Loading...
HomeMy WebLinkAbout2008-07-22; Housing & Redevelopment Commission; 409; Roosevelt and Oak Mixed Use RP 07-03 CT 07-01HOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL 1 409 07/22/08 H/RED ROOSEVELT AND OAK MIXED-USE RP 07-03/CT 07-01 / DEPT. CITYATTY. CITY MGR. RECOMMENDED ACTION: That the Housing and Redevelopment Commission ADOPT Resolution No 456, APPROVING a Major Redevelopment Permit (RP 07-03) and Tentative Tract Map (CT 07-01) for the construction of a three-story, mixed-use project with 2,411 square feet of retail space and six residential condominiums on property located at 3085 Roosevelt Street in Land Use District 1 of the Carlsbad Village Redevelopment Area and in Local Facilities Management Zone 1 as recommended by the Design Review Board; and, ADOPT Resolution No. 457. APPROVING a Parking In-Lieu Fee Participation Agreement between the Commission and Russell Bennett, property owner of 3085 Roosevelt Street. ITEM EXPLANATION: On June 2, 2008 the Design Review Board (DRB) conducted a public hearing to consider a Major Redevelopment Permit and Tentative Tract Map for a three-story mixed-use project consisting of 2,411 square feet of retail space and six residential condominiums on property located at 3085 Roosevelt Street in Land Use District 1 of the Carlsbad Village Redevelopment Area. The subject property totals 14,000 square feet and contains a one-story commercial building and four one-story residential buildings, which are proposed to be demolished in order to accommodate the proposed project. The subject property is bordered by a one-story commercial building occupied by a restaurant to the north, a single-family residential unit to the west, a one-story commercial building occupied by the Boy's and Girl's Club to the south, and a single-family residential unit to the east. The proposed project involves the construction of two-stories of residential condominiums located over retail space and residential parking garages. There are six (6) units total varying in size from 1,819 square feet to 3,116 square feet. The building has a pleasant architectural design with attractive retail space on the ground floor incorporating decorative materials such as stone veneer, canvas awnings, and large windows. The residential condominiums located above the retail space continue the pleasing architectural design to the upper level of the building incorporating decorative canvas awnings, various sized and shaped multi-paned windows, and glass balcony railings. The residences are significantly setback from the street at upper levels in. order to reduce the massing of the building along Roosevelt Street and to make the retail space the predominate feature of the street. Each unit within the project is equipped with a second and third story balcony. Resident parking for the project is screened from public view contained entirely within two-car garages within the first floor of the building. Vehicular access to the site is provided off of the Tyler Street alley. DEPARTMENT CONTACT: Austin Silva at (760)434-2813 asilv(5)ci.carlsbad.ca.us FOR CITY CLERKS USE ONLY. COMMISSION ACTION: APPROVED DENIED CONTINUED WITHDRAWN AMENDED D D D CONTINUED TO DATE SPECIFIC D CONTINUED TO DATE UNKNOWN D RETURNED TO STAFF D OTHER - SEE MINUTES D Page 2 At the public hearing, the Design Review Board members voted unanimously (5-0) to recommend approval of the project as proposed with findings to grant the following: 1. Establishment of the High Residential (RH) density designation for the subject property with a corresponding density of 15-23 dwelling units per acre and a Growth Management Control Point (GMCP) of 19 dwelling units per acre; 2. Participation in the Parking In-Lieu Fee Program for a maximum of eight (8) parking spaces for the commercial space. The approving resolution along with the Design Review Board staff report and the draft minutes of the June 2nd meeting are attached for the Commission's review. In addition, the necessary resolution and corresponding Parking In-Lieu Participation Agreement, enabling the property owners to participate in the Parking In-Lieu Fee Program, are attached for the Commission's review and approval. FISCAL IMPACT: The proposed project will have a positive impact in terms of increased property tax. The current assessed value of the project site is $1.5 million. With the new construction, it is estimated that the assessed value will increase to approximately $5.1 million. The increase in value would result in additional tax increment revenue for the Carlsbad Redevelopment Agency of approximately $36,000 per year. Additionally, it is anticipated that the project will serve as a catalyst for other improvements in the area, either through new development or rehabilitation of existing buildings. ENVIRONMENTAL IMPACT: The Planning Director has conducted an environmental review of the project pursuant to the Guidelines for Implementation of the California Environmental Quality Act 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 in-fill development project on a site of less than five acres in an urbanized area that has no habitat value and is served by adequate facilities. No comments were received on the environmental determination. EXHIBITS: 1. Housing & Redevelopment Commission Resolution No. 456. APPROVING RP 07-03 & CT 07-03. 2. Housing and Redevelopment Commission Resolution No. 457 . APPROVING a Parking In-Lieu Fee Participation Agreement between the Commission and Russell Bennett, property owner of 3085 Roosevelt Street. 3. Location map for project 4. Design Review Board Resolution No. 331 & No. 332 dated June 2, 2008. 5. Design Review Board Staff Report dated June 2, 2008, w/attachments. 6. Draft Design Review Board Minutes, dated June 2, 2008. 7. Parking In-Lieu Fee Participation Agreement between the Commission and Russell Bennett. ; bi J- 1 2 HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 456 3 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, 4 APPROVING MAJOR REDEVELOPMENT PERMIT NO. RP 07-03 AND TENTATIVE TRACT MAP NO. CT 07-01 FOR THE CONSTRUCTION OF 5 A MIXED-USE DEVELOPMENT PROJECT CONSISTING OF SEX (6) CONDOMINIUM UNITS AND 2,411 SQUARE' FEET OF 6 COMMERCIAL/RETAIL SPACE ON THE PROPERTY LOCATED AT 3085 ROOSEVELT STREET IN LAND USE DISTRICT I OF THE 7 CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES MANAGEMENT ZONE 1. 8 APPLICANT: KARNAK PLANNING & DESIGN CASE NO: RP 07-037 CT 07-01 9 : 10 WHEREAS, on June 2, 2008, the City of Carlsbad Design Review Board held a duly noticed public hearing to consider a Major Redevelopment Permit (RP 07-03) and Tentative Tract Map (CT 12 07-01) for the construction of mixed-use development project consisting of six (6) condominium units and 2,411 square feet of retail space on the property located at 3085 Roosevelt Street, and adopted 14 Design Review Board Resolutions No. 331 and 332 recommending to the Housing and Redevelopment 15 Commission that Major Redevelopment Permit (RP 07-03) and Tentative Tract Map (CT 07-01) be 16 approved; and 17 WHEREAS, the Housing and Redevelopment Commission of the City of Carlsbad, on the date 18 of this resolution held a duly noticed public hearing to consider the recommendation and heard all 19 persons interested in or opposed to Major Redevelopment Permit (RP 07-03) and Tentative Tract Map 20 (CT 07-01); and 21 WHEREAS, the recommended Design Review Board approval includes findings establishing 22 the High Residential (RH) density range of 15-23 dwelling units per acre for the subject property; and 23 WHEREAS, the recommended Design Review Board approval includes findings granting 24 participation in the Parking In-Lieu Fee Program for a maximum of eight (8) parking spaces for 25 commercial space; and 26 WHEREAS, as a result of an environmental review of the subject project conducted pursuant 27 to the Guidelines for Implementation of the California Environmental Quality Act and the 28 1 2 Environmental Protection Ordinance of the City of Carlsbad, the project was found to be categorically 3 exempt from the requirement for preparation of environmental documents pursuant to Section 15332 4 of the State CEQA Guidelines as an in-fill development project on a site of less than five acres in an 5 urbanized area that has no habitat value and is served by adequate facilities. * -t 6 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment ' Commission of the City of Carlsbad, California as follows: 8 1. That the foregoing recitations are true and correct. 9 2. That Major Redevelopment Permit (RP 07-03) and Tentative Tract Map (CT 07-01) are APPROVED and that the findings and conditions of the Design Review Board contained in Resolutions No. 331 and 332, on file in the City Clerk's Office and incorporated herein by reference, 12 are the findings and conditions of the Housing and Redevelopment Commission. 3. That the Housing and Redevelopment Commission of the City of Carlsbad has reviewed, 14 analyzed and considered the environmental determination for this project and any comments thereon. 15 The Housing and Redevelopment Commission finds that: 16 (a) The project is consistent with the applicable general plan designation and all 17 applicable general plan policies as well as with applicable zoning designation and regulations; 18 (b) The proposed development occurs within city limits on a project site of no more 19 than five acres and substantially surrounded by urban uses; 20 (c) The project site has no value as habitat for endangered, rare or threatened species; 21 (d) Approval of the project would not result in any significant effects relating to 22 traffic, noise, air quality, or water quality; and 23 (e) The site can be adequately served by all required utilities and public services. 24 The Housing and Redevelopment Commission finds that the environmental determination reflects the 25 independent judgment of the Housing and Redevelopment Commission of the City of Carlsbad. 26 4. That this action is final the date this resolution is adopted by the Housing and 27 Redevelopment Commission. The provision of Chapter 1.16 of the Carlsbad Municipal Code, "Time 28 1 2 Limits for Judicial Review" shall apply: 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 5 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 NOTICE TO APPLICANT: "The time within which judicial review of this decision must be sought, or other exactions hereafter collectively referred to, is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking judicial review must be filed in the appropriate court not later than the ninetieth day following the date on which this decision becomes final; however, if within ten days after the decision becomes final a request for the record of the proceedings accompanied by the required deposit in an amount sufficient to cover the estimated cost of preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his/her attorney of record, if he/she has one. A written request for the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California, 92008." PASSED, APPROVED, AND ADOPTED at a special meeting of the Housing and Redevelopment Commission of the City of Carlsbad, California, held on the 22ndday of July . 2008 by the following vote to wit: AYES: Commission Members Lewis, Kulcbin, Packard and Nygaard. NOES: None. ABSENT: Commission Member Hall. ABSTAIN: None. ATTEST: LISA HILDABRAND, SECRETARY r oV'ESTABUSHED\% 197°•^ -s- \',. * ' HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 457 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING A PARKING IN-LIEU FEE PROGRAM PARTICIPATION AGREEMENT BETWEEN THE COMMISSION AND RUSSELL BENNETT, PROPERTY OWNER, FOR THE PROJECT KNOWN AS ROOSEVELT AND OAK MIXED USE AT 3085 ROOSEVELT STREET, APN: 203-306-10 & 11, IN THE VILLAGE REDEVELOPMENT AREA. APPLICANT: KARNAK PLANNING & DESIGN CASE NO: RP 07-03 WHEREAS, on June 2, 2008, the City of Carlsbad Design Review Board held a duly 9 noticed public hearing to consider a Major Redevelopment Permit (RP 07-03) for the construction of a mixed-use development project consisting of six (6) condominium units and 2,411 square 12 feet of commercial/retail space on the property located at 3085 Roosevelt Street, and adopted 13 Design Review Board Resolution No. 331 recommending to the Housing and Redevelopment 14 Commission that Major Redevelopment Permit (RP 07-03) be approved; and WHEREAS, on July 22, 2008 , the Housing and Redevelopment Commission approved a 16 a mixed-use development project consisting of six (6) condominium units and 2,411 square feet Major Redevelopment Permit (No. 07-03) to allow Russell Bennett, Property Owner, to construct 17 18 of commercial/retail space on property located at 3085 Roosevelt Street (Assessor Parcel # 203- 19 306-10 & 11) within the Village Redevelopment Area of the City of Carlsbad; and 20 WHEREAS, as a condition of approval of Major Redevelopment Permit 07-03, the 21 Commission and Property Owner agreed to enter into an agreement to allow the Property Owner to participate in the Village Redevelopment Parking In-Lieu Fee Program to satisfy the 24 commercial portion of the on-site parking requirement for the subject project; and 25 WHEREAS, the Property Owners have agreed, by acceptance of the project conditions of 26 approval, to pay the established Parking In-Lieu Fee for a total of eight (8) parking spaces to 27 28 1 satisfy the commercial portion of the on-site parking requirement for the approved mixed-use 2 project located at 3085 Roosevelt Street within the Village Redevelopment Area of the City; and 3 WHEREAS, the Commission finds that the subject property and project has qualified to 4 participate in the Carlsbad Redevelopment Agency's Parking In-Lieu Fee Program and participation in the program will satisfy a maximum of eight (8) of the required parking spaces 6 for the subject mixed-use project on the noted property at 3085 Roosevelt Street; and 7 WHEREAS, the Commission has previously determined that the proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual; and WHEREAS, the Commission has previously determined that there is adequate public parking available within the Village Redevelopment Area to accommodate a portion of the 12 subject project's parking demands and that the average utilization rate for all public parking lots 13 is 78%, which is below the full utilization rate of 85%; and 14 WHEREAS, the Parking In-Lieu Fee Program is in full force and effect as of the date of this Parking In-Lieu Fee Participation Agreement. 