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HomeMy WebLinkAboutMS 04-17; Madison Square; Redevelopment Permits (RP)City of Carlsbad Housing and Redevelopment Department A REPORT TO THE DESIGN REVIEW BOARD Application Complete Date: Staff: Cliff Jones 6/28/2005 Bob Wojcik Environmental Review: Categorical Exemption ITEM NO. 2 DATE: January 23, 2006 SUBJECT: RP 04-24 "Madison Square": Request for a Major Redevelopment Permit to allow the construction of a 6,234 square foot, three story, four-unit condominium on the property located at 2737 Madison Street in Land Use District 1 of the Carlsbad Village Redevelopment Area. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 305 recommending APPROVAL of RP 04-24 to the Housing and Redevelopment Commission based on findings and subject to the conditions contained therein. II. DEVELOPMENT APPROVAL PROCESS The proposed project requires a major redevelopment permit because it involves new construction of a building that has a building permit valuation greater than $150,000. The project also requires processing of a Minor Subdivision (MS 04-17) subject to the City Engineer's approval because the project involves separate ownership of four dwelling units. In accordance with redevelopment permit procedures, the major redevelopment permit is being brought forward for a recommendation by the Design Review Board and for final approval by the Housing and Redevelopment Commission. The Design Review Board is being asked to hold a public hearing on the permit requested, consider the public testimony and staffs recommendation on the project, discuss the project and then take action to recommend approval or denial of the project. The proposed project is not located within the Coastal Zone; therefore, a Coastal Development Permit is not required for the subject project. III. PROJECT DESCRIPTION AND BACKGROUND The applicant and part owner, Bruce B. Baker, has requested a Major Redevelopment Permit for a 6,234 square foot, three-story four-unit condominium project. The property is located at 2737 Madison Street in Land Use District 1 of the Carlsbad Village Redevelopment Area. The subject property is currently vacant totaling 8,648 square feet after a 20 foot street dedication, with building frontage along Madison Street. The vacant site is bordered by a surface parking lot to the south, postal office and surface parking lot to the west, a one-story residential MADISON SQUARE JANUARY 23,2006 PAGE 2 apartment building to the north, and a one-story office building across Madison Street to the east. The majority of the east and west side of Madison Street include single-family and multifamily residences and the majority of Arbuckle Place includes residences on both sides of the street. According to City records, the last known use for this site was a detached 768 square foot single-family dwelling unit, which was in a state of deterioration. The property owner at the time, not seeing any value in the structure, demolished the unit in 1994 in order to make the property more marketable. To this date, the lot has remained vacant. IV. GENERAL PLAN CONSISTENCY The General Plan includes the following goals for the Village: 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; 2) a City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting. The General Plan objective is to implement the Redevelopment Plan through the comprehensive Village Master Plan and Design Manual. The proposed project is consistent with the goals and objectives for the Village, as outlined within the General Plan, because it provides for a multi-family residential use in an appropriate location within the Village. This in turn serves to enhance the Village by providing the necessary residential support. The location of the project will provide the new residents an opportunity'to walk to shopping, recreation and mass transit functions. The new residential units will enhance the Village as a place for living and working. The project will also be close to existing bus routes, furthering the goal of new economic development near transportation corridors. V. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION. GOALS AND OBJECTIVES The proposed project will be able to address a variety of objectives as outlined within the Village Master Plan and Design Manual as follows: GoaM: Establish Carlsbad Village as a Quality Shoppinci, Working and Living Environment. The proposed project will result in the development of new condominium units where residents will be located in District 1, the retail and commercial core of the Village Area. The new residences will increase the number, quality and diversity of housing units within the Village, particularly those in proximity to transit, shopping and employment for those people seeking to reside in the downtown area. The attractive architectural design will serve to enhance the site and the,surrounding area. Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area. The project will provide a new sidewalk that will connect with the existing sidewalk south of the property improving pedestrian circulation. Additionally, the proposed project will be in close proximity to MADISON SQUARE JANUARY 23,2006 PAGE 3 both bus and rail mass transit options and will thus encourage and promote the use of mass transit, further improving vehicular circulation in the Village. Goal 3: Stimulate Property Improvements and New Development in the Village. The Master Plan and Design Manual was developed in an effort to stimulate new development and/or improvements to existing buildings in the Village. The intent is that new development or rehabilitation of existing facilities will then stimulate other property improvements and additional new development. One of the objectives of this goal is to increase the intensity of development within the Village. The proposed project will assist in the continued effort to improve the Village Redevelopment Area, specifically by developing an existing vacant lot. Staff sees the development of the vacant subject property as a key catalyst for future redevelopment along both Madison Street and Arbuckle Place. Goal 4: Improve the Physical Appearance of the Village Area. The project has a design that is visually appealing and sensitive to surrounding development within the area. The architecture of the new structure meets the requirements of the design guidelines for the Village. The new structure is three stories, and is stepped back from the property lines, which reduces the impact the building has on the surrounding neighborhood. Therefore, construction of the proposed project will reinforce the Village character with appropriate site planning and architectural design and materials that comply with City standards and requirements. VI. CONSISTENCY WITH VILLAGE LAND USE PLAN The site of the proposed project is located within Land Use District 1 of the Village Redevelopment Area. Multi-family residential projects are a provisional use within this district. Considerations that must be addressed to assess the appropriateness of this particular provisional use within District 1 are: 1) that the multi-family residential use is appropriate to the site and adjacent development, and 2) that the site is adequate in size and shape to accommodate required on-site parking without adversely affecting the visual environment of the Village. Staff concludes that the proposed project complies with both of these considerations. First, the multi-family use is consistent with the adjacent land uses, which include a one-story apartment building to the north, a post office and surface parking lot to the south and west, and a one-story office building to the east. Also, a majority of the surrounding properties along Madison Street and Arbuckle Place are residential uses, which makes the proposed project compatible with the surrounding area. Finally, staff has determined that the site is adequate in size and shape to accommodate the required on-site parking for both the future residents and their visitors. Location