0 0 0 0 0 0 00 State Street Townhomes WITHEE MALCOLM ARCHITECTS, LLP ' Carlsbad, CALIFORNIA : •• •-• CT 13-05 RP 13-15 0 00 rara 00 0 00 0 i BUILDING 6 EAST ELEVATION State Street Townhomes A306 BUILDING 5 ELEVATIONS INTRACORP COMPANIES WiTHEE MALCOLM ARCHITECTS, LLP Carlsbad, CALIFORNIA CT 13-05 RP 13-15 0000[]^ 000 00 0 g0 {^{^{^\^\^^ 5??5 f..?.? "t .-c -;;, ™- — i ? j — f-Ljc ./••j (—__j 1 / II r: [ ],ra [ 1 I I 1 fll 1 r m B III 1.1 II ••• 1 :2 D ! rm • d u BCD J ra J ICB^mB BUILDING 5 WEST ELEVATION 0 0 0 00 0 BUILDING 5 SOUTH ELEVATION State Street Townhomes A307 BUILDING 6 ELEVATIONS INTTTACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP Carlsbad, CALIFORNIA CT 13-05 RP 13-15 ra rara 05 ^0 [-r—1 0 0 00 0000 0 0 0 0 000 0 0 0 0 0 0 0 BUILDING 6 WEST ELEVATION BUILDING 6 SOUTH ELEVATION .u . ,0-. 1 :f i-Jllj cm j— •"«» - jI bju]2 0 0[|][g Jill • 0 D ..ra D ]0 0 it. 7 -1. TBi • • IBB ^! .|P 1 Brnf] em 3 000 0 0 [] n'E • J BUILDING 6 EAST ELEVATION State Street Townhomes BUILDING 6 NORTH ELEVATION A308 BUILDING 6 ELEVATIONS INTT^ACX>RP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP Carisbad, CALIFORNIA CTI 3-05 RP 13-15 TYPICAL WINDOW SECTION "l i _ .... . i 1 . , SECTION 3 THROUGH INCLUSIONARY UNIT SECTION 2 THROUGH INCLUSIONARY UNIT 1 s ") 1'" '? .• i-sr*°""' '•. ;: SECTION THROUGH UNIT S AND C SECTION 1 THROUGH UNIT C SECTION 1 THROUGH INCLUSIONARY UNIT State Street Townhomes I Carisbad, CALIFORNIA A401 BUILDING SECTIONS INTT^ACORP COMPANIES WITHEE MALCOLM ARCHITECTS, LLP