16 uiia r a NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment Commission of the City of Carlsbad, California as follows: 1! 1. That the foregoing recitations are true and correct. 19 2. That the Housing and Redevelopment Commission hereby approves the Village 21 Parking In-Lieu Fee Participation Agreement between the Commission, on behalf of 22 the Carlsbad Redevelopment Agency, and 3044 State Street LLC, property owner of 23 the project known as the State Street Mixed Use which is to be constructed at 3044 24 State Street, in the Village Redevelopment Area of the City of Carlsbad. 3. That the Chairperson of the Housing and Redevelopment Commission is hereby 26 authorized to execute said Agreement, and the City Clerk is requested to forward the 27 " 28 Q 1 executed Agreement to the County Recorder for recordation against the subject 2 property. 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 1 2 3 4 5 PASSED, APPROVED, AND ADOPTED at a special . meeting of the 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Housing and Redevelopment Commission of the City of Carlsbad, California, held on the 22nd day of July _ , 2008 by the following vote to wit: AYES: Commission Members Lewis, Kulcbin, Packard and Nygaard. NOES: ABSENT: Commission Member Hall. ABSTAIN: None. CLAUDE A. LEWIS, CHAIRMAN ATTEST: LISA HILDABRAND, SECRETARY |ar/ESTABUSHB)\|r clV 1970 /6_c EXHIBIT 3 LOCATION MAP FOR PROJECT SITE ROOSEVELT AND OAK MIXED-USE RP 07-03/CT 07-01 |Z EXHIBIT 4 DESIGN REVIEW BOARD RESOLUTIONS NO. 331 AND 332 DATED JUNE 2, 2008 1 DESIGN REVIEW BOARD RESOLUTION NO. 331 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF 3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR REDEVELOPMENT PERMIT NUMBER RP 07-03 FOR THE 4 CONSTRUCTION OF A MIXED-USE DEVELOPMENT PROJECT CONSISTING OF SIX (6) CONDOMINIUM UNITS AND 2,411 SQUARE FEET OF COMERCIAL/RETAIL SPACE ON THE PROPERTY LOCATED AT 6 3085 ROOSEVELT STREET IN LAND USE DISTRICT 1 OF THE CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL 7 FACILITIES MANAGEMENT ZONE 1. CASE NAME: ROOSEVELT AND OAK MIXED-USE 8 APN: 203-306-10 9 CASE NO: RP 07-03 10 WHEREAS, Karnak Planning and Design, "Applicant", has filed a verified application 12 with the Redevelopment Agency of the City of Carlsbad regarding property owned by Russell 13 Bennett, "Owner", described as Assessor Parcel Number 203-306-10, and more thoroughly 14 described in Attachment A, ("the Property"); and WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as 16 shown on Exhibits "A-Q" dated June 2, 2008, on file in the Housing and Redevelopment 17 Department, "Roosevelt and Oak Mixed Use RP 07-03", as provided by Chapter 21.35.080 of1 o 19 the Carlsbad Municipal Code; and 20 WHEREAS, the Design Review Board did on the 2nd day of June, 2008, hold a duly 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 "Roosevelt and Oak Mixed Use RP 07-03." 26 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as 27 follows: no 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 Roosevelt and Oak Mixed Use RP 07-03, based on the following findings and subject to the following conditions: 3 GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS: 4 1. The Planning 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 the environment, 6 and it is therefore categorically exempt from the requirement for preparation of environmental documents pursuant to Section 15332 of the State CEQA Guidelines as an 7 infill development project. In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. 9 2. The Design Review Board finds that the project, as conditioned herein with the findings 10 contained herein to grant participation in the Parking In-Lieu Fee Program and 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 12 Carlsbad Village Redevelopment Master Plan and Design Manual based on the facts set forth in the staff report dated June 2,2008 including, but not limited to the following: 13 a. 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 and commercial/retail use in an appropriate location within the Village. This in turn serves to enhance and maintain the area as a residential 16 neighborhood and encourages greater residential support opportunities in the Village. By providing more residential and commercial/retail opportunities, the project helps to create a lively, interesting social environment be encouraging and increasing the opportunity for 24-hour life in the Village, which provides the necessary customer base to attract complementary uses. The project's proximity 19 to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Furthermore, the 20 project will provide a strong street presence with extensive architectural relief, including outdoor decks looking out over the adjacent streets and fully enclosed parking. Overall, the new residential units will enhance the Village as a place ~~ for living and working. The commercial component will provide for additional shopping opportunities. 23 b. The project is consistent with the Village Redevelopment Master Plan and 24 Design 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) it establishes the Village as a quality shopping, working, and living environment 26 by providing for a multi-family for-sale product which serves to increase the type of housing options available to people seeking to reside in the downtown 27 area and providing for more retail/shopping opportunities, 2) it improves the pedestrian and vehicular circulation in the Village Area by providing residential units in close proximity to both bus and rail mass transit 3) it stimulates DRBRESONO. 331 -2- c- property improvements and new development in the Village by providing for an 2 appropriate intensity of residential development and commercial/retail development that may serve as a catalyst for future redevelopment in the area, 4) 3 it improves the physical appearance of the Village Area by replacing older structures with an aesthetically pleasing building with attractive landscaping. 4 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 5 forth in the Village Master Plan and Design Manual. 7 d. The existing streets can accommodate the estimated ADTs and all required 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 o been designed in relationship to the land use and available parking. Public facilities have been or will be constructed to serve the proposed project. The 10 project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. 12 e. The proposed project will not have an adverse impact on any open space within 13 the surrounding area. The project is consistent with the Open Space requirements for new development within the Village Redevelopment Area and 14 the City's Landscape Manual. 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. 17 g. The proposed project is consistent with the Housing Element of the General 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 six (6) 20 units. 21 3. The Design Review Board hereby finds that the appropriate residential density for the project 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 designation is as follows: 24 a. The density is compatible with the surrounding area, which contains a variety of uses including commercial/retail and multi-family residential. Application of the 25 RH General Plan designation on the subject property would allow for future high density residential mixed-use development, which is permitted in District 1, and would be compatible with the mixture of surrounding uses. 27 b. The RH General Plan density designation serves to satisfy the goals of the 28 Village Redevelopment Master Plan by increasing the number, quality, diversity, DRBRESONO. 331 -3- and affordability of housing units within this area of the Village. The high 2 density designation allows for future development that would be consistent with the development in the area and the goals and objectives of the Redevelopment 3 Master Plan. 4 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 (Bus & Village Coaster Station). High residential densities in close proximity to mixed-use 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. 4. All necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted City standards, in that all required public 10 facilities necessary to accommodate the proposed development have been provided or are required as conditions of project approval. 11 . 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. 13 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; 14 water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, The project has been conditioned to ensure that building permits will not be 17 issued for the project unless the District Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service 8 remains available and the District Engineer is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. 20 b. All necessary public improvements have been provided or are required as 21 conditions of approval. 22 c. The project has been conditioned to provide proof from the Carlsbad Unified 23 School District that the project has satisfied its obligation to pay fees to provide school facilities. 24 d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and 25 wiii be collected prior to the issuance of building permit. e. The Public Facility fee is required to be paid by Council Policy No. 17 and will 27 be collected prior to the issuance of building permit. 28 6. The project is consistent with the City's Landscape Manual. DRBRESONO. 331 -4- (7 1 2 7. The Design Review Board has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to 3 mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. 4 , 8. The Design Review Board finds that the Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and participation in the program will satisfy the parking 6 requirements for the project. Justification for participation in the Parking In-Lieu Fee Program is contained in the following findings: 7 . The project is consistent with the Carlsbad General Plan because it provides for a commercial/retail use in an appropriate location within the Village. The project provides greater employment opportunities, enhances the pedestrian orientation of the area, and retains the Village character and pedestrian scale 10 through adherence to the land use regulations and design guidelines set forth for the area. 11 1~ b. The project is consistent with Village Redevelopment Master Plan and Design Manual in that the project assists in satisfying the goals and objectives set forth 13 for Land Use District 1 through the following actions: 1) the project provides permitted commercial/retail space in a new structure; 2) the building is designed in a manner that compliments nearby residential uses by incorporating many of a same architectural elements found in residential projects; and 3) the project consists of an individual building set back from the street and surrounded by an abundance of landscaping. 17 c. Adequate parking is available within the Village to accommodate the project's parking demands. Based on the most recent parking study conducted in February of 2008, the average occupancy for all public parking lots is 78%. This . Q utilization ratio allows for continued implementation of the parking in-lieu fee program because it is less than the 85% threshold for maximum utilization set 20 by the Housing and Redevelopment Commission. 21 d. The In-Lieu Fee Program has not been suspended or terminated by the Housing and Redevelopment Commission. 23 GENERAL CONDITIONS; 24 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 27 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 28 modify all approvals herein granted; deny or further condition issuance of all future DRBRESONO. 331 -5- « I O ' building permits; deny, revoke or further condition all certificates of occupancy issued 2 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 3 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 4 Permit. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections 6 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. 7 Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval, shall require an amendment to this approval.8 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. 10 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 1 _ 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 13 unless the Housing and Redevelopment Commission determines that the project without the condition complies with all requirements of law. 14 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 17 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 20 liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been 21 concluded and continues even if the Agency's approval is not validated. 22 6. The Developer shall submit to the Housing and Redevelopment Department a 23 reproducible 24" x 36", mylar copy of the Major Redevelopment Permit reflecting the conditions approved by the final decision making body. 24 7. The Developer shall include, as part of the plans submitted for any permit plan check, a reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing 25 format. 27 8. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Carlsbad School District that this project has satisfied its obligation to pay fees to provide school facilities. DRBRESONO. 331 -6- 9. This project shall comply with all conditions and mitigation measures which are required 2 as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 3 10. Approval is granted for Major Redevelopment Permit RP 07-03 as shown on Exhibits A-Q, dated June 2, 2008, on file in the Housing and Redevelopment Department and <- incorporated herein by reference. Development shall occur substantially as shown unless otherwise noted in these conditions. 6 11. This approval shall become null and void if building permits are not issued for this 7 project within 24 months from the date of project approval. 12. Building permits will not be issued for the project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of 10 the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be * * placed on the Final Map. 12 HOUSING CONDITIONS; 13 13. At issuance of building permits, or prior to the approval of a final map and/or issuance of 14 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 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. 17 LANDSCAPE CONDITIONS; ° 14. The Developer shall submit and obtain Housing & Redevelopment Director approval of a , o Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. The Developer shall construct and 20 install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 21 15. 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 23 project's building, improvement, and grading plans. 24 16. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code.25 26 MISCELLANEOUS CONDITIONS: 27 17. 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 28 Housing and Redevelopment Director prior to final map approval. Prior to issuance of DRBRESONO. 331 -7- £—V-/ a building permit the Developer shall provide the Housing & Redevelopment 2 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 3 minimum, the CC&Rs shall contain the following provisions: 4 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 of, or in which the City has an interest. 6 b. Notice and Amendment. A copy of any proposed amendment shall be provided to the 7 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 8 within 30 days for the official record. o 18. This project is being approved as a condominium permit for residential homeownership I Q purposes. If any of the units in the project are rented, the minimum time increment for such rental shall be not less than 31 days. The CC&Rs for the project shall include this I1 requirement. 12 19. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy ,., #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by 14 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 15 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.16 17 20. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in 18 substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and/or Housing and Redevelopment. 2Q 21. Prior to occupancy of the first dwelling unit the Developer shall provide all required passive and active recreational areas per the approved plans, including landscaping and 21 recreational facilities. 22 NOTICING CONDITIONS: 23 22. Prior to the issuance of the building permit, Developer shall submit to the City a Notice 24 of Restriction to be filed in the office of the County Recorder, subject to the satisfaction of the Housing and Redevelopment Director, notifying all interested parties and 25 successors in interest that the City of Carlsbad has issued a Major Redevelopment Permit by Resolution No. 331 on the real property owned by the Developer. Said Notice of Restriction shall note the property description, location of the file containing complete 27 project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The Housing and Redevelopment 28 Director has the authority to execute and record an amendment to the notice which DRBRESONO. 331 -8- &> I modifies or terminates said notice upon a showing of good cause by the Developer or 2 successor in interest. 3 ON-SITE CONDITIONS: 23. The developer shall construct trash receptacle and recycling areas as shown on the site plan (Exhibit "C") with gates pursuant to the City Engineering Standards and Carlsbad 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 Director. 8 24. No outdoor storage of material shall occur onsite unless required by the Fire Chief. 9 When so required, the Developer shall submit and obtain approval of the Fire Chief and the Housing & Redevelopment Director of an Outdoor Storage Plan, and thereafter 10 comply with the approved plan. 25. The developer shall submit and obtain Housing & Redevelopment Director approval of 12 an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 13 26. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in , t- substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Housing and Redevelopment. 16 27. Prior to issuance of the building permit, the Developer shall enter into a Parking In- Lieu Fee Participation Agreement and pay the established Parking In-Lieu Fee for six (6) parking spaces. The fee shall be the sum total of the fee per parking space in effect at the time of the building permit issuance times the number of parking spaces 19 needed to satisfy the commercial/retail component of the project's parking requirement (6 spaces total). 20 28. The project shall have a master cable television hookup. Individual antennas shall not be permitted. 29. There shall be separate utility systems for each unit. 23 30. Building materials identified in acoustical study prepared by Eilar Associates shall 24 be used in the building construction in order to reduce noise levels to an acceptable level. <^>*J 26 31. Solid masonry walls shall be installed along all common lot lines that adjoin an existing residential use. 27 STANDARD CODE REMINDERS;28 DRBRESONO. 331 -9- -~ The project is subject to all applicable provisions of local ordinances, including but not limited to 2 the following code requirements. Fees 3 32. The Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code. 33. The developer shall pay a landscape plan check and inspection fee as required by Section 6 20.080.050 of the Carlsbad Municipal Code. 7 34. 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 Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. 10 General 11 35. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of building permit issuance, except as otherwise specifically provided herein. 13 36. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal 14 Code Section 18.04.320. 15 37. Any signs proposed for this development shall at a minimum be designed in conformance with the approved plans and the sign criteria contained in the Village Redevelopment Master Plan and Design Manual and shall require review and approval j 7 of the Housing & Redevelopment Director prior to installation of such signs. 18 19 20 21 22 23 24 25 26 27 28 DRBRESONO. 331 -10- £~ --* 1 NOTICE 2 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, 3 reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."4 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 g 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, 10 zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise 12 expired. 13 PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of the City of Carlsbad, California, held on the 2nd day of June, 2008 by the following vote to wit: 15 AYES: BAKER, LAWSON, PRIETTO, SCHUMACHER, AND WHITTON 16 NOES: NONE 17 ABSENT: NONE 18 ABSTAIN: NONE 19 20 _'. ' LARSON, CHAIRPERSON 21 DESIG1/REVIEW BOARD 22 ATTEST: 23 " 24 DEBBIE FOUNTAIN HOUSING AND REDEVELOPMENT DIRECTOR 26 " 27 28 DRBRESONO. 331 -11- DESIGN REVIEW BOARD RESOLUTION NO. 332 1 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE 2 CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING , APPROVAL OF CARLSBAD TRACT NUMBER CT 07-01 TO J SUBDIVIDE .32 ACRES INTO SIX (6) CONDOMINIUM UNITS 4 AND 2,411 SQUARE FEET OF COMMERCIAL/RETAIL SPACE ON THE PROPERTY LOCATED AT 3085 ROOSEVELT STREET 5 IN LAND USE DISTRICT 1 OF THE VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES 6 MANAGEMENT ZONE 1. CASE NAME: ROOSEVELT AND OAK MIXED-USE 7 CASE NO.: CT 07-01 8 WHEREAS, Karnak Planning and Design, "Applicant", has filed a verified 9 application with the Housing and Redevelopment Agency of the City of Carlsbad regarding property owned by Russell Bennett, "Owner", described as Assessor Parcel Number 203- 306-10 and more thoroughly described in Attachment A ("the Property"); and 12 WHEREAS, said verified application constitutes a request for a Tentative Tract 13 Map as shown on Exhibit(s) "A-Q" dated June 2, 2008, on file in the Housing and 14 Redevelopment Department as "Roosevelt and Oak Mixed-Use RP 07-03/ CT 07-01", as 15 provided by Chapter 21.35.080 of the Carlsbad Municipal Code; and 16 WHEREAS, the Design Review Board did, on the 2nd day of June, 2008, hold a i n duly noticed public hearing as prescribed by law to consider said request; and J9 WHEREAS, at said public hearing, upon hearing and considering all testimony 20 and arguments, if any, of persons desiring to be heard, said Board considered all factors 21 relating to the Tentative Tract Map. 22 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board 23 of the City of Carlsbad as follows: 24 A) That the foregoing recitations are true and correct. 25 B) That based on the evidence presented at the public hearing, the Design Review Board RECOMMENDS APPROVAL of Roosevelt and Oak Mixed-Use CT 07- 26 01, based on the following findings and subject to the following conditions: 27 28 25 Findings: 9 1. That the proposed map and the proposed design and improvement of the subdivision as _ conditioned, is consistent with and satisfies all requirements of the General Plan, the Village Redevelopment Plan and Village Master Plan and Design Guidelines, Titles 4 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will not cause serious public health problems. 2. That the proposed project is compatible with the surrounding future land uses since 5 surrounding properties are located within Land Use District 1 of the Village Redevelopment Area and the intent of the Village Master Plan is to reinforce the 7 pedestrian environment, encourage mutually supportive use and provide a major activity focus for Carlsbad Village and the City as a whole. 8 3. That the site is physically suitable for the type and density of the development since the 9 site is adequate in size and shape to accommodate residential development at the density proposed, in that the development is consistent with the RH density 10 designation which has been assigned to the property based on the following findings: 12 a. The density is compatible with the surrounding area, which contains residential and commercial/retail uses. Application of the RH General Plan 13 designation on the subject property would allow for future high density residential mixed-use development, which is permitted in District 1, and 14 would be compatible with the mixture of surrounding uses. 15 b. The RH General Plan density designation serves to satisfy the goals of the Village Redevelopment Master Plan by increasing the number, quality, 16 diversity, and affordability of housing units within this area of the Village. The high density designation allows for future development that would be ' consistent with the goals and objectives of the Redevelopment Master 18 Plan- 19 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 20 proximity to shops, restaurants, and mass transportation (Bus & Village Coaster Station). High residential densities in close proximity to mixed- 21 use areas with easy access to mass transportation promote greater job/housing balance and help solve regional issues such as reduced traffic 22 congestion and improved air quality. 23 4. That the design of the subdivision or the type of 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, in 2<- that the property has frontage on Roosevelt Street and there are no easements granting access through the property to others. 26 5. That the property is not subject to a contract entered into pursuant to the Land 27 Conservation Act of 1965 (Williamson Act). 28 6. . That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision. DRB RESO NO. 332 -2- 7. That the Design Review Board has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the City and available fiscal and environmental resources. 4 8. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their 5 habitat, in that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it 6 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. Therefore, the Design Review Board finds that there is no substantial evidence the project will have a significant effect ° on the environment. Q 9. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project is conditioned to comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. 12 10. The Design Review Board finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, the Village Redevelopment 13 Plan and Village Master Plan and Design Guidelines based on the facts set forth in the staff report dated June 2, 2008 including, but not limited to the following: the 14 project will provide for a permitted mixed-use development (multi-family residential and retail commercial) in an appropriate location within Land Use 5 District 1 of the Village Redevelopment Area. 11. The project is consistent with the City-Wide Facilities and Improvements Plan, the 17 applicable local facilities management plan, and all City public facility policies and ordinances since: 1 O 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 is available, and building cannot occur within the project unless sewer 20 service remains available, and the District Engineer is satisfied that the requirements of the Public Facilities Element of the General Plan have been 21 met insofar as they apply to sewer service for this project. 