and development criteria that must be assessed for provisional multi-family projects within District 1 are that; 1) residential and parking uses should not displace desired retail uses or lessen active street frontage, 2) sites should accommodate parking requirements on-site or below grade, 3) residential units should not be placed in proximity to health hazards, 4) provision should be made to buffer train noise, and 5) multi-family housing located near the rail station should be constructed as part of a mixed-use development project. Staff concludes that the proposed project complies with the criteria for the following reasons. First, the proposed residential project will not displace desired retail space along the 2700 block of Madison Street for a majority of the uses are currently residential and are compatible with the surrounding neighborhood. Second, all proposed parking for the project is contained on site MADISON SQUARE JANUARY 23, 2006 PAGE 4 and is placed on the first floor with garages for residents and covered spaces for visitors as specified within the Village Design Guidelines. Thirdly, the adjacent land uses are residential and offices, which do not subject the future residents of the proposed project to any potential health problems. Fourthly, the proposed project is two and a half blocks to the east of the train tracks, has buildings in between the proposed project, and the project includes double paned windows which all help to buffer noise from nearby passing trains. An acoustical analysis of the project concluded that no interior or exterior noise mitigation would be necessary at any location on-site. Lastly, the proposed project is located in a neighborhood dominated by residential uses, which limits the need for a mixed-use project. The overall vision for the development of District 1 (Carlsbad Village Center) is to provide a mix of shops, restaurants, entertainment uses, visitor accommodations, and commercial services encouraging mutually supportive uses to provide a major activity focus for the Village and the City of Carlsbad as a whole. Staff believes that the proposed residential units, assists in satisfying the goals and objectives set forth for Land Use District 1 through the following actions: 1) the project provides a new residential development that will improve the physical appearance of the village area, and 2) the building is designed in a manner that compliments nearby residential uses by incorporating many of a same architectural elements found in nearby residential projects, ample building setbacks and an abundance of landscaping, finally 3) the project provides a residential use that is complimentary to the retail and commercial services by bringing more people twenty-four hours a day and within walking distance to the Village Center. VII. CONSISTENCY WITH VILLAGE DEVELOPMENT STANDARDS The specific development standards for new development within Land Use District 1 are as follows: Building Setbacks: The Village Master Plan and Design Manual establishes the front, rear and side yard setbacks for the property. In Land Use District 1, the required front yard setback is 0 to 10 feet and the side and rear yard setbacks have no minimum or maximum requirement. All setbacks are measured' from property lines. The front yard setback of the proposed building is 10 feet from the front property line after a 10 foot street dedication. On the north side yard, the setback is 3 feet 1 inch feet from the side property line. The south side yard has a setback of 16 feet 7 inches. The rear of the building is located 11 feet from the rear property line. The proposed project is consistent with the setback requirements set forth for Land Use District 1. Building Coverage: The range of building footprint coverage permitted for all residential projects in Land Use District 1 is 60% to 80%. For the proposed project, the building coverage is 54%, which is below the established range. While the bottom of the range is considered the desired standard, unlike the setback requirements, a variance is not required for building coverage that is below the standard range. Therefore, the building coverage is in compliance with the established standard and the lesser coverage allows for ample parking and recreational areas. MADISON SQUARE JANUARY 23, 2006 PAGES Building Height: The height limit for Land Use District 1 is 35 feet with a minimum 5:12 roof pitch. The proposed project will have a maximum height of 33 feet and a roof pitch of 5:12. Therefore, the building height is in compliance with the established standard. Open Space: A minimum of 20% of the property must be maintained as open space. The open space must be devoted to landscaped pedestrian amenities in accordance with the City of Carlsbad's Landscape Manual. Open space may be dedicated to landscaped planters, open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open space for the proposed project includes: landscape and hardscape on the ground floor of the front, rear, and sides of the building. The project provides for a total of 2,396 square feet of open space, which represents 27.7% of the site and is consistent with the open space requirement. Parking: The parking requirement for a multi-family dwelling is two standard spaces per unit and Vz guest parking space per unit. The project provides four two-car garages and two guest parking spaces, which satisfies the parking requirement for District 1. Planned Development: The Village Master Plan includes a specific condition for residential units proposed for separate ownership which states that all such units shall comply with the development standards and design criteria set forth by the Planned Development Ordinance, Chapter 21.45 of the Carlsbad Municipal Code. In addition to the development standards set forth in the Village Master Plan, the Planned Development Ordinance provides development standards for recreational space, lighting, utilities, recreational vehicle storage, tenant storage space, and antennas. The project was found to comply with each of the development standards and design criteria of the Planned Development Ordinance. The following is an analysis of how the project provides for the development standards set forth in the Planned Development Ordinance, that are standards not already addressed within the Village Master Plan: Recreational Space: Private recreational space shall be provided for all planned development projects with fewer than ten (10) units through a 15'x15' patio or 120 square feet of balcony area for each unit. Plan 1 has three (3) separate deck areas totaling 202 square feet and Plan 2 has two (2) separate deck areas totaling 201 square feet, which exceed the requirement for recreational space. Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to minimize security problems shall be provided. As a standard condition of approval, the applicant shall be required to submit a lighting plan, subject to the approval of the Planning Director, prior to issuance of a building permit. This condition has been incorporated into attached DRB Resolution No. 305. Utilities: There shall be separate utility systems for each unit. This condition has been incorporated into attached DRB Resolution No. 305. Tenant Storage Space: The Planned Development Ordinance requires separate storage space of at least four hundred eighty (480) cubic feet for each unit. If all the storage for each unit is provided in one area, this requirement may be reduced to three hundred ninety two (392) cubic feet per unit. This requirement is in addition to closets and other indoor storage areas that are normally part of a residential dwelling unit. Each unit has been designed with 406 cubic feet MADISON SQUARE JANUARY 23, 2006 PAGE 6 of storage space adjacent to the garage on the first floor, which exceeds requirement for tenant storage space. Antennas: Individual antennas shall not be permitted. The project shall have a master cable television hookup. This condition has been incorporated into attached DRB Resolution