22 b. Statutory School fees will be paid to ensure the availability of school facilities in the Carlsbad Unified School District. 23 c. Park-in-lieu fees are required as a condition of approval. 24 d. All necessary public improvements have been provided or are required as 25 conditions of approval. 26 e. The developer has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment 27 of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.28 DRB RESO NO. 332 -3- . 12. The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to , Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 4 13. This project has been conditioned to comply with any requirement approved as part of 5 the Local Facilities Management Plan for Zone 1. 5 Conditions: 7 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of a final map or the issuance of building permits, whichever occurs first. 8 1. If any of the following conditions fail to occur; or if they are, by their terms, to be 9 implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the Redevelopment Agency/City 10 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; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in ,., interest by the City's approval of this Major Redevelopment Permit and Tentative Tract Map. 14 2. Staff is authorized and directed to make, or require the Developer to make, all 15 corrections and modifications to the Tentative Tract Map documents, as necessary to make them internally consistent and in conformity with the final action on the project. 16 Development shall occur substantially as shown on the approved Exhibits. Any proposed development different from this approval, shall require an amendment to this 17 approval. 18 3. The Developer shall comply with all applicable provisions of federal, state, and local ordinances in effect at the time of building permit issuance. 19 4. If any condition for construction of any public improvements or facilities, or the payment 20 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 22 invalid unless the Housing and Redevelopment Commission determines that the project without the condition complies with all requirements of law. 23 5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and 24 hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body members, officers, employees, agents, and representatives, from and against any and 25 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 26 approval and issuance of this Tentative Tract Map, (b) Agency's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with 27 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 28 from the emission by the facility of electromagnetic fields or other energy waves or emissions. DRB RESO NO. 332 -4- 1 _ 6. The Developer shall submit to the Agency a reproducible 24" x 36", mylar copy of the (Tentative Map/Site Plan) reflecting the conditions approved by the final decision 3 making body. 4 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the School District that this project has satisfied its obligation to provide 5 school facilities. 6 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to 7 that Plan prior to the issuance of building permits. 8 9. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and 1 ° facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Final Map. Engineering Conditions: 13 NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed tentative map, must be met prior to approval of a final map, building 14 or grading permit whichever occurs first. 15 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the City Engineer 16 for the proposed haul route. 17 2. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all 18 the private improvements such as storm drain facilities and storm water Best Management Practice facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 3. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. 22 Fees/Agreements 23 4. Developer shall cause property owner to execute and submit to the City Engineer for 24 recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 25 5. Developer shall cause property owner to execute and submit to the City Engineer for recordation, the City's standard form Drainage Hold Harmless Agreement. 26 6. Developer shall cause property owner to execute and submit to the City Engineer for 27 recordation, the City's standard form Street Trees Maintenance Agreement. 7. Developer shall cause property owner to apply for, execute, and submit, to the DRB RESO NO. 332 -5- 1 City Engineer for recordation, an Encroachment Agreement covering proposed private enhanced paving (brickwork and stamped concrete) and street trees located over existing public right-of-way as shown on the tentative map. 3 Developer shall pay for all associated costs of said Encroachment Agreement. 4 8. Prior to approval of any grading or building permits for this project, Developer shall cause Owner to give written consent to the City Engineer to the annexation of the area 5 shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an 6 additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the City Engineer. 7 Grading 8 9. Based upon a review of the proposed grading and the grading quantities shown on the Site Plan, a grading permit for this project is required. Developer shall apply for and , Q obtain a grading permit from the City Engineer prior to issuance of a building permit for the project. 10. Developer shall comply with the City's requirements of the National Pollutant Discharge 12 Elimination System (NPDES) permit and the current City's Standard Urban Storm Water Mitigation Plan (SUSMP). Developer shall provide improvements constructed pursuant 13 to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level 14 prior to discharge to sensitive areas. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include but not be 15 limited to notifying prospective owners and tenants of the following: 16 A. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and 17 hazardous waste products. 18 B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such 1 fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet 2| Federal, State, County and City requirements as prescribed in their respective containers. 22 C. Best Management Practices shall be used to eliminate or reduce surface 23 pollutants when planning any changes to the landscaping and surface improvements. 24 11. Developer shall comply with the City of Carlsbad Storm Water Standards, latest 25 version, to reduce discharge of pollutants in urban run-off to the maximum extent practicable by using storm water Best Management Practices (BMPs) and Low 26 Impact Development (LID) design techniques. LID principle is to attempt to reduce the amount of run-off by mimicking the natural hydrologic function of the site. It ^' focuses on preservation of natural open-spaces and natural drainage channels, _„ minimizing impervious surfaces, promoting infiltration and evaporation of run-off before run-off leaves the site. DRB RESO NO. 332 -6- 50 Dedications/Improvements 2 12. Developer shall execute a City standard Subdivision Improvement Agreement to 3 install and secure with appropriate security as provided by law, public improvements shown on the tentative map. These improvements include, but are 4 not limited to paving, base, sidewalks, curbs and gutters, grading, clearing and grubbing, undergrounding or relocation of utilities, sewer, water, fire hydrants, 5 street lights, pedestrian ramps, drainage structures, best management practices for storm water treatment, retaining walls. Said improvements shall be installed to 6 City Standards to the satisfaction of the City Engineer. More specifically, these 7 improvements include: 8 a) Full half width improvements of Roosevelt Street and Oak Avenue, along the project frontage, twenty four feet from curb to centerline, including but not limited to 9 driveways, paving, curb and gutter, sidewalk, under grounding or relocation of utilities water & sewer services, drainage structures, all necessary transitions to existing 10 improvements as shown on Tentative Parcel Map. 11 b) Reconstruction of existing ribbon gutter along Tyler Street (Alley) as shown on the tentative map to the satisfaction of the City Engineer. c) Water services as shown on the tentative map. (A list of the above shall be placed on an additional map sheet on the Final Map per the provisions of Sections 66434.2 of the Subdivision Map Act). Improvements listed above ,,. shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 16 13. Prior to issuance of building permits, Developer shall underground all existing 17 overhead utilities along project boundary. 18 Final Map Notes 19 Add the following notes to the final map as non-mapping data. 2® 14. All improvements are privately owned and are to be privately maintained with the exception of the following: 22 a) Full half width improvements of Roosevelt Street and Oak Avenue, along the project frontage, twenty four feet from curb to centerline, including but not limited to 23 driveways, paving, curb and gutter, sidewalk, under grounding or relocation of utilities water & sewer services, drainage structures, all necessary transitions to existing 24 improvements as shown on Tentative Parcel Map. 25 b) Reconstruction of existing ribbon gutter along Tyler Street (Alley) as shown on the tentative map to the satisfaction of the City Engineer. 26 c) Water services as shown on the tentative map. 27 15. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are 28 available. DRB RESO NO. 332 -7- 16. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action 3 that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage 4 from the drainage system or other improvements identified in the City approved development plans; or by the design, construction or maintenance of the drainage 5 system or other improvements identified in the City approved development plans. 6 17. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as ' defined by City of Carlsbad Engineering Standards. 8 Utilities 9 18. Prior to approval of improvement plans or final map, Developer shall meet with 10 the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if 11 proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. 12 19. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for connection to public facilities. Developer shall pay the San Diego , 4 County Water Authority capacity charge(s) prior to issuance of Building Permits. 15 20. The Developer shall install potable water services and meters at a locations approved by the District Engineer. The locations of said services shall be 16 reflected on public improvement plans. 17 21. The Developer shall install sewer laterals and clean-outs at a location approved by the District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 22. The Developer shall provide separate potable water meters for each separately 2Q owned unit. Code Reminder 22 The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 23 A. The tentative map shall expire two years from the date on which the Planning 24 Commission voted on the application. 25 B. Developer shall pay the Agua Hedionda Local Drainage Area Fee prior to approval of the Final Map.26 27 C. 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 Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction DRB RESO NO. 332 -8- 1 of the City Engineer. D. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on ., the Site Plan are for planning purposes only. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad 4 Municipal Code, respectively. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 DRB RESO NO. 332 -9- 33 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 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from 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 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of the City of Carlsbad, California, held on the 2nd day of June, by the following vote to wit: AYES: NOES: ABSENT: NONE ABSTAIN: NONE BAKER, LAWSON, PRIETTO, SCHUMACHER, AND WHITTON NONE ATTEST: JNY/AWSON, CHAIRPERSON DESIGN REVIEW BOARD ^~/Cji*C J EBBIE FOUNTAIN HOUSING AND REDEVELOPMENT DIRECTOR DRB RESO NO. 332 -10- EXHIBIT 5 DESIGN REVIEW BOARD STAFF REPORT DATED JUNE 2, 2008 City of Carlsbad Housing and Redevelopment Department A REPORT TO THE DESIGN REVIEW BOARD Application Complete Date: Staff: Austin Silva January 8, 2008 Tecla Levy Environmental Review: Categorical Exemption ITEM NO. 2 DATE: June 2, 2008 SUBJECT: RP 07-03/ CT 07-01 "ROOSEVELT AND OAK MIXED USE": Request for a Major Redevelopment Permit, to allow the construction of a mixed-use development project consisting of six (6) condominium units and 2,411 square feet of commercial/retail space on the property located at 3085 Roosevelt 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. 331 recommending APPROVAL of RP 07-03 , and ADOPT Design Review Board Resolution No. 332 recommending APPROVAL of CT 07-01 to the Housing and Redevelopment Commission based on the 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. This Major Redevelopment Permit serves as the site development plan required by Chapter 21.53 of the Carlsbad Municipal Code. The project also requires the approval of a tentative tract map because it involves separate ownership of the residential units. In accordance with Redevelopment Permit procedures, the two permits are 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 permits requested, consider the public testimony and staff's recommendation on the project, discuss the project and then take action to recommend approval or denial of the project. III. PROJECT DESCRIPTION AND BACKGROUND The applicant, Robert Richardson, has requested a Major Redevelopment permit to allow the construction of a 30,775 square foot mixed-use project consisting of six (6) condominium units and 2,411 square feet of commercial space. The subject property totals 14,000 square feet and is located at 3085 Roosevelt Street in Land Use District 1 of the Carlsbad Village Redevelopment Area. The existing structures on-site include four one-story residential buildings and one commercial building that was previously occupied by a thrift store, which are proposed to be demolished in order to accommodate the new building. The subject property is bordered by a one-story commercial building occupied by a restaurant to the north, a single-family ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 2 residential unit to the west, a one-story commercial building occupied by the Boy's and Girl's Club to the south, and a single-family residential unit to the east. The three-story building consists of two stories of residential condominiums located over garages and retail space. There are six (6) units total varying in size from 1,819 square feet to 3,116 square feet. The building has a pleasant architectural design with attractive retail space on the ground floor incorporating decorative building materials such as stone veneer, canvas awnings, and large windows. The residential condominiums located above the retail space continue the pleasing architectural design to the upper levels of the building incorporating decorative canvas awnings, various sized and shaped multi-paned windows, and wrought iron is used on the balconies. The residences are stepped back from the street at upper levels in order to reduce the massing of the building along Roosevelt Street and to make the retail space the predominate feature on Roosevelt Street. Resident parking for the project is screened from public view as it is enclosed and located within the first floor at the rear of the building. Vehicular access to the site is provided off of an alley from Oak Avenue. 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 and commercial/retail use in an appropriate location within the Village. This in turn serves to enhance and maintain the area as a residential neighborhood and encourages greater residential support opportunities in the Village. By providing more residential and commercial/retail opportunities, the project helps to create a lively, interesting social environment by encouraging and increasing the opportunity for 24-hour life in the Village, which provides the necessary customer base to attract complementary uses. The project reinforces the pedestrian-orientation desired for the downtown area by providing the new 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. Furthermore, the project will provide a strong street presence with extensive architectural relief. Overall, the new residential units will enhance the Village as a place for living and working. ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 3 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: Goal 1: Establish Carlsbad Village as a Quality Shopping, 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. Residents will also be within walking distance of the visitor-serving commercial uses of District 9 and the mixed-use neighborhood of District 5. 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 proposed retail space will serve the new residents, existing residents, as well as those who work in the surrounding area. The attractive architectural design of the project will serve to enhance the site and the surrounding area. Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area. Access to the parking will be provided off of an alley from Oak Avenue eliminating any pedestrian/vehicular conflicts along Roosevelt Street where the retail storefronts are proposed. Additionally, the proposed project will be in close proximity to 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. Two of the objectives of this goal are to increase the intensity of development and to encourage mixed-use development projects in the Village. The proposed project will specifically accomplish both of these objectives. In addition, the proposed project will assist in the continued effort to improve the Village Redevelopment Area, specifically in the Carlsbad Village Center (Land Use District 1) by providing for an appropriate intensity of residential development and commercial development that is compatible with surrounding area. Development of the subject property will provide an additional catalyst for further redevelopment along Roosevelt Street. Goal 4: Improve the Physical Appearance of the Village Area. The project has a design that is visually appealing. 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 is intended to respect adjacent and surrounding properties. 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. In addition, the proposed project will establish a commercial use with scale and character that is appropriate for the neighborhood. VI. CONSISTENCY WITH VILLAGE LAND USE PLAN & LOCAL COASTAL PLAN As set forth in the Village Master Plan and Design Manual, mixed-use projects are classified as ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 4 permitted uses within Land Use District 1 of the Village Redevelopment Area. Permitted uses are defined as those uses which are permitted by right because they are considered to be consistent with the vision and goals established for the district. Although these land uses may be permitted by right, satisfactory completion of the Design Review Process and compliance with all other requirements of the Redevelopment Permit Process is still required. In addition, the Village Redevelopment Master Plan and Design Manual stipulates that the mixed-use aspect of the project is permitted provided that the ground floor of all approved mixed-use projects be devoted to commercial/retail uses. Since retail space is proposed along Roosevelt Street, staff concludes that the project complies with this requirement. The overall vision for the development of District 1 (Carlsbad Village Center) is to reinforce the pedestrian shopping environment, encourage mutually supportive uses and provide a major activity focus for Carlsbad Village and the City as a whole. Commercial and retail businesses are emphasized, and multi-family development is permitted as part of a mixed-use project. Permitted land uses in District 1 include service providing commercial business, retail businesses, restaurants, and mixed-use projects providing that the ground floor is devoted to commercial or retail uses. Staff believes that the proposed project achieves this vision by providing a highly desirable mixed-use project, which provides additional retail within District 1 (Carlsbad Village Center). The proposed project supports the Village character for the area. The project is located in close proximity to mass transit, parks, the beach, retail, and commercial services. The project is consistent with the Village Master Plan and Design Manual and has also been determined to be consistent with the General Plan, as related to the Village Redevelopment Area. Development of the subject property will serve as a catalyst for future projects and help to promote the Village Design further within District 1. VII. CONSISTENCY WITH VILLAGE DEVELOPMENT STANDARDS Because the application was submitted on January 22, 2007, 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 0-10 feet for commercial building frontage, and there are not any setback requirements for the side and rear yards. All setbacks are measured from property lines. The front yard setback of the proposed building is 2 feet from the front property line for the commercial/retail component of the project; however, the upper levels of the building are stepped back 10 feet. The south side yard setback is set at 5 feet and the north side yard setback is set at 7 feet. The rear of the building is located 10 feet from the rear property line. All of the setbacks fall within the standard range. As set forth in the Village Redevelopment Master Plan and Design Manual, the top of the range is considered to be the desired setback standard. However, a reduction in the standard to the minimum, or anywhere within the range, may be allowed if the project warrants such a reduction and the following findings are made by the Housing & Redevelopment Commission: 1. The reduced standard will not have an adverse impact on surrounding properties. • 2. The reduced standard will assist in developing a project that meets the goals of the ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGES Village Redevelopment Area and is consistent with the objectives for the land use district in which the project is to be located. 3. The reduced standard will assist in creating a project design which is interesting and visually appealing and reinforces the Village character of the area. The findings required to allow a reduction in the front yard setback at a level below the maximum within the standard range are as follows. First, the proposed setback will not have an adverse impact on surrounding properties as the reduced setback will allow for the commercial/retail component of the project to be close to the street reinforcing the pedestrian shopping environment. The reduced front yard setback will encourage and maintain the existing retail continuity along Roosevelt Street adding to the shopping experience in the Village. Furthermore, the reduced standard will help to break up the mass of the building allowing other portions of the building to be setback further and stepped back at upper levels. Visual and noise impacts from the proposed residential units will be reduced since the residential units are setback further from the street and the parking for the residences is visually subordinate contained within two-car garages. Second, the reduced standard will assist in developing a project that meets the goals of the Village Redevelopment Area and is consistent with the land use objectives in that the project will replace existing structures with a visually appealing, project that has scale and character that will improve the appearance and condition of the current Village housing stock helping to stimulate property improvements and further new development in the Village. The commercial/retail component of the project will help to further establish Carlsbad Village as a quality shopping and living environment. Lastly, the reduced standard will assist in creating a project design that is interesting, visually appealing and reinforces the Village character of the area through setbacks that provide adequate space for landscaping and decorative paving at the ground floor allowing building recesses and relief along the various building planes. The reduced standard will assist in creating greater architectural articulation adjacent to the street and will assist in the effort to make the building visually interesting and more appealing which is a primary goal of the Village Design guidelines in reinforcing the Village character. Based on these findings, it is staff's opinion that the proposed project satisfies the setback requirements set forth for Land Use District 1. Building Coverage: The range of building footprint coverage permitted for mixed use projects in Land Use District 1 is 60% to 80%. For the proposed project, the building coverage is 80% which is within the established range. The bottom of the range is considered the desired standard. However, an increase in the standard to the maximum, or anywhere within the range, may be allowed if the project warrants such an increase and the following findings are made by the Housing & Redevelopment Commission: 1. The increased standard will not have an adverse impact on surrounding properties. 2. The increased standard will assist in developing a project which meets the goals of the Village Redevelopment Area and is consistent with the objectives for the land use district in which the project is located. 3. The reduced standard will assist in creating a project design which is interesting and visually appealing and reinforces the village character of the area. The proposed building coverage is consistent with the building coverage for many of the properties within the Village. First, the proposed building coverage will not have an adverse impact on surrounding properties as the building coverage will allow for the commercial/retail component of the project to be close to the street reinforcing the pedestrian environment. S'O ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 6 Visual and noise impacts from the mixed-use project will be reduced as the proposed building coverage will allow the residential parking to be subordinate contained within the structure. Second, the proposed building coverage standard provides for the intensification of development desired for the area and a building with a strong street presence, which assists in creating a project design that is appealing and is consistent with the objectives for Land Use District 1. Third, the proposed building coverage will assist in creating a project design that is interesting and visually appealing and reinforces the Village character of the area through building coverage that provides adequate space for landscaped planter areas, decorative paving at the ground floor, and allows building recesses and relief along the various building planes for architectural enhancement. Based on these findings, it is staff's position that the proposed building coverage is consistent with the desired standard. Building Height: The height limit for Land Use District 1 is 35 feet with a minimum 5:12 roof pitch, and 45 feet where residential or commercial space is located over a parking structure. The project proposes a maximum roof height of 44' 1" and a roof pitch of 5:12. Therefore, the building height is in compliance with the established standard set forth in the Village Master Plan. 