No. 305. Parking: The Planned Development Ordinance does not trigger any additional parking requirements beyond what is required within the Village Master Plan. Therefore, the project meets the parking requirements of the Planned Development Ordinance. Building Coverage, Height and Setbacks: These standards are established individually according to the applicable land use district within the Village Redevelopment Area. The details of these development standards were previously discussed above. Residential Density and Inclusionary Housing Requirements: The multi-family residential unit results in a residential density of 17.1 dwelling units per acre. The Village Master Plan and Design Manual does not set forth specific densities in the land use districts that permit residential uses. Instead, an appropriate General Plan residential density is to be determined for each project based upon compatibility findings with the surrounding area. After considering the goals and objectives of the Village Redevelopment Area, the vision for Land Use District 1 and surrounding land uses, staff is recommending a High Density Residential (RH) General Plan Designation for the subject property. Justification for the RH General Plan density designation is as follows: 1. The density is compatible with the surrounding area, which contains a variety of uses including multi-family residential, single-family residential, commercial and office. Application of the RH General Plan designation on the subject property would allow for future multi-family development, which is a provisional use in District 1 and would be compatible with the mixture of surrounding uses in terms of size, scale, and overall density. 2. The RH General Plan density designation serves to satisfy the goals of the Village Redevelopment Master Plan by increasing the number, quality, diversity, and affordability of housing units within this area of the Village. The higher density designation allows for future development that would be consistent with the development in the area and the goals and objectives of the Redevelopment Master Plan. 3. The RH General Plan density designation serves to satisfy the objectives of Land Use District 1 by increasing the number of residential units in close proximity to shops, restaurants, and mass transportation. Higher residential densities in close proximity to areas with easy access to mass transportation promote greater job/housing balance and help solve regional issues such as reduced traffic congestion and improved air quality. All residential projects within the Village Redevelopment Area are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code, and those requirements imposed by Redevelopment Law. In accordance with Redevelopment Law, 15% of the private housing units constructed within a redevelopment area must be affordable to low and moderate-income persons, of which not less than 40% (or 6% of the total newly constructed MADISON SQUARE JANUARY 23, 2006 PAGE? units in the redevelopment area) must be affordable to very low income households. Per City Ordinance, projects of six or fewer units are eligible to pay an in-lieu fee of $4,515 per market rate unit. The project has been conditioned to pay the in-lieu fee for the four (4) proposed residential units. VIII. CONSISTENCY WITH DESIGN GUIDELINES All new projects within the Village Redevelopment Area must make a good faith effort to design a project that is consistent with a village scale and character. In accordance with the design review process set forth in the Carlsbad Village Redevelopment Master Plan and Design Manual, the Design Review Board and the Housing and Redevelopment Commission, as appropriate, must be satisfied that the applicant has made an honest effort to conform to ten (10) basic design principles. These design principles are: 1. Development shall have an overall informal character. 2. Architectural design shall emphasize variety and diversity. 3. Development shall be small in scale. 4. Intensity of development shall be encouraged. 5. All development shall have a strong relationship to the street. 6. A strong emphasis shall be placed on the design of the ground floor facades. 7. Buildings shall be enriched with architectural features and details. 8. Landscaping shall be an important component of the architectural design. 9. Parking shall be visibly subordinated. 10. Signage shall be appropriate to a village character. The proposed project is consistent with the design principles outlined above. The project provides for an overall informal character, yet maintains a pleasant architectural design conducive to the surrounding neighborhood and overall Village character. The applicant has incorporated several desirable design elements to achieve the desired Village character. The architectural design elements include trim ("Hardiplank") around the different sized windows and building fascia, the use of a variety of materials including stucco, wood, and sheet metal, exposed rafter tails, and varied roof forms with a 5:12 roof pitch. The buildings have a very strong relationship to the street in that they are only set back from Madison Street by ten (10) feet and enhance the pedestrian-orientation by providing a sidewalk and enhanced landscaping along all street frontages. The parking is visually subordinate in that it is located underneath the second story in individual garages or covered guest parking stalls. A summary of the design features related to the project is provided as an exhibit to this report (See Attached Exhibit A). IX. TRAFFIC. CIRCULATION. SEWER. WATER. RECLAIMED WATER AND OTHER SPECIAL CONSIDERATIONS The project, as conditioned, shall comply with the City's requirements for the following: Traffic & Circulation: Projected Average Daily Traffic (ADT): 32 ADT Due to the project's low generation of traffic, this project does not trigger the need for a traffic study. This project is served by Madison Street and has direct access to public streets. The streets in the area have been designed to handle the traffic volumes generated by this project. MADISON SQUARE JANUARY 23,2006 PAGES Sewer: Sewer District: City of Carlsbad One new sewer lateral will be installed for each unit. The laterals will connect to the existing sewer main in Madison Street that will be extended by the developer. Water: Water District: Carlsbad Municipal Water District Each unit will be provided a water meter. A single connection to the existing water main in Madison Street will be manifolded into four new services. A separate meter with a backflow preventer will be installed for irrigation. Grading: Permit required: Yes Offsite approval required: No Hillside grading requirements met: n/a Drainage and Erosion Control: Drainage basin: Buena Vista Watershed g/ Erosion potential: low «^'V This project proposes to collect and convey storm water to the public right-of-way. Runoff will be intercepted by a private storm drain system and discharged to Madison Street through 3 - 3" <r\ sidewalk underdrain pipes. In existing conditions, the peak flow is 0.10 c.f.s. to Madison Street and ' • 0.29 c.f.s. to the adjoining property to the west. After development, no flows are directed to the west, and with onsite detention, the peak flow to Madison Street is 0.19 c.f.s. The negligible increase of less than one tenth of a c.f.s. is not expected to adversely impact existing drainage facilities. Land Title: Conflicts with existing easements: No Public easement dedication required: Yes Site boundary coincides with Land Title: Yes The project will be required to dedicate an additional 10 feet along the Madison Street frontage, for a total half street width of 30 feet from centerline. Improvements: Offsite improvements: Yes Standard Waivers required: No MADISON SQUARE JANUARY 23, 2006 PAGE 9 The project will be constructing new curb, gutter and sidewalk across the Madison Street frontage, and extending the existing sewer main in Madison Street. Storm Water Quality: The applicant is required to implement Best Management Practices (BMP) measures, to the maximum extent practical, to ensure that no additional pollutants-of-concern are contributed downstream of the project. The developer is subject to complying with the City's Storm Water Management Plan. Storm water runoff will be treated by inlet filters prior to discharge into the right of way to remove oil, grease, heavy metals and trash from storm water. Other BMP measures are detailed in the project Storm Water Management Plan. X. ENVIRONMENTAL REVIEW The Housing & Redevelopment Department has conducted an environmental review of the project pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the project has been found to be exempt from environmental review pursuant to Section 15332 of the State CEQA Guidelines as an infill development project. The necessary finding for this environmental determination is included in the attached Design Review Board resolution. A noise study was prepared by Eilar Associates to determine whether there was a potential for subjecting the future residents of the project to significant noise impacts. This study concluded that no interior or exterior noise mitigation would be necessary at any location on site. XI. ECONOMIC IMPACT The proposed project is anticipated to have a positive financial impact on the City and the Redevelopment Agency. First, the redevelopment of what was previously an under-utilized lot will result in increased property taxes. This increase in property tax will further result in increased tax increment to the Redevelopment Agency. Second, the project may serve as a catalyst for other improvements in the area, either new development or rehabilitation of existing buildings, through the elimination of a blighting influence within the area. XII. STAFF RECOMMENDATION Staff is recommending approval of the project. Development of the site will have a positive fiscal impact on both the City and the Redevelopment Agency and will assist in fulfilling the goals and objectives of the Village Redevelopment Master Plan and Design Manual. ATTACHMENTS: A. Staff Analysis of Project Consistency with Village Master Plan Design Guidelines B. Design Review Board Resolution No. 305 recommending approval RP 04-24. C. Location Map D. Exhibits "A - E", dated January 23, 2006, including reduced exhibits. VILLAGE MASTER PLAN DESIGN GUIDELINES CHECKLIST Project: Madison Square Provide variety of setbacks along any single commercial block front. Provide benches and low walls along public pedestrian frontages. Maintain retail continuity along pedestrian-oriented frontages. Avoid drive-through service uses. Minimize privacy loss for adjacent residential uses. Encourage off-street courtyards accessible from major pedestrian walkways. Emphasize an abundance of landscaping planted to . create an informal character. Treat structures as individual buildings set within a landscaped green space, except for buildings fronting on: Carlsbad Village Drive, State Street, Grand Avenue, Carlsbad Boulevard and Roosevelt Street The project is predominately surrounded by residential units. The nature of the use does not warrant the inclusion of benches and low walls. The proposed project will not conflict with retail continuity. The project does not include a drive-thru. Adequate setbacks are provided along the side of the property to minimize privacy loss for adjacent residential uses. The nature of the use does not warrant off-street courtyards for pedestrian use. Landscaped areas along the front, sides, and rear of the building will provide for an informal setting. Landscaping will be provided along the sides of the building. Provide landscaping within surface parking lots Provide access to parking areas from alleys wherever possible. Locate parking at the rear of lots. Devote all parking lot areas not specifically required for parking spaces or circulation to landscaping. Avoid parking in front setback areas. Avoid curb cuts along major pedestrian areas. Avoid parking in block corner locations. Drovide setbacks and landscaping between any parking lot and adjacent sidewalks, alleys or other paved sedestrian areas. Parking is located within garages on the first floor. The subject project will provide access to parking on Madison Street. Parking is located within garages on the first floor. Parking lot areas are not part of proposal. Driveway is required for circulation. Parking is located within garages on the first floor. Curb cut is required for driveway. Madison Street is not a major pedestrian street. Site is not located on a corner. Appropriate setbacks and landscaping are provided adjacent to pedestrian areas. 'Avoid buildings which devote significant portions of their ground floor space to parking uses. Place parking for commercial or larger residential projects below grade wherever feasible. Enhance parking lot surfaces to divide parking lot paving into smaller segments. Provide for variety and diversity. Each building should express its uniqueness of structure, location or tenant and should be designed especially for their sites and not mere copies of generic building types. Step taller buildings back at upper levels. Break large buildings into smaller units. Maintain a relatively consistent building height along block faces. Utilize simple building forms. Trendy and "look at me" design solutions are strongly discouraged. Emphasize the use of gable roofs with slopes of 7 in 12 or greater. Encourage the use of dormers in gable roofs. Emphasize wood and composition shingle roofs, with the exception that in the Land Use District 6 metal roofs are acceptable. Avoid Flat Roofs The parking is accommodated through the use of enclosed two car garages, which help to screen .the vehicles, which is an important design concept in the Village. Ground level parking structures, particularly with access off of vehicular frequented streets, work better for residential projects because they do not affect retail continuity. The applicant found it to be financially infeasible to provide parking below grade. Not applicable. The building has been designed specifically for the unique layout of the property and topography. The building design provides for articulation on all sides, varying setbacks, and other architectural features, which provide for a unique character. Architectural features and relief appears to step the upper level of the buildings back. The size of the lot does not warrant breaking the building up into smaller units. However, varying roof peaks and various architectural features serve to break up the mass of the building. The height of the new structure is consistent with other commercial and residential buildings in the area. The building has been designed with simple lines and forms but allows for representation of the Village character desired for the area. The building is not trendy or "look at me" in design. The project is providing a 5:12 roof pitch as is required in District 1. The project includes dormers as part of its design. The project uses a fiberglass composition roof, with three-dimensional shingles, which have a wood appearance. The building does not incorporate flat roofs. Screen mechanical equipment from public view. Avoid mansard roof forms. 6^%!pSWU;S^^M«M»ii!