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. Per the Village Master Plan (which supercedes all other regulatory documents), 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, and balconies. The project provides for a total of 5,292 square feet of open space, which represents 37.8% of the site and is consistent with the open space requirement. Parking: The parking requirement for the multi-family portion of the project is two (2) standard spaces per unit and .5 guest parking space per unit. The parking requirement for the commercial/retail portion of the project is 1 parking space per 300 square feet of gross floor space. As a result, the parking requirement for the 6 proposed units and the 2,411 square foot commercial space is 23 parking spaces [(2.5x6)=15 + (2,411/300)=8 = 23]. The project provides 12 residence spaces through individual garages and 3 guest parking spaces within the first floor of the building. The 15 on-site residential parking spaces will not be visible from the public street as the spaces are contained entirely within the first floor of the building. The project applicant is requesting participation in the Parking-ln-Lieu Fee program for the 8 required commercial/retail spaces for a total fee of $89,920 ($11,240 per space). The fees collected from the Parking In-Lieu Fee Program are deposited into an earmarked, interest bearing fund to be used for construction of new, or maintenance of existing, public parking facilities within the Village Redevelopment Area. For the purposes of determining participation in the program, the Village has been divided into two parking zones - Zone 1 and Zone 2. A property/business owner is eligible to participate in the in-lieu fee program according to the parking zone in which a given property is located and its proximity to an existing or future public parking lot. The subject property is located within Zone 1. In accordance with the standards set forth in the Village Master Plan, developers/property owners within this zone may be allowed to make an In- ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE? Lieu Fee payment for up to one hundred percent (100%) of the on-site parking requirement for the commercial/retail component of the proposed new development. The applicant is requesting participation in the Program for eight (8) parking spaces or 100% of the total required parking for the commercial/retail component of the project. As a condition of project approval, the applicant shall be required to enter into an agreement to pay the Parking In-Lieu Fee prior to the issuance of building permits for the project. The current fee is $11,240 per required parking space to be provided off-site. In order to participate in the Parking In-Lieu Fee Program the following findings must be made by the Design Review Board and the Housing and Redevelopment Commission: 1. The proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual. 2. The proposed use is consistent with the land use district in which the property is located. 3. Adequate parking is available within the Village to accommodate the project's parking demands. 4. The In-Lieu Fee Program has not been suspended or terminated by the Housing and Redevelopment Commission. Justification for the above referenced findings is as follows: 1. The project is consistent with the Carlsbad General Plan because it provides for a commercial/retail use in an appropriate location within the Village. The project provides greater employment opportunities, enhances the pedestrian orientation of the area, and retains the Village character and pedestrian scale through adherence to the land use regulations and design guidelines set forth for the area. 2. The project is consistent with Village Redevelopment Master Plan and Design Manual in that the project assists in satisfying the goals and objectives set forth for Land Use District 1 through the following actions: 1) the project provides permitted commercial/retail space in a new structure; 2) the building is designed in a manner that compliments nearby residential uses by incorporating many of a same architectural elements found in residential projects; and 3) the project consists of an individual building set back from the street and surrounded by an abundance of landscaping. 3. Adequate parking is available within the Village to accommodate the project's parking demands. Based on the most recent parking study completed in February of 2008, the average occupancy for all public parking lots is 78%. This utilization ratio allows for continued implementation of the parking in-lieu fee program because it is less than the 85% threshold for maximum utilization set by the Housing and Redevelopment Commission. 4. The In-Lieu Fee Program has not been suspended or terminated by the Housing and Redevelopment Commission. Based on these findings, it is staff's opinion that the proposed project warrants granting ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGES participation in the Parking In-Lieu Fee Program for a maximum of eight (8) parking spaces. If the Housing and Redevelopment Commission grants participation in the Parking In-Lieu Fee Program the project will satisfy its parking requirement as set forth in the Village Redevelopment Master Plan. Residential Density: 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. Maximum project density may not exceed the Growth Management Control Point (GMCP) for the applicable density designation unless a density increase or bonus is granted in accordance with Chapters 21.53 and 21.86 of the Carlsbad Municipal Code. Appropriate findings must also be made per Chapter 21.90 of the Carlsbad Municipal Code to exceed the GMCP. 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 (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 commercial and multi-family residential. Application of the RH General Plan designation on the subject property would allow for future high density residential mixed-use development, which is permitted 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 high 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 (Bus & Village Coaster Station). High residential densities in close proximity to mixed-use areas with easy access to mass transportation promotes greater job/housing balance and helps solve regional issues such as reduced traffic congestion and improved air quality. The RH designation allows for a density range of 15 to 23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The site area for the proposed project is .32 acres (14,000 square feet), which will accommodate 7.38 dwelling units per the GMCP. With 6 dwelling units proposed, the project results in a density of 18.75 dwelling units per acre, which is slightly below the GMCP (19 dwelling units/acre) but within the RH density range (15-23 dwelling units per acre). The proposed project density, which is slightly below the GMCP, is consistent with Program 3.8 of the City's certified Housing Element because all of the dwelling units which were anticipated toward achieving the City's share of the regional housing need that are not utilized by developers in approved projects are deposited in the City's Excess Dwelling Unit Bank. These ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 9 excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity adequate to satisfy the City's share of the regional housing need. Justification to allow a density that is slightly below the GMCP has been incorporated into the attached DRB Resolution No. 331. Inclusionary Housing Requirements: 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 units) must be affordable to very low income households. The City ordinance also requires 15% of total housing units be affordable to low income households. However, the City Ordinance permits projects of six or fewer units are eligible to pay an in-lieu fee of $4,515 per market rate unit. By paying this fee at the time of building permit issuance, the project is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. The project has been conditioned to pay the in-lieu fee for the six (6) proposed residential units. The fee is paid at the time of building permit issuance. 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. However, the Planned Development Ordinance regulations do not apply to attached residential units proposed for inclusion as part of a commercial mixed-use development project. Although not required to do so, the proposed project has met the requirements of the Planned Development Ordinance in order to provide added project amenities as noted below. Recreational Space: The proposed units each contain a minimum of 120 square feet of total balcony area and/or roof deck/patio area. The total amount of private recreational space provided for the units is 2,492 square feet. Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to minimize security problems will be provided. The applicant will submit a lighting plan, subject to the approval of the Housing & Redevelopment Director, prior to issuance of a building permit. This condition has been incorporated into attached DRB Resolution No. 331. Utilities: There shall be separate utility systems for each unit. This condition has been incorporated into attached DRB Resolution No. 331. Tenant Storage Space: Each unit has been designed to provide for a minimum of 480 cubic feet of storage space. Therefore, sufficient storage area has been designed into the units. 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. 331. ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 10 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. The project is consistent with the desired Village scale and character for a relatively dense urban neighborhood providing an appropriate density and intensity of development. The ground floor of the building has a strong relationship to the street in that it is physically located in close proximity to the public sidewalk along Roosevelt Street enhancing the pedestrian-orientation of the Village. Upper levels of the building are setback from the street in order to provide architectural relief along the upper level building planes. The building's architecture incorporates many of the same architectural elements found in other Village mixed-use projects. The architectural design elements include the incorporation of various sized and shaped multi- paned windows, stone veneer, wrought iron balcony railings, concrete tile roofing, and canvas awnings. The project provides landscaped planter areas amongst the decorative paving at the ground floor and vine pockets to grow on walls and trellises. Parking is visually subordinate in that the garages are located within the ground floor of the building. 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, will comply with the City's requirements for the following: Traffic and Circulation: Projected Average Daily Traffic (ADT): 143 A Traffic study was not required because of the insignificant traffic projected. Comment: There is no proposed change in land use. The proposed use is consistent with the General Plan designation and existing zoning, V-R. It has been determined that the increase has no significant impact to existing roadway segments and intersections. ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 11 Sewer: Sewer District: City of Carlsbad Sewer EDU's Required: 800 GRD Estimated/Required: 11 EDU Comment: Project is proposing to connect to an existing public sewer main along Chestnut Avenue. Water: Water District: Carlsbad Municipal Water District GPD Required: 3,850 GPD Comment: Project is proposing to connect 6 water services to an existing public water main along Tyler Street to serve the proposed condominiums. There is an existing water service along Oak Street to serve the proposed commercial retail. Reclaimed Water: Water District: Carlsbad Municipal Water District GPD Required: N/A Comment: There is no available recycled water system in the area. Soils & Grading: Quantities: Cut: 287 cy Fill: 189 cy Export: 97 cy Remedial: n/a Area of Excavation: Approx. 2,800 sq. ft. Permit required: Yes Off-site approval required: Encroachment Permit and Right-of-Way Permit Hillside grading requirements met: N/A Drainage and Erosion Control: Drainage basin: B Preliminary hydrology study performed by: MLB Engineering Drainage Demand: Approx. 1 c.f.s. (100-year) Erosion Potential: Low Comment: The project will construct a private onsite drainage system that connects the existing 36' Storm Drain along Oak Avenue. ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 12 Water Quality/ NPDES: Receiving Water: Los Monos Hydrologic Subarea (904.31) of Agua Hedionda Watershed in Carlsbad Hydrologic Unit. Receiving Water Body 303(d) impaired: Agua Hedionda Lagoon is impaired with the following pollutants of concern: Bacterial Indicators, Eutrophic, Sedimentation/Siltation, Nutrients, and Total Dissolve Solids. Priority Project per RWQCB Order 2007-01: Yes Treatment BMP: The project is proposing Filtera System, Best Management Practices: Landscaping and bioswales. Comment: The project has prepared a Preliminary Storm Water Management Plan (SWMP), and has been conditioned to prepare a Final SWMP with an enhanced level of Best Management Practices (BMPs). The proposed Filtera System will be privately maintained and operated by the Owner. Land Title: Conflicts with existing easement: None Easement dedication required: No Site boundary coincides with land title: Yes Comment: No major land title issues are associated with this project. Improvements: Off-site improvements: The project will construct full half width improvements of Roosevelt Street and Oak Avenue, twenty four feet from curb to centerline, including but not limited to driveways, paving, curb and gutter, sidewalk, under grounding or relocation of utilities water & sewer services, drainage structures, all necessary transitions to existing improvements as shown on Tentative Parcel Map. 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 applicant has prepared a Preliminary Storm Water Management Plan that lists BMPs including site design, stenciling of catch basins, and catch basin filters. X. ENVIRONMENTAL REVIEW 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 has been conducted. As a result of said review, the Planning Director has found the project 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. ROOSEVELT AND OAK MIXED USE JUNE 2, 2008 PAGE 13 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. The project 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. Design Review Board Resolution No. 331 (RP 07-03) B. Design Review Board Resolution No. 332 (CT 07-01) C. Staff Analysis of Project Consistency with Village Master Plan Design Guidelines. D. Location Map. E. Map of Public Parking Resources F. Exhibits "A-Q", dated June 2, 2008, including reduced exhibits. VILLAGE MASTER PLAN DESIGN GUIDELINES CHECKLIST Site Planning: - * ' .' > • ci"'VVSJC :.;'':'-: 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 . - - ., '. -•jrf'A',v.1T*.v •'.,,'.- ''4- •"'<$$?Parking and Access: • , • f •- ',, '-"!: ".•;, -•-.;' "\ •. 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. Provide setbacks and landscaping between any parking lot and adjacent sidewalks, alleys or other paved pedestrian areas. Project: Roosevelt and Oak Mixed-Use A variety of setbacks are provided along Roosevelt Street. The adjacent commercial properties also provide for varying setbacks along the street. A seating plaza with enhanced paving is proposed along Roosevelt Street. Retail space is being provided on Roosevelt Street, which serves to maintain the retail continuity along this pedestrian-oriented frontage. The project does not include a drive-thru. There are not any adjacent residential uses. A seating plaza with enhanced paving is proposed along Roosevelt Street. Landscaped areas along the front, sides, and rear of the building will provide for an informal setting. The building fronts on Roosevelt Street. Parking is contained entirely within the structure and will not be visible from the street. Parking will be accessed off of an alley from Oak Avenue. Parking is located in garages within the rear of the building. Parking lot areas are not part of the proposal. All areas not required for circulation or parking is devoted for landscaping. No parking is provided in the front setback area. No new curb cuts are proposed. No parking provided in block 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. Building Forms; " 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. Roof Forms: ' ' ':' *,'"•'.*"••'''•'.'•;. Emphasize the use of gable roofs with slopes of 5 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 Screen mechanical equipment from public view. The resident parking garages are fully integrated into the building design and play a more subordinate role by being fully screened from the street. The ground floor building frontage along Roosevelt Street is primarily dedicated to a desired commercial/retail use. Parking is not visually significant. Underground parking is economically unfeasible. 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. Upper levels of the building are stepped back along the street. Architectural features and relief appears to step the upper level of the building back along the rear and side of the property. The project is proposing one building. However, varying roof peaks, building lines, and various architectural features serve to break up the mass of the building. The height of the new structure is consistent with the height limit for residential and commercial buildings in Land Use District 1. 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. The project design uses dormers on most building elevations. The project provides a concrete tile roof, which is consistent with the architectural design intended for the project as well as other projects in the area. The building does not incorporate flat roofs. This will be a requirement of the project. Avoid mansard roof forms. Building Facades; " • /: " 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. The project does not utilize a mansard roof form. 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, attractive stucco siding, stone veneer, and other decorative features. Multi-paned windows with decorative trim are used in the project. The building design provides for recesses and projections on the various levels of the building, which will create shadows and contrast. The upper level of the commercial structure has canvas awnings, decorative wrought iron railings along the balconies and the residences are setback from the commercial space at the upper level in order to accentuate the retail part of the project. The second floor of the residence will be accessed through an internal stairway and/or elevator. No external entrances are proposed. Detail elements have been incorporated into the building, which include; decorative trim around the windows, stone veneer, attractive stucco siding, and canvas awnings. The materials and colors proposed for the building will not conflict with adjacent developments. The exterior walls utilize a stucco finish of neutral color. None of the noted materials have been indicated for use. The windows are clear glass. Wood or vinyl coated doors and window frames will be utilized. Avoid metal awnings and canopies. Utilize light and neutral base colors. Limit the materials and color palette on any single building (3 or less surface colors) Commercial Storefronts: ~ )"\ c i \ 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 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. Residential: _ . ;. ,,'.-_. v,v;',..5cV,.';v> - Encourage front entry gardens Locate residential units near front property lines and orient entries to the street. Provide front entry porches. The awnings being used will be made of canvas. The project utilizes a light and neutral color scheme. The project incorporates two different stucco colors, and an accent stucco trim color. Retail storefront glazing is extensive. Large blank walls are not proposed. Not applicable. Canvas awnings are proposed. Large display windows are proposed along the retail/commercial portion of the first floor. Project design does not lend itself to the use of dutch doors. Small paned windows are utilized. Design of residential and commercial components of the mixed-use project are harmonious. Three entrances to the retail component are proposed along Roosevelt Street. The extent of entry openings is limited. These features are not proposed. Storefront entries are emphasized. Fences and walls are integrated into the overall project design. Landscaping is proposed along the street frontage to contribute to the overall visual quality of the neighborhood. Decorative paving is also provided along Roosevelt Street. Room is available on the balconies for residents to incorporate flower boxes and landscape planters on the upper levels. Due to the mixed-use nature of the project, the retail space has been moved to the street. However, the balconies for the residential units are oriented towards the street. The project design limits the entrances to the residential units to the second floor. However, the Provide windows looking out to the street. Utilize simple color schemes. Provide decorative details to enrich facades. 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. retail space is oriented to invite pedestrians into the area. Windows look out to the street. The project utilizes a simple color scheme Decorative stone veneer, balconies with wrought iron railings, canvas awnings, and detailing around the windows have been incorporated. The mixed-use nature of the project does not lend itself to a cottage form and scale. However, the project is consistent with the Village character. Open space areas and landscaping encompass 37.8% of the property. Access to the resident garages will be provided off of an alleyway. Not applicable. Stucco finished block walls will be used along the north side yard. It is not crucial to visually separate the residential units with a project proposing only six units. SITE ROOSEVELT AND OAK MIXED-USE RP 07-03/CT 07-01 Public Parking Resources A 51 Spaces B 56 Spaces C 50 Spaces D 77 Spaces E 39 Spaces F 33 Spaces G 29 Spaces H 30 Spaces I 15 Spaces J 150 Spaces (NCTD Property) Existing Public Parking Resources figure 17 C/l PARKING PROGRAM City of Carlsbad Village Redevelopment Master Plan and Design Manual Section II - Page 176 on LANDSCAPE DESCRIPTION ZONE TWO JUSTIFICATION; WATER CONSERVATION FEATURES ALL LANDSCAPE IS CATEGORIZED AS ZONE TWO. THE LANDSCAPE IS LOCATED IN AREAS DIRECTLY ADJACENT TOPEDESTRIAN WAYS AND WITHIN DIRECT VIEW OF PUBLIC CORRIDORS. MAINTENANCE AREAS ALL LANDSCAPE AND HAflDSCAPE PROPOSED Cf F-9IT£ AND ON-SFTE SHALL BE MAINTAMEO BY THE HOME OWNER'S ASSOCIATION OR OWNER. LUSH LANDSCAPE PLANTING ZONE: ZONES REFINED ON-SfTEOFF-SITE TOTAL: GRAND TOTAL ZONE 3: NATURALIZING ZONE 4: NATIVE GROUND COVER INTERLOCKING PAVERS SOFT.SQ.FT. SQ.FT. SQ.FT. SQ.FT. SQ.FT. PRELIMINARY WATER CONSERVATION PLAN SCALE:1". 10' t SIGNATURE REQUIRED ON »AOE I ONLY APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. REVISION DESCRIPTION RP 07-03 cfoe-01 I CITY OF CARLSBAD | PLANNING DEPArTMENT CONCEPT PUUW rOfi: ROOSEVELT & OAK MIXED USE3085 ROOSEVELT PUT ROOSEVELT & OAK MIXED USE X*3583*'. " ! l* U 1 NOTED 8/14/2007 ""fll? 8JM5 Sheet C1.0A DESIGN CRITERIA GOVERNING CODES 2001 CALIFORNIA BUILDING CODE (BASED CN 1997 USC) 2001 CALIFORNIA MECHANICAL CODE (3000 UMC) 2001 CALIFORNIA PLUMBING CODE (ZOOO UPCt 3001 CALIFORNIA ELECTRICAL CODE (1999 NEC) 2001 CALIFORNIA FIRE CODE2005 CALIFORNIA BUILOIN3 CODE (TITLE 24) APPLICABLE CITY OF CARLSBAD COOE6 AND ORDINANCES VICINITY MAP CARL t—_JLjBS!L r J PROJECT I ,/. LOCATION ! bbAU « If iT" * Or RPO7-03 CT 06-01 ROOSEVELT AND OAK MIXED USE 6-UNIT 3085 ROOSEVELT, CARLSBAD, CA DESIGN REVIEW APPLICATION SHEET INDEX ARCHITECTURAL C .0 COVER SHEET -3D FRONT VIEW C.I TITLE ANQWOEX SHEET A51 0 BIT! PLAN A81.1 EXISTING CONDITIONS PLAN A .0 FIRST FLOOH PLANA.I SECOND FLOOR PLAN A 2 THIRD FLOOR PLAN A2.0 ROOF PLAN A3.0 NORTH AND EAST EXTERIOR ELEVATIONS A3. 1 SOUTH AND WEST EXTERIOR ELEVATIONS A4.0 BULOWO SECTIONS PA" AND "B"A4.1 BULGING SECTIONS -C' AND "C- GIVE. 1 d" 3 TENTATIVE WAP 2 OF 3 PRELIMINARY GRADING PLAN 3 OF 3 CONSTRAINTS MAP LANDSCAPELI.II uwuyum CLAN Li .1 COMMON DECK LANDSCAPE PLAN CONSULTANT INFORMATION ABCHITECTUHAL STRUCTURAL ENGINEER KAPNAK PLANNING * DESIGN CONCORDE CONSULTING GROUP. INC. 2802 STATE STREET, SUfTEC 350SCAMWO06LRtO SOUTH, *3MCARLSBAD, CA K0« SAN D1EOO, CA 921 OB PH; 780-434-8*00 FAX; 780-434-6*93 PH: 819-518-3377 FAX: S1I.516-33K CONTACT: ROBERT RICHARDSON CONTACT: RAJ NARAYANAN CIVIL ENGINEER M4..B. ENGINEERING2080 WMEROBE PLACE SUITE A PH: 700-741-3577 FAX 750-897-2' 85CONTACT: M. L. BENESH f H SOILS ENGINEER ^— ' 1 GEOSO1LS, INC.r\f\ 8741 PALMER WAV VJL) CARLSBAD, CA 92006 PH:7«M3>-3155FAX:7M-931-3915 PROJECT INFORMATION GENERAL INFORMATION BUILDING FOOTPRINT 11.200 SQ.FT. BO.CKAPFUCANTOWNERS AGENT: OWWft LANDSCAPE 2.BSO SO.FT. 20.0% KARNAX FLANMNQ t DESIGN RUSSELL BENNETT 2B03 STATE STREET, SUITE C P.O. BOX 3» LANDSCAPED COMMONS 1,307 SQ.FT. CARLSBAD. CA92QD6 SOLANA BEACH. CA 92008 PRIVATEDHIVEfCOVEReD) 4,405 9Q-FT. (TBO) 4344400 (760) 4344*00CONTACT; ROKRT RICHARDSON CONTACT: RUSSELL BENNETT PLANNING: PROJECT ADDRESS: LOTS1ZE - u.OOO SQ.FT. . .321 ACRE CARLSBAD, CA02006 PROPOSED DENSITY: 8 UNITS<.3Z1 ACRE- 18.89 UNITS PER ACRE M3-306-10. 103-308-11 PARKING REQlflHED; RETAIL 1:300 SQ.FT. . 2.4HOOO . B SPACES tMLMOtrrO,: SSS ££3iB"'"-'!al"CSS MLrOP^AOCCW^TOMAPTHEREOTNO-mkEOWTHEOTCEOFT^MUrm PARKING PROPOSED. HETM riaSMC|PLLB SHEET PARKING RECORDER Cf SAN DIEGO COUNTY. MAY 2. 1 M oJj||. \ IpJJSlS CALFORNIA, ACCOROtNO TO MAP THEREOF NO. 778. FILED IN THE OFFCE OF THE COUNTY arm*™ HI-LEU rvnn™ or«-es RECORDER OF SAN DIEOO COUNTY. FEBRUARY «, 18W. 3ENERAL PLAM EXISTING. V(VIU>OE) PROJECT DESCRIPTION- ZONING: VR, VILLAGE REDEVELOPMENT LAND USE DISTRICT HI NEW PROPOSES 1 UNITM-JOD TOWNHOUSE AND RETAIL PRO JKT COH8ISTKO OF A FIRST FLOOR OF ReOUHEO PROPOSED RETALKOMMERCIAL. COVERED QUEST PARKING OARAGE AND PRIVATE 2-CAfl GARAGES; A ocrn»«« csrta f BCT.U H uuiu u g>SECONDFlC<«WTTHCC*MONCENTF.*LCOURTYAHD.FRIVATEOSCKSANDTHEFIP.flT SETBACKS. FHONT l^^'J^^L I,-...,.. > meruL^flNaLEVELCONSISTNaC^:LIV1NaDININQ,Kr^C«N.POVTCHPXX)M,SATHfK»MANO ^T- 1, k,.v».i«j oeroi-C! ,ff "Jni"OFFICIfl3EH«0«OOM.ATH«O LEVEL CONSWT1f« OF AOC«^ON CENTRAL COURTVAWO, . ™™ (nWX»**iatlB*UR) wFUUMASTCHS'J1TEWITHWALK.|Na£>SET,M*STERBATHANOMA5TeRDEDROOWANDA3eCOND _. .„. ft ,.,_«__ .,„_ ,.,—, -., ., .ORTHIRDKDF^X)M.COI«ONELEICNT3]NCLUDEAGRANOSTAIRCASE.El£VATORACCESSINO AVEHAOE OHLf THA^ICr UM15 » TRIPS /DU 4X».M«DTALLFLDOR8 AND A 8BO3NO BTAIRWeLL RE™- W.OOO SQ.FT. - 40X2.5 - 100 ADT FIRST R.CWr PARK1MO(0f,IVE ABE^. i|WM SQ^ REQUIRED FIRE P^rY: 1,500 GALLONS PER WNUTE ELEVJELEVMEattOaeY/QPAND STAIR 4310 SQ.FT.RETAIL SPACt 141 1J) SOFT BUILDING INFORMATION:PWATEOARAQES UBU 90^! TOTAL UNTTB: « TOWNHOUSE UNTTS TOTAL 10,t3> SQ.FT.CONSTRUCTION TYPE: TYPE V. 1 -HOUR SECOND FLOOR:ELEVA10R LOBBYXJRAND STAIRS XM 8Q.FT, OCCUPANCY: H-1 (CONQREaATE RE8IOENTIAI4PRIVATE DECKS 1.7U.O SO.FT S-3 (PARKING GARAGE)BTAIRWEU.I 1SB.03QfT. B (RETAIL)CENTRAL COURTYARD 1.141.0 SQ.FT.DWELLING, UMTS 7 SSBflSOJT fHABITA9LE SPACg) FIRE SPRINKLEPING: ENTIRE BULOING SHALL BE FIRE SPBINKLERED TOTAL 1 0.896.0 SO.FT. PER NFPA STANDARD 1 3 T-llflD FLOOfl: ELEVATOR LOBBY/GRAND STAIR 304.0 SQ.FT. NUMBER OF STORIES: 3 STORKSPRIVATE DECKS 7*1.0 SQ.FT GRAND STAIRWAY IStJD SO.FT, HEIGHT LIMIT: ALLOWED W STAIRWELL 2 188.0 BQ FT PROPOSED 4?CENTRAL COURTYARD \M7O9QFt. TOTAL 8,938.0 SQ.FT. 290 9PO PER UNIT .23 GPO PER SO FT X B UNITS X 2411 SOFT. OPEN SPACE: flEQUREO - 20% g^oQ TOTAL IOSS GPD / 1440 - 1 .43 GPMSECONDaoORCENTRALOOURTYAPC 1.M1.030.FT |.1S (COMMONAREA (COVERED)) THIRD FLOOR CENTRAL COURTYARD laTflSQ.FT. 8.6% (COWKW AREA (UNCOVEP.BDn PMST FLOOR SECOND FLOOR THIRD FLOOR TOTAL OTHEROPENAREAS 2flOOSafT.20,0%(COMMON AREA LANDSCAPED SPACEi RETAIL. 2,411 SOFT. 2^11 SQ.FT.UWT*1 WA SQ.FT. 1 .241 SQ.FT. 1,033 SQ.FT 2.274 SQ.FT, TOTAL OPEN SPACE 4.007 SQ.FT.aB.0% {UNCOVERED COMMONS) D3 N.'A SQ.FT. 925 SQ.FT. 8»t SQ.FT. 1 JIB SQ.FT. #4 N/A SQ.FT. 954 SQ.FT. BBB SQ.FT. 1 ,823 SO.FT.•5 N'A SO.FT. 1.B77 SQ.FT. 1,439 SQ.FT. 3.1 18 SQ.FT. 16 N'A SQ.FT. 1 J91 SQ.FT. 1,099 SO FT. 2,950 SQ.FT. TOTAL 2.411 SOFT. 7.8193Q.FT. 8.1SS30.FT. 18,223 SQ.FT. QARAQES PARKING GARAOe 4.49S SQ.FT. f1 51 2 SQ.FT.K 312 SQ.FT. *3 Stt SQ.FT. 94 325 SQ.FT.f5 803 SQ.FT. M 551 SQ.FT. TOTAL, 7,760 SO.FT. PRIVATE DECKS »1 1M SQ.FT. 133 SO FT. 322 SO FT.K 184 SQ.FT. 75 50 FT. 231 SQ.FT,« 161 SQ.FT. 79 SQ.FT. 240 SQ.FT. «4 153 SQ.FT. 101 SQ.FT. 2S4 SC.FT.»5 354 SQ,tT. 171 SC.FT. 533 SQ.FT. M 708 SQ.FT. 198 SQ.FT. 904 SQ.FT. CCMMON DECKS t ,141 SQ.FT. 1,295 SQ.FT. 2,438 SOFT. TOTAX 2J70 SQ.FT. 2.1» SQ.FT. 4.820 SQ.FT. ON-STTE COMMON AREAS WALKWAYS AND LANDSCAPE 2,800 SQ.FT. TRASH AREA 180 SO.FT. STORAGE CUWC FEET fl 433 CU.FT.«2 433 CU.FT. •3 620 CU.FT. « BW CU.FT. « 601 CU.FT. •$ S77 CU.FT. i i1 I i i !ii iI1 5 D 9 Revisions; A ia.*soo7 A 4i A ®Kant.* Planning & Design IRobert RfchMBan,Ptimr H2802 State Street. Sute C, Carlsbad, CA 92008 1(760) 434-8400 Fax (760) 434-6433 email 1kamakarch^aoLcom |L.$Project: Roosevelt & Oak Mixed Use3085 RooMveH Street,Carlsbad CaHomia 92008Owner/ Russdl BennettDeveloper: f°. Box 356, SOenaBeacfl.Ca 92075Plan:Titles IndexSheetNOTED 6/140007 m ea«s Sheet C1.1 of: -o Proposed Site Plan CT 08-01 PALMTREESWrmCASTMETALGRATESPERCrTYSTANDARDS ENTRANCEDRIVEWAYTOGAHAGESANDCOVEREDPARKINQ LANDSCAPED AREA ELEVATCfl LOBBY AND GRAND STAIRCASE TO UPPER LEVELS : TRASH ENCLOSURE WITH WROUGHT IRON GATES WROUGHT IRON GATES TO BACK AREAS SETBACKS ARE 5'-0' UNLESS OTHERWISE NOTED AWNINO ABOVE RETAIL/COMMERCIAL SPACES EXISTING ROW OF PALM TREES ON PROPERTY TO NORTH PRIVATE GARAGES POfl TOWNHOUSE UNITS EXISTING DRIVEWAY ENTRYTO BE DEMOLISHED ANOREPLACED WITH NEW CURB, GUTTER AND SIDEWALK ASREQUIRED TO MATCH EXISTING NEW INLAID BRICK STRIP ALONG CURB PER CITY STANDARDS AS INSTALLED ALONG CARLSBAD VILLAGE DRIVE NEW ff-0" HIGH C.M.LI. WALL • SEE DETAIL SHT. A3.0 NEW DECORATIVE STREET POLE LAMP PER CITY STANDARDS PROPOSED SEATING PLAZA WITH ENRICHED PAVING FUQ POLE AT ENTRY PLAZA - TYPtCAlL OF TWO ] PROVIDE POCKETS N SIDEWALK FOR VINE POCKETS o] DEVELOPER TO MAINTAIN STREETSCAPE LOT COVERAGE: PLANNING. LOT SIZE - 14.0CO SQ.FT. . .321 ACRE PARKING REQUnCD: RETAIL IS UMTSTOTAL PARKING PROPOSED: RETAIL UMTSGUEST TOTAL GENERAL PLAN: EXISTING - RH O SQFT.. a,4t1OOO -8 SPACES a,SUNTT-BJX6- 15 SPACESIS SPACES1 H C. SPACS PLUS SHEET PARKING 12 GARAGE SPACES2 SPACESIB SPACES PLUS STREET/PL'BUC PARKING VILLAGE LAND USE DISTRICT *1 SCTBACK3: FRONT SIDE REAR AVERAGE MJLY TRAFFIC: UNTTS RETMLTOTAL ADT S- RETAIL ff MWIMUMfJMAXWUM SETBACK) £' [MAXMUW SETBACK) REQUHEO FIRE FLOW: CONSTRUCTION TYPE: OCCUPANCY: FIRESPRINKLERING: 1 .SCO GALLONS PER MINUTE R-1 (OONQREGATE RKCWNTIAL) S-3 (PARKING QAHAGE)B (RETAH1 NUMBER OF STORIES: 3 STORES PROJECTtQ WAT1R USAOIXXXXXX GK>. XXXX QPM RETAL 2^tn SQ.FT. TOTAL PARKHG QARAOE 4,«3 SQ.FT. TOTAL PRIVATE GARAGES 3SM SQ.FT. TOTAL i HANDICAP SPACE3 SPACES TOTALPLUS STREET PARKWG FOR RETAIL Mini 3 CD I J &o a. u5 NOTIO tnwaa Sheet AS1.0 of: CT 06-01 Existing Conditions Site Plan r-io'-o' EI I ill NOTED 8n 4/2007 Sheet AS1.1 KEYNOTES OPEN STAIRWAY DOWN TO OARAGE LEVEL COMMON OWVEWAY AND PARKINS OARAGE PRIVATE QARAQE ELEVATOR, LOBBY AND GRAND STAIRCASE STAIR TOWER TO UPPER FLOORS AWNINQ ABOVE RETAIL SPACE AND ENTRY QUEST PARKING PROPERTY LINE FRONT YARD SETBACK - 5' MINIMUM SIDE YARD SETBACK-5' BACKYARD SETBACK - S' NOT USED GATED TRASH AREA AND SIDEWALK ffHIGTW.I SECURITY FENCE DOUT SHAFT FOR RETAIL SPACE *1 DOUT SHAFT FOR RETAIL SPACE tt CT 06-01 FIRST FLOOR SECOND FLOOR THIRD FLOG RETAIL 2,411 SQ.FT. UNITI1 WASO.FT. 1.241 SQ.FT. t.OMSQ.FT. « N/A SQ.FT. 931 60.FT 8tt SQ.FT •3 N/A SQ.FT. 929 SQ.FT. 894 SO.FT#4 NM SG-FT. 954 SO.FT M» SO-FT «5 N/A SQ.FT. 1,«77 SQ.FT. M3> SQ.FT 2,411 SQ.FT. !.!74 SQ.FT. 1.888 SOFT 1*19 SQ.FT. 1.683 SO. FT 3.1I8SQ.FT 2,411 SO FT 7.819 SQ.FT 4,48$ SO FT. S12SO.FT. S12 SQ.FT. 56! SQ.FT.825 SQ.FT. 603 SQ.FT. 9 SQ.FT. T.7M SQ.FT. 188 SQ.FT. 164 SQ.FT.161 SQ.FT. 153 SO.FT. 394 SQ.FT.70t SQ.FT. 133 SQ.FT. 75 SQ.FT. 76 SQ.FT. 101 SQ.FT. itt SQ.FT.1M SQ.FT. 322 SQ.FT. ZM SQ.FT. 340 SQ.FT. 254 SQ.FT.533 SQ.FT.904 SQ.FT. 24^0 SO FT. ON-S1TE COMMON AREAS WALKWAYS AND LANDSCAPE 2,800 SQ.FT. TRASH AREA 180 SQ.FT. STORAGE CUBIC FEET(1 433 CU.FT.*2 *» CU-FT. 13 620 CU.FT.14 sea OJJT. 15 401 CU.FT. *6 877 OU.FT. S,1« SQ.FT.4.928 SQ.FI 1st Floor Plan .1 I« 5-i NOTED tntnm Sheet A1.0 at: 2nd Floor Plan 1/8"-r-o" | CT 06-01 KEY MOTE8 [T] ELEVATOR, LOB8Y AND GRAND STAIRCASE [g PRIVATE BALCONY DEb« [3] AVmiNQ ABOVE DECKS AND PER PLANS [Jl STAIR TOWER FROM FWST HJDOR TO TH«0 FLOOR : E COMMON COURTYARD DECK (£] ELEVATOR, LOBBY ANlS GRAND STAIRCASE S ALL SETBACKS ARE sV MINIMUM g] PROPERTY LWE g] DUOT SHAFT FOR RETAIL SPACE >1 ^O] DUOT SHAFT FOR RETAIL SPACE *2 2.411 SQ.FT. N/A SQ.FT. N/A SQ.FT. N/A SQ.FT. N/A SQ.FT. N/A SQ.FT. ScCOND FLOOR 1,241 SQ.FT. 9S1 9Q.FT. 92SSO.FT, 9MSO.FT 1,877 SO JT. 1.033 SQ.FT. 2,274 SQ.FT. 8OTSQ.FT. 1*29 SQ.FT. 894SQ.FT. 1A19SQ.FT.W9 SQ.FT. 1A23SQ.FT. 1.439SQ-FT 3.11BSQ.FT TOTAL 2,411 SQ.FT. 7,819 SQ.FT. 4.493 SO FT. 5t!8Q.FT. 91290.FT. M9SO.R.S2G SQ.FT. 803 SQ.FT. 6.1MSQ.FT.SQ.FT. PRIVATE DECKS 7,780 SQ.FT. 1M SQ.FT. IS* SQ.FT. 181 SQ.FT.1 99 SQ.FT. 3S4 SQ.FT. 70S SQ.FT. 1,141 SQfT,_ , ,TOTAL 2^70 so R. ON-SITE COMMON AREASWALKWAYS AND LANDSCAPE 2.MO SQ FT. THASHAREA 1803Q.FT. .. ESO CU FT.an CU.FT. 501 CU.FT. 577 CU.FT. 133 SQ.FT. 76 SQ.FT.79 SQ.FT. 101 SQ.FT. 179 SQ.FT.196 SQ.FT. fifiOEL. 322 SQ.FT. 239 SO. FT.240 SQ.FT. 254 SQ.FT. 533 SQ.FT.904 SQ.FT. 2.160 SQ.F1 fl SQ.FT. i5$liiikffiiini NOTED W1412U7 Sheet A1.1 of: 3rd Floor Plan 2] ELEVATOR, LOBBY ANCt GRAND STAIRCASE \2$ PRIVATE BALCONY DKK J\ NOT USED fTl STAIR TOWER FROM FIRST FLCOP TO THIRD FLOOR @] COMMON COUnTYARO DECK (F| NOT USED H] ALL SETBACKS ARE S-tf UIN'MUM B PROPERTY LWE g] OOUT SHAFT FOR RETAIL SPACE *i [To] DQUT SHAFT FOR RETAIL SPACE tt [Til WATER HEATER RETAIL 2.411 SQ.FT. UNIT«1 N,'A SQ.FT. 93 WA SQ.FT. tt N/A SQ.FT. *4 N/A SQ.FT. fS NVA SQ.FT. SECOND FLOOR 1.241 SQ.FT. . 931 SO.RT. as SQ.FT. 98* SQ.FT. l.«T7 SQ.FT. B94SQ.FT. 1.S19 SQ.FT. MSSQ-FT. 1j(23 SQ.FT. 1.4M3O.FT. 3,11* SQ.FT._ TOTAL 2.*11 SQ.FT.7,619 SO FT *,495 SQ.FTsiasarr. Si 2 SQ.FT. PflWATE DECKS 1B83Q.FT. 1«4 SQ.FT. 181 SQ.FT. 1B3 SQ.FT. 364BQ.FT, 708 SQ.FT.- - iJTOSQJT. 133SQ.FT. 322SQ.FT. 76SQ.FT. 239SQ.FT.78 SQ.FT. Z40SQ.PT. 101 SQ.FT. 294 SQ.FT. 178 SQ.FT. S33 SQ.FT. 1« SQ.FT. B04SQ.FT.1JBS SQ.FT... , .. 2,180 SQ.FT. 4,928 SQ.FT. ON-SfTE COMMON AREAS WALKWAYS ANO LANDSCAPE TRASH AREA STORAGE CUBIC FEET #1 «3 CU.FT. K 433 CU.FT. tt KOCU.FT.t* S« CU.FT. fS SOI CU.FT. « 577CU.FT. iB: Sheet A1.2 -C Roof Plan i/8"=r-o- HVAC SHAFT FOR HETAIL SPACE tl HVAC SHAFT FOR RETAIL SPACE 12 WATER HEATER MECHANICAL EQUIPMENT RES DENT IAL NOT USED O DS DOWNSPOUT I P.AT ROOF • PITCH 1,2:12 TYPICAL |lO] ROOF MATERIAL -,i i NOTED »1«007 Sheet A2.0 North Elevation 1/8" = r-0" ^ 80.4TOPOFnlDQE East Elevation CT 06-01 KEYNOTES [j] STUCCO WALL FINISH [Jj PRIVATE BALCONYDECK [j\ LK3HTWEf3HTCONCRETETILE ROOF fin VINYL, DOUBLE-GLAZED "DIVIDED LIGHT WWDOWS g] STONE VENEER WAINSCOT [71 NEW STREET POLE LAMP PER CfTY STANDARDS [g WROUGHT IRON GATE KQ\ BOLLARDS AT PLAZAS PER PLANS [jl] NOT USED (ijjl WOOD TRELLIS ABOVE TRASH^ENCLOSURE RS] TOP OF NEW V HIGH CMU WALL AT1 — ' PROPERTY LINE WTTH STUCCO FINISH TO WATCH BUILDING - SEE DETAIL I/A3.0 Jl4J V HIOH CMU TRASH ENCLOSURE WALL1 — WfTH STONE VENEER OUTER FACE AND STUCCO INNER FACE TO HATCH BUILDINO [15] WROUGHT IRON BALUSTER RAILING [fjj| NEW STREET PALM THEE PEH PLANS [^7| NEW ORNAMENTAL TREE SPECIMEN PER PLANS jlJJiJNOTUSiD [TJi] FLAG POLE PER PLANS j|o] CAST STONE BALLQTEft AAILNG |«] ORAND STAIHCASE TOWER [22] BUILDiNQ RETAIL SK3NAQE - 14'«1ff 1*—PROPERTY LINE STUCCO TO MATCH BLDQ .FOOTING EXT GRACE Wall Detail 3/8". r-0" t* V *" V^* 7 *- NOTED 8/14^2007 Sheet A3.0 West Elevation 1/8"-r-o" South Elevation 1/8"-r-o" Q] STUCCO WALL FINISH gj PRIVATE BALCONY DECK [3] LIGHTWEfGHTCONCRETETILEROOf g] VINVUOOLBLE-QLAZED-blVIOeD LIGHT [5] STONE VENEER WAINSCdT AND COLUMN FINISH [SI ENTRY TO COMMON OARAGE DRIVE AND PARK «C [7~| AWNING ABOVE PRIVATE DECK OR ABOVE RETAL SPACE WINDOWS 5] NEW STREET POLE LAMP PEP CFY STANDARDS [|] WROU3HT IRON GATE [to] BOLLARDS AT PLAZAS P£R PLANS [n]NOT USED [ijl WOOD TRELLIS ABOVE TRASH1—'ENCLOSURE [)$) TCP OF NEW K HK3H CMU WA'J. AT1— PROPSRTYLIN6 WITh STUCCO FINIS* TOMATCH MJLDINQ[J4] r HIOH CMU TRASH ENCLOSURE WALLL-' WITH STONE VENEER OUTER PACE ANDSTUCCO INNER FACE TO MATCH flU'LDWQ |is] WROUGHT IRON BALUSTER RAILING fig] NEW STREET PALM TREE PER PLANS [17] NEW ORNAMENTAL TREE SPECIMEN PER PLANS [|a]NOTUSED ITg] FLAG POLE PER PLANS |0] CAST STONE BALUSTER RAILING J2l] QRAND STAIRCASE TQWEP. ^] WROUGHT WON FENCE AT GARAGE PER PLANS fjjjjl METAL 3RILL WITH LOUVERS [24] LOUVERED OOORSTO PABKIN3 OARAGE fo*\ BUILCHNQ RETAIL SCNAGE • 14^0' I 1! i NOTED tntaiei Sheet A3.1 of: 90-* TOP Of RIME Section "B" . JQ.4TOPOFP.IOOe Section "A" CT 06-01 [t] FWI3H QRADE g] EXISTING QRADE g] AWNINO ABOVE RETAIL SHOW WIN DOW [j] FCAQPOLEB6VON-TYPCALOF2 S3 3TONC VENEER WAINSCOT AND COLUMN FINISH [j] UOHTWIEOHT CONCRETE THE ROOFING [f) QRAND STAIRCASE TOWER [1] QRAND STAIRCASE TO THIRD FLOOR g] CAST STONE BALUSTRADE HAILWQ |lO] WOOD TREaiS ABOVE TRASH ENCLOSURE |lT] WROUOHT fftON FENCE (l2l WROUGHT IRON GATE (lIJMETAL QBK.L WITH LOUVERS fu] LOUVEftED DOORS FflOM FUBLC WALK TO PARKING QARAQE |l8] PRIVATE TWO-CAR OARAGE [tejPARKINQQAAAQE (l7)HETAIL SPACE [w] ELEVATOR TOWER 11 s Mill 5 m I J NOTED 8/14/2007 Sheet A4.0 of: RP 07-03 CT 06-01 [Tj FINISH ORADE [g EXISTING GRADE 5) AWNING ABOVE QAflAQE ENTRY [J] PRIVATE GARAGE DOG* ff] STONE VENEER WAINSCOT A COLUMN FINISH [5] LPGHTWIEOHTCOHCRETETILE ROOFING g] VWOUOHT IRON GATE Section "C" 1/8". r-o" f 1! "i -i *, Mlllll NOTED 014/2007 Sheet A4.1 RP 07-038 CT 06-01 X *»*»pr Roosevelt & Oak Tent City ?f Carlsbad Tract No.X X x£C SUBDIVISION #CT 07-01 Tentative Map CT O7-O1 SUBDIVISION #cr 07-01 LEGAL DESCRIPTION: oF me. 5& na IH ne CFFKC er TV axfm vcoHa OF stti areo cotHrr, fittZ. H88.v LOTS 31 Mt> X K BOOS 3J OF TdH (F GUUMfl H Jtf OTT OF CMSMA COUNT* OF S4H DfSO, STATE OF CtLrOMU, ACCO&NS TOHAfTHEXOFM. ??&Fi&HTK!mxcFT&a>WKCtt<rSMDmca .Xmwm'.ttW^JIWaJW'WaSFWrS/rer. CWLJMBW. 920083. manseo Ntfei OF (Mm 6 Aftwrau. Cwmmat IMTS rue 2,367 so. FT. COKKW. RETAIL.4. TortLGmsuc* *«,«»» FT. (O.XIAXS)5. PfOKGfD eesopffut. Owarr * W.Xt = 16.69A. JortL BVUHS coauu -- n.m so. n. (to*}7. ToT4t.Cat*HOffNSi*a'S,KSsa.Fr. (S6.OI) WT 2: t» So. FT.Urn l xa So. FT.(MTi-Juso.fr.iMT&saSa.Fr,MT&9KSO.FT.9. TOTAL Lwcw At» -- MX So. FT. (K%)1C. txismsAfvnKres&zcNHS: v-fiH.ExtSTHSljW USE DOmcr NO. I 12. fHmSHJMHJSKOSTIKTHa.t-ni<EDUSttj. Tau.NUtoatvFWN&D Lets iMaamsc LOTK. tone* cr ftunts &*as toomKRETAL- f*r*i So. FT/IX 300 SCFL -S is. Nuta vftuiuie SPACES PnoyGMtfCPMOtKtXg:!?AtXBSKff'MKMIeusTPMii*?TOTAL IS fauns Snccs FVJ.WCYexwrr 97 er esrwie!?. t KSTtc urvrts:Gtsam&tcm .................. S.0.6.SETsame ....... . ................... SKFife AMD fauaSancf .......... CinOFCMsau5BWF Sflwcf ...................... Cm Of CMSMC wnmSewa ...................... CMJSU HWKHL W SoeoL Darner CAK&M mm Swoot Darnerit. Tif SOUKS OF Tif Ttnaww Snom HgtoN K * FBD Sums* BY fan CCHSU.TJKTS JL.19. AteuerBtir Tiume; i:ta>TAtirTX6(JKiJS=4iA L 40AOOO X 2,167 = 9S ffiT •X6D.U =lj005n. 2L Fit Fum OBVHO: 1,500 STH tesaoauutBuCatfueAL i BU / i,Kft ». nxiX7sa. FT, =1.52 sou OWNCR/DEVCLOPe*:RSSB. La arum Engineering Professional ChilEnff new and Land Surveyors 20M WhoWti HM«. 3HlK A. BKMdUa. CA H029«7M 741-3377 VAX 760197.2165 B-! | CITY OF CARLSBAD HJ ROOSEVELT a OAK MIXED USE TENTATIVE MAP SOMU 8FMH CA 9OOB FLMHtefMOlDKPferfl9,f006 MLBP lecis\Lountv or ban Ufeqowo-saiau - Koosevert« uaK\awg\ i n.awq, D/I-//UU/ Roosevelt & Oak Preliminary Grading Plan NOTE f^'ONsuE TREESmsmjc roif REMOVED UNLESS (Or&wse NOTED. y IMPROVEMENTS PER fMPRO Engineering Profession^ Ovi/Enffn&rr and Land Sttnvyorr CITY OF CARLSBAD 3 PRELIMINARY GRADING PUN CT 07-01 SECTION: A roiects\Louncv or ^an uieoo\u&-saibu - Kooseverc & uaK\awa\ i n.awg,z AM, bcanbon: KUr create! (ternoorarv).DCJ Roosevelt & Oak Constraints Mao 1-2 ROSMARWUS OFFICIALS ROSEMARY 3-J NOT USED S-4 NOTUSiO PLANT LIST TREES GROUND COVER 1 '-r BROWN TRUNK, t1 MULTI-TRUNK MPLANT CONTAINER Q-4 HEDERA HELIX-HAHN9- SHRUBS iro.c.Fim 18"O.C.FW» 1B-O.C.FIMI U'O.C. F1«s 9 GALLON AFRICAN LILY S-8 NOT USED S-B NOT USED VINES 3-7 ANNUALCOLOH*-POTS*irO.C.(INSEASON)PROVIDE 10 FLATS TO BE SPOTTED BY THELANDSCAPE ARCHITECT . THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC SYSTEM WITH A MINIMUM 14 DAY WATERING SYSTEM. A DRIP IRRIGATION SYSTEMWILL BE USED WHERE APPROPRIATE FOR CONTAMERS AND VINES.THE MAW SYSTEM WIL BE A SHRUB SPRAY SYSTEM. S. THE LANDSCAPE CONTRACTOR SHAU. MAWTAW ALL LANDSCAPEAND IRRIGATION FOR A PERIOD OF M DAYS AND THE IRRIGATION, SHftUBS, TREES AND QROUNDCOVER FOR A PERIOD OF ONE YEAR. GROUND COVIR FERIAL—f—O J PLANT SPECIES ^—CM PLANT QUANTITY PROVIDE THE FOLLOWNO VINES TO BE SELECTED FROM THE LIST ABOVEAND LOCATED 3Y THE LANDSCAPE