^^B^^^^^^^^^^^^w^^^^^^^™^^^^^H Emphasize an informal architectural character. Building facades should be visually friendly. Design visual interest into all sides of buildings. Utilize small individual windows except on commercial storefronts. Provide facade projections and recesses. Give special attention to upper levels of commercial structures. Provide special treatment to entries for upper level uses. Utilize applied surface ornamentation and other detail elements for visual interest and scale. Respect the materials and character of adjacent development. Emphasize the use of the following wall materials: wood siding; wood shingles; wood board and batten siding; and stucco. Avoid the use of the simulated materials; indoor/outdoor carpeting; distressed wood of any type Avoid tinted or reflective window glass. Utilize wood, dark anodized aluminum or vinyl coated metal door and window frames. Avoid metal awnings and canopies. Utilize light and neutral base colors. This will be a requirement of the project. The project does not utilize mansard roof forms. ' By providing for attractive facades and landscaping, the project is very visually appealing. Visual interest is added to the building through various architectural features. The design of the building incorporates design elements into all four building facades, thereby creating visual interest in the building. The project makes good use of various sized windows with decorative trim, and the use of a variety of materials. Multi-paned windows with decorative trim are used in the project. The building design provides for recesses and projections on the second story of the building, which will create shadows and contrast. The development is not a commercial structure. The second floor of the residence will be accessed through an internal stairway. No external entrances are proposed. Detail elements have been incorporated into the building, which include; decorative trim around the windows and the use of a variety of materials. The materials and colors proposed for the building will not conflict with adjacent developments. The exterior walls utilize a "Hardiplank" siding along with stucco, sheet metal, and wood fascias. None of the noted materials have been indicated for use. The windows are clear glass. Wood or fiberglass doors and window frames will be utilized. No metal awnings and canopies are proposed. The project utilizes a light and neutral color scheme. | Limit the materials and color palette on any single 1 building (3 or less surface colors) IK'C-if- 5:~:v*:V.,./';.:;; '-.'•'- ;.,:",;.„'.• ,'•"', ^ •"•'• "•'.- •. .''•'. .-••': ,'.:'•""'•'.';-- • ','•':.'••';' ' *:-•'•:''•.|.&f#;h^i~:'^ -1-s^-r^^2^ . ' ""'''•;-./,•' ' • > ' • '••".'.,.: iSS«lil1L^^J;€l&l«4itilll3' • -•:•:;;:. ,;".v. ' •,,•--. ,...- • •• •< Provide significant storefront glazing. Avoid large blank walls. Encourage large window openings for restaurants. Encourage the use of fabric awnings over storefront windows and entries. Emphasize display windows with special lighting. Encourage the use of dutch doors. Utilize small paned windows. Develop a total design concept. Provide frequent entries. Limit the extent of entry openings to about 30% of storefront width or 8 feet, whichever is larger, to preserve display windows. Avoid exterior pull down shutters and sliding or fixed security grilles over windows along street frontages. Emphasize storefront entries. Integrate fences and walls into the building design. The project incorporates one primary base stucco color, one trim color, and one color for the siding . Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. Not applicable Not applicable Not applicable Not applicable Encourage front entry gardens Locate residential units near front property lines and orient entries to the street. Provide front entry porches. Provide windows looking out to the street. Utilize simple color schemes. Provide decorative details to enrich facades. Landscaping is proposed along all street frontages to contribute to the overall visual quality of the neighborhood. Ample room is available on the balconies for residents to incorporate flower boxes and landscape planters. The residential unit entries are oriented at the side yard because of the rectangular shape of the lot. The unit closest to the street is oriented towards the street. The project design does not lend itself to front entry porches. Windows look out to the street on the end unit facing Madison Street. The project utilizes a simple color scheme A variety of materials are being used along facades with the incorporation of decorative trim around windows. Emphasize "cottage" form, scale and character Emphasize an abundance of landscaping. Limit access drives to garages or surface parking areas. Encourage detached garages which are subordinate in visual importance to the house itself. Provide quality designed fences and walls. Visually separate multi-family developments into smaller components. The project design incorporates cottage form, scale and character. Open space and landscaping encompass 27.7% of the property. There is one access drive to the project off Madison Street maximizing the amount of landscaping adjacent to neighboring properties. Not applicable. Low stucco walls match the facade of the building and are incorporated along all sides of the project. The design of the project serves to visually separate the building into two smaller elements. 1 DESIGN REVIEW BOARD RESOLUTION NO. 305 2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF 3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR REDEVELOPMENT PERMIT NUMBER RP 04-24 FOR ' THE 4 CONSTRUCTION OF A 6,234 SQUARE FOOT, THREE-STORY, FOUR-UNIT CONDOMINIUM ON THE PROPERTY LOCATED AT 2737 MADISON STREET IN LAND USE DISTRICT 1 OF THE CARLSBAD VILLAGE 6 REDEVELOPMENT AREA AND IN LOCAL FACILITIES MANAGEMENT ZONE1. 7 CASE NAME: MADISON SQUARE 8 APN: 203-102-16 9 CASE NO: RP 04-24 10 WHEREAS, Bruce B. Baker, "Applicant", has filed a verified application with the 12 Redevelopment Agency of the City of Carlsbad regarding property owned by Tamarack Park, 13 LLC, "Owner", described as Assessor Parcel Number 203-102-16, and more thoroughly * described in Attachment A, ("the Property"); and WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as 16 shown on Exhibits "A-E" dated January 23, 2006, on file in the Housing and Redevelopment 17 10 Department, "Madison Square RP 04-24", as provided by Chapter 21.35.080 of the Carlsbadlo 19 Municipal Code; and 20 WHEREAS, the Design Review Board did on the 23rd day of January, 2006, hold a duly 71 noticed public hearing as prescribed by law to consider said request; and 22 WHEREAS, at said public hearing, upon hearing and considering all testimony and 23 arguments, if any, of persons desiring to be heard, said Board considered all factors related to 24 25 "Madison Square (RP 04-24)." 26 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as 27 follows: 28 A. That the foregoing recitations are true and correct. B. That based on the evidence presented at the public hearing, the Design Review 2 Board RECOMMENDS APPROVAL of Madison Square RP 04-24, based on the following findings and subject to the following conditions: 3 GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS: 4 ,- i. The Housing & Redevelopment Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on 6 the environment, and it is therefore categorically exempt from the requirement for preparation of environmental documents, pursuant to Section 15332 of the State CEQA 7 Guidelines as an infill development project. In making this determination, the Housing & Redevelopment Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. 9 2. The Design Review Board finds that the project, as conditioned herein and with the 10 findings contained herein for the establishment of the RH density designation for the project is in conformance with the Elements of the City's General Plan, the Carlsbad Village Area Redevelopment Plan, and the Carlsbad Village Redevelopment Master Plan and Design j2 Manual based on the facts set forth in the staff report dated January 23, 2006 including, but not limited to the following: 13 a. The proposed project is consistent with the goals and objectives for the Village, ^4 as outlined within the General Plan, because it provides for a multi-family 1. • residential use in an appropriate location within the Village. This in turn serves to enhance the Village by providing the necessary residential support. The 16 location of the project will provide the new residents an opportunity to walk to shopping, recreation and mass transit functions. The new residential units will 17 enhance the Village as a place for living and working. The project will also be close to existing bus routes, furthering the goal of new economic development near transportation corridors. 19 b. The project is consistent with Village Redevelopment Master Plan and Design 20 Manual in that the proposed project assists in satisfying the goals and objectives set forth for Land Use District 1 through the following actions: 1) the project 21 provides a new residential development that will improve the physical 22 appearance of the village area, and 2) the building is designed in a manner that compliments nearby residential uses by incorporating many of the same 23 architectural elements found in residential projects. 24 c. The project as designed is consistent with the development standards for Land Use District 1, the Village Design Guidelines and other applicable regulations set forth in the Village Master Plan and Design Manual. 26 d. The existing streets can accommodate the estimated ADTs and all required 27 public right-of-way has been or will be dedicated and has been or will be improved to serve the development. The pedestrian spaces and circulation have been designed in relationship to the land use and available parking. Public DRB RESO NO. 305 -2- facilities have been or will be constructed to serve the proposed project. The 2 project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants, which 3 enter into and/or are transported within storm drainage facilities. e. The proposed project will not have an adverse impact on any open space within c the surrounding area. The project is consistent with the Open Space requirements for new development within the Village Redevelopment Area and 6 the City's Landscape Manual. 7 f. The proposed project has been conditioned to comply with the Uniform Building and Fire Codes adopted by the City to ensure that the project meets appropriate fire protection and other safety standards. 9 g. The proposed project is consistent with the Housing Element of the General 10 Plan, the City's Inclusionary Housing Ordinance, and the Redevelopment Agency's Inclusionary Housing Requirement, as the Developer has been conditioned to pay to the City an inclusionary housing in-lieu fee for four (4) units. 13 h. The proposed project meets all of the minimum development standards set forth in Chapter 21.45.080, and has been designed in accordance with the concepts 14 contained in the Design Guidelines Manual, in that the overall plan for the project is comprehensive and incorporates many of the architectural features of surrounding developments. The buildings, landscaping, and on-site amenities all it conform to the Village Redevelopment Master Plan and Design Manual, which serves as the adopted land use plan for the area. The overall plan for the project 17 provides for adequate usable open space, circulation, off-street parking, recreational facilities and other pertinent amenities. The parking is well integrated into the building and the project is compatible with surrounding land 1Q uses and will not negatively impact circulation patterns in the area. Common areas and recreational facilities are located so that they are readily accessible to 20 the occupants of the dwelling units. The overall architecture is compatible with the surrounding area and consistent with the Village character as set forth in the 21 Village Design Manual. 3. The Design Review Board hereby finds that the appropriate residential density for the project 23 is RH (15-23 dwelling units per acre), which has a Growth Management Control Point (GMCP) of 19 dwelling units per acre. Justification for the RH General Plan density 24 designation is as follows: 25 a. The density is compatible with the surrounding area, which contains a variety of uses including multi-family residential, single-family residential, commercial and office. Application of the RH General Plan designation on the subject property 27 would allow for the proposed multi-family development, which is a provisional use in District 1 and would be compatible with the mixture of surrounding uses 28 in terms of size, scale, and overall density. DRB RESO NO. 305 -3- 1 ~ b. The RH General Plan density designation serves to satisfy the goals of the Village Redevelopment Master Plan by increasing the number, quality, diversity, 3 and affordability of housing units within this area of the Village. The higher density designation allows for future development that would be consistent with 4 the development in the area and the goals and objectives of the Redevelopment Master Plan. c. The RH General Plan density designation serves to satisfy the objectives of Land Use District 1 by increasing the number of residential units in close proximity to shops, restaurants, and mass transportation. Higher residential densities in close proximity to areas with easy access to mass transportation promote greater job/housing balance and help solve regional issues such as reduced traffic congestion and improved air quality. JO 4. The project is consistent with the City-wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1, and all City public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; 13 government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, 14 a. The project has been conditioned to ensure that building permits will not be issued for the project unless the District Engineer determines that sewer service .f. is available, and building cannot occur within the project unless sewer service remains available and the District Engineer is satisfied that the requirements of 17 the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. 18 b. AH necessary public improvements have been provided or are required as conditions of approval. 20 c. The project has been conditioned to provide proof from the Carlsbad Unified 21 School District that the project has satisfied its obligation to provide school facilities.22 d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected prior to the issuance of building permit. 24 e. The Public Facility fee is required to be paid by Council Policy No. 17 and will 25 be collected prior to the issuance of building permit. 5. The Design Review Board has reviewed each of the exactions imposed on the Developer 27 contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the 28 degree of the exaction is in rough proportionality to the impact caused by the project. DRB RESO NO. 305 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 GENERAL CONDITIONS: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of building permits. 1. If any of the following conditions fail to occur; or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained over time, if any such conditions fail to be so implemented and maintained according to their terms, the City/Agency shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City's/Agency's approval of this Major Redevelopment Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Major Redevelopment Permit documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval, shall require an amendment to this approval. 3. The Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid this approval shall be invalid unless the Housing and Redevelopment Commission determines that the project without the condition complies with all requirements of law. 5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the Agency arising, directly or indirectly, from (a) Agency's approval and issuance of this Major Redevelopment Permit, (b) Agency's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. DRB RESO NO. 305 -5- 6. The Developer shall submit to the Housing and Redevelopment Department a 2 reproducible 24" x 36", mylar copy of the Major Redevelopment Permit reflecting the conditions approved by the final decision making body. 3 7. This approval is granted subject to the approval of Minor Subdivision 04-17 and is subject to all conditions contained in Design Review Board Resolution No. 305 for this other approval and incorporated by reference herein. 8. The Developer shall include, as part of the plans submitted for anypermit plan check, a reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing format. 9. Prior to the issuance of a building permit, the Developer shall provide proof to the 9 Director from the Carlsbad School District that this project has satisfied its obligation to provide school facilities. 10 10. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that 12 Plan prior to the issuance of building permits. 13 11. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 14 ,, 12. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that 16 . adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and 17 facilities will continue to be available until the time of occupancy. 18 13. Approval is granted for Major Redevelopment Permit RP 04-24 as shown on Exhibits 19 A-E, dated January 23, 2006, on file in the Housing and Redevelopment Department and incorporated herein by reference. Development shall occur substantially as shown 20 unless otherwise noted in these conditions. 21 HOUSING CONDITIONS: 22 14. At issuance of building permits, or prior to the approval of a final map and/or issuance of 23 certificate of compliance for the conversion of existing apartments to air-space condominiums, the Developer shall pay to the City an inclusionary housing in-lieu fee as 24 an individual fee on a per market rate dwelling unit basis in the amount in effect at the time, as established by City Council Resolution from time to time. 26 LANDSCAPE CONDITIONS: 27 15. The Developer shall submit and obtain Planning Director approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. The Developer shall construct and install all DRB RESO NO. 305 -6- landscaping as shown on the approved Final Plans, and maintain all landscaping in a 2 healthy and thriving condition, free from weeds, trash, and debris. 3 16. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 17. Developer shall pay a landscape plan check and inspection fee as required by Section 6 20.08.050 of the Carlsbad Municipal Code. 7 MISCELLANEOUS CONDITIONS; ° 18. The Developer shall establish a homeowner's association and corresponding covenants, conditions and restrictions. Said CC&Rs shall be submitted to and approved by the Housing and Redevelopment Director prior to final map approval. Prior to issuance of 10 a building permit the Developer shall provide the Housing & Redevelopment Department with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the Housing and Redevelopment Director. At a .,, minimum, the CC&Rs shall contain the following provisions: 13 a. General Enforcement by the City. The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor 14 of, or in which the City has an interest. b. Notice and Amendment. A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to disapprove. A copy of the final approved amendment shall be transmitted to City 17 within 30 days for the official record. 18 19. This project is being approved as a condominium permit for residential homeownership purposes. If any of the units in the project are rented, the minimum time increment for such rental shall be not less than 26 days. The CC&Rs for the project shall include this ~~ requirement. 21 20. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 22 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such 24 taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 25 21. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in 27 substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Housing and Redevelopment. 28 DRB RESO NO. 305 -7- 22. Prior to occupancy of the first dwelling unit the Developer shall provide all required 2 passive and active recreational areas per the approved plans, including landscaping and recreational facilities. 3 NOTICING CONDITIONS; 4 c 23. Prior to the issuance of the building permit, Developer shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder, subject to the satisfaction 6 of the Housing and Redevelopment Director, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Major Redevelopment 7 Permit by Resolution No. 305 on the real property owned by the Developer. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions 9 specified for inclusion in the Notice of Restriction. The Housing and Redevelopment Director has the authority to execute and record an amendment to the notice which 10 modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 12 ON-SITE CONDITIONS; 13 24. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in 14 substance as provided in Building Department Policy No. 80-6, to the satisfaction of the ,c Directors of Community Development and Housing and Redevelopment. 16 25. The developer shall construct trash receptacle and recycling areas as shown on the site plan (Exhibit "A") with gates pursuant to the City Engineering Standards and Carlsbad 17 Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the Housing & Redevelopment Director, Enclosure shall be of similar colors and/or materials of the project and subject to the satisfaction of the Housing & Redevelopment 19 Director. 20 26. No outdoor storage of material shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and Housing & Redevelopment Director of an Outdoor Storage Plan, and thereafter comply 22 with the approved plan. 23 27. The developer shall submit and obtain Housing & Redevelopment Director approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect 24 downward and avoid any impacts on adjacent homes or property. 25 28. The project shall have a master cable television hookup. Individual antennas shall 26 not be permitted. 27 29. There shall be separate utility systems for each unit. 28 DRB RESO NO. 305 -8- 1 STANDARD CODE REMINDERS; 2 The project is subject to all applicable provisions of local ordinances, including but not limited to the 3 following code requirements. Fees 4 1. The Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as 5 required by Chapter 20.44 of the Carlsbad Municipal Code. 6 2. The developer shall pay a landscape plan check and inspection fee as required by Section 20.080.050 of the Carlsbad Municipal Code. _ 3. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad n Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. 10 General 11 4. The tentative map shall expire twenty-four (24) months from the date this tentative map approval becomes final. 12 5. Approval of this request shall not excuse compliance with all applicable sections of the Zoning 13 Ordinance and all other applicable City Ordinances in effect at the time of building permit issuance, except as otherwise specifically provided herein.14 6. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code 15 Section 18.04.320. Any signs proposed for this development shall at a minimum be designed in conformance with the 17 approved plans and the sign criteria contained in the Village Redevelopment Master Plan and Design Manual and shall require review and approval of the Housing & Redevelopment Director prior 18 to installation of such signs. 19 ENGINEERING CONDITIONS; 20 1. Prior to the issuance of a grading permit the applicant shall obtain an administrative approval of Minor Subdivision MS 04-17, consistent with this Major Redevelopment Permit RP 04-24. 22" 23 24 25 26 27 28 DRB RESO NO. 305 -9- 1 NOTICE 2 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as . "fees/exactions." 5 You have 90 days from the date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 6 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or 0 annul their imposition. 9 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this 1 project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise \2 expired. 13 PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of the City of Carlsbad, California, held on the 23rd day of January, 2006 by the following vote to 15 wit: 16 AYES: 17 NOES: I O ABSENT: 19 ABSTAIN: 20 21 22 COURTNEY HEINEMAN, CHAIRPERSON DESIGN REVIEW BOARD 23 ATTEST: 24 25 26 DEBBIE FOUNTAIN HOUSING AND REDEVELOPMENT DIRECTOR 27" 28 DRB RESO NO. 305 -10- ATTACHMENT"A" LEGAL DESCRIPTION APN 203-102-16-00 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: ALL THAT PORTION OF LOT 37 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF SAID LOT WHICH IS NORTH 55 DEGREES 27' EAST 170 FEET FROM THE MOST WESTERLY CORNER OF SAID LOT; THENCE SOUTH 34 DEGREEES 33' EAST ALONG A LINE PARALLEL WITH THE SOUTHWESTERLY LINE OF SAID LOT, 50 FEET; THENCE NORTH 55 DEGREES 27' EAST ALONG A LINE PARALLEL WITH THE SAID NORTHWESTERLY LINE OF SAID LOT, 203.24 FEET TO THE NORTHEASTERLY LINE OF SAID LOT;THENCE NORTH 34 DEGREES 33' WEST ALONG SAID NORTHEASTERLY LINE, 50 FEET TO THE MOST NORTHERLY CORNER OF SAID LOT; THENCE SOUTH 55 DEGREES 27' WEST ALONG THE NORTHWESTERLY LINE OF SAID LOT, 203.24 FEET TO THE POINT OF BEGINNING. SITE MADISON SQUARE RP 04-24 PROJECT INFORMATION Ex*. tyA k.E> TV 6"ft/i«n£ £^ FIRE DEPARTMENT NOTES fim door. TMS 4u>«t p«nilfl jHa •»* tvtptitei on+lia. WATER DISTRICT NOTE pawto writ DM be iuutd uekt. tbc Dttuia Mvia« to .tovmcm W -Hp1-. ^^ ^ „„ ^^^ ^^y. „ fc* ii to WKMT. *nd dM u_ .,-. . . P)ftftT)T£< •ffltit'l LjL^.._.JL_^__!L JL __ _i| _JL • __Jr__ ill J[—JL^^JU-p^JL.-,- JUJjl . f|T , Jfe-__Jr-__L__. L ' . . [ Landscape Concept Madison Square village of Carlsbad Calif. Shrub E TREES A. Mid Scale Canopy Tree 24" box Cassia leplophylia Gotden MedaHion Tree Jacaranda minisifdia Jacaranda B. Small Seal* Shade Tolerant Container Tree 15 gallon Acer pulmatum Japanese Maple in Um Cibotlum glaucum Hawaiian Tree Fern Ficus benjamina Weeping Banyan Tree C. Mid Scate Entry/Street Tree 24" box Lophpstemon conforms Brisbane Box Metroskteros execelsus New Zealand Xmas Tree Olmedietla belschlerana Guatemalan Holly O. Mid Scale Vertical Moist Soft Tolorant Tree 15 gallon fistula pendula White Birch Melaleuca quinquenervia Cajeput Tree Tupidanthus calyptratus SHRUBS Botanical Name Common Name A. Six foot Screen Shrub 5 gallon Asparagus relrofrectus Men CalHandra haematocephala PinK Powder Puff Melaleuca amiiltaris B. Thirty foot Moist Soil Tolerant Shrub 5 gallon Bambusa species Bamboo Phyliostachys species Bamboo C. Tree foot Moist Soil Tolerant Shrub 5 gallon Cyperus papyrus Cyperus Equiselum hyemale Horse Tail D. Three foot Street Edge Foundation Shrub S gallon Cariasa macrocarpa Natal Plum Lanlana - Spreading Sunshine Rhaphtolepis 'Clara' E. Mass Planted Flowering Accent 1 gallon Agapanlhus africanus Lily of the Nte Hemerocatlis Day Uy Lavandula species Lavender F. Shade Tolerant Container Planto 1 gallon Abutiton species in Um Gardenia species Phitodendron species • VINES Botanical Name Common Name Size A. Disticus bucdnaloria Blood Red T. Vine 5 gallon GROUND COVER dumping Red Fescue (unmowed) Seed NOTES 1. AH tr«tt shall not conflict urftti pMV. utlHtlet and 6iuU be located • ntinfeun of;Ml from paring (10' if • wlttt on approved root barrier;m tram »a*tr lino*.3. All rl»l lmd»tapa plan* *ti*M adnerd to tn« polleek «id r«qu(r«uMint'ft round u«KC«pt *> aodiried «id approved by th« fHre Deportment.' * Irrigate.! wltll w Mtonetli: «y*Um Wite will Includa rM luUI be Irrigatui wltli at ajtometli: *y*Um ii JNATER CONSERVATION V T>U» pdn MCKB U Ihntt uuter contunpUon primarily through th* UM of adopUd. lew Z Nl plating common area* MM be moMalned By • *lngM entity, antl ore c " ' 'araaa MuH include s* Irrigation ty»um da»lgnrd to accept recycled ivatar.9. Final planting put* anould Mdres* Win need tor proper toll praparatlon.wurlne metftod* and -proper iand»eape maintenance and management. ln Uie city of CorMmd Undacepe pint mawrlai ln*t4Md into mulcnlng or plmtmg beat, efficient TENTATIVE PARCEL MAP FOR CONDOMINIUM! PURPOSES 4 TOWNHOUSE UNITS 9 Bosnia <• Mof soetE ueuxM mat meTKSrmr 1 FEET OF THE ELY He FEETKC. I-JQ- IS34 M BOOK 270, fv££ 130. OA 9 fAsoKMr rw snteerJO cm of amsBW KH sufenoa COURTftEC. 7-?- tots AS F/f MO. 110301 L-OT1 10,145 S.F. (0.233 AC) GROSS "S 81 _L-.-j*-'ulF~-'*<- t W* &<„ EXIST. USEICHT FOR SWEET * MOOENTAL PURPOSES TO QTt Of CMLSBMI cat supencft COURT -AU SUAFACE DRANUt SHALL X HttCTEO fROH THE BUUMC(5). CRMtAtt W1HM LMttSCAPE AREAS SHAlt BE PURSUANT 10 IHE LANDSCAPE ARCHHECTWAL HAN. ff LANDSCAPE PLANS ARE HOT REQURED, THE CONWACTOR SHAU TAKE All. MEASURES NECESSARY TO MSURE THAT HOPONDNG OF HATEN OIXURS W IHE PLAN ItS AREAS. THE FHSHED GRADE M1HM LANDSCAPE AW AS ADJACENT 10 DC BUtUNG SHAU BE *' BaOW THE FIMSNEO FLOBft-IfiaOfMC AWO/OH A SIEMtttl. IS RCUUREO WtM WE F«*3*0 CftfDt IS USS C aaot THE FINKHED FLOOR AM) DEEPENED FOOHHCS ARE HUUKED HHEH IHE •HStfD WAOt 6 MORE 1HAM 6" HUW WE FNSHEII -THE SUB DRAW FOR IHE REIAMMG AW/OR KEtSTOHE MAILS. AS SFEBKD BY OTHERS. SHALL BE CONNECTED «!H POStTM FLOW 10 A ORAMACE SYSTEM CK CURB OUftfT. NOTES RETER TO ARCHITECTURAL AND LANDSCAPE DRAWINGS FOR ELECTIONS. DRIVEWAY AND DETAIL DIMENSIONS. PLANTERS. ETC. STREET SECTION (FRONT OF PROJECT^ MADISON STREET TENTATIVE PARCEL MAP NO. MS 04-17 OWNER APPLfCANT/SUBOMOER TAMARACK PARK, U.C. DR. BRUCE B. BAKER.A CAUFORMA LIMITED IMOUTY COMPANY UANAGHG MEMBER OF TAHAftACX PARK, LLC.PO KUe 27701 PO BOX 27781SAN OH&O. CA a2tOO-17M SAN UEGO. CA 92t9»-t7f6 LEQALOESCfUPTION <O££O * 2O04-1O27164) ALL THAT PORTION OF LOT 37 Of SEASIDE LANDS, IN THE CITY OF CARLSBAD. COUNTY OF SANOEGQ, STATE OF CAUfOHNH, ACCORDING TO UAP THEREOF HO. 1722. HLEO H THE OFFICE OFTHE COUNTY RECORDER Of SAN DIEGO COUNTY. JULY 28. 1921, DESCRIBED AS FOLLOWS; UNE OF SAO LOT; THENCE NOKTH -WJJ' WEST ALONG SAO NORTHEASTERLY UHE. 50 FEET TO THE HOST NOftTHEHLY CORNER OF SAO LOT; JHAHCE SOUTH 55-27" WEST ALONG THE NORTHWESTERLY LINE OF SAID LOT. K3.24 FEET TO THE POINT OF BEGINNING. CONDOMINIUM PROJECT: THIS IS A CONDOUHItMt PROJECT AS DEFINED UNDER SECTION 86427.1 OF JHE SUBDIVISIONHAP ACT. PROPOSED CONSTRUCTION CONSISTS OF FOUR THREE-STORY TOWNHOUSE UNITS.EACH WtlH A SINGLE ENTRY AND TWO CAR GARAGE ON THE LOWEST LEVEL MUNICIPAL SERVICES ARCHITECT TELEPHONE: SBC/PAOFK BELLWATER; CARLSBAD MUNICIPAL WATER DISTRICTSEWER: CITY OF CARLSBADSTOHU DRAM: CITY OF CARLSBADSCHOOL: CAHLSBN3 UNTIED SCHOOL DtSTTOClFIRE: crrr OF CARLSBAD FIRE DEPARTMENT PROJECT INFORMATION SITE ADDRESS 2737 UADISOH STREETSITE APN: XU~IO2->S-OOSHE AREA: 10.145 S.F. (0.233 ACRES) GROSS0,645 S.F. (0,200 ACRES) NET GENERAL PLAN: VZONE: V-REXISTING USE: VACANTPROPOSED USE: UULWAULY RESIDENTIAL JUDSON PfTTAM, AH 2010 ROOSEVELT SIREETCAftLSBAD. CA. 33006 PHONE (760) 434-2152 LANDSCAPE ARCHITECT tHUONSOH DESIGN GROUP2810 KOOS£V€LT STR&TCARLSBAD. C*. 92008PHONE (7SO) 434-2132 PROJECT EHOtHSEK KAMM. S. SUDS, P tfCEMTKW ADIE; ALL TREES AND SHRUBS IDK RfMOVBt. SEE LANDSCAPE PLANS FOR DETAILS RCOMDING PROPOSED PLANJMG. QRAOING QUANTITIES 7001 MtSSKKV CENTER COURT. SIC. 100SAN OtfCO. CA 92108PHONE (619) 296-5565 PROJECT DEVELOPMENT DATA: aULONG CONSTRUCTION TYPE AND OCCUPANCY: TYPE V. I HOUR CONSTRUCTION. R-J OCCUPANCYSEE DRAWING FOR DISTANCES FROM PROPOSED STRUCTURE TO RKHT OF WAYNO BUILDING SEIBACK DISTANCES SPECIFIED FOR SIDE AMD REAR YARDS-FRONT YAtilt SETBACK SPECIFIED O-W. 10' FROM FUTURE RIGHT OF WAY UTtOED. SUfJUNG AREA: 2-3 BR/2B D.U. 0 1,3M S.f- - 3.020 S.F.2-3 BR/2B D.U. • 1.603 S.F. . 3^00 S.F.6.234 S.F. COVERAGE: 4.640 S.F. / 6,670 S.F, - 54* tC£: A. LANDSCAPING 1,300 S.F.S. HAROSCAPE 290 S.F.C. BAl£ON£S 6 S.F. / 9.670 S.F. - 27.7X PARKING REQURED: A RESOENTSB. OUESTS PARKINS PftQVtOED; 10 CARS DENSITY: 17.17 UNOS/ACRf (GROSS)' 20.10 UNITS/ACRE (NET) FIRE DEPARTMENT NOTES: 3. mOFINff TO BE CLASS A FORE-CEMENT SHINGLES WATER DISTRICT NOTES: THE PROJECT S APPROVED UPON THE EXPRESSED CONDITION THAT 3UILUNG PERMITS Nfit ISSUED UNLESS THE OtSTRCT SERVING THE DEVELOPMENT HAS ADEQUATE WATER AND SEWERCAPACITY AVAILABLE AT THE TIME DEVELOPMENT 1$ JO OCCUR. AND SUCH MMIFff AND SEWERCAPACITY WILL CONTINUE TO BE AVAILABLE UNTIL DME OF OCCUPANCY. NOTES CKS7WC TREE IN RKHT OF WAY IS PROPOSED TO BE REMOVED OBTAIN PERMISSION FROM THE PARKS DEPARTMENT FORREMOVAL OF THE EXISTING TREE WITHIN THE PUBLIC RIGHT OF WAY. mOMOUAL UNITS WILL HAVE OWN TRASH BARBELS HOUSED IN THE* OARAGES. OWNERS HOLL PLACE THESE BARRELS AT CURS FOR PICK UPNO TRASH ENCLOSURE WU. THEN BE REQUIRED, EDUs (SEWER) REQMREUENTS: * EDU GPM (WATER) REQUIREMENTS: 0.68 GPM (I.OOO GPD) GPM (FIRE} REQUIREMENTS: 3.000 GPM FROM ANY TWO HYDRANTS SEE CITY OF CARLSBAD ENGINEERING STANDARDS FOR AOOHIQNAL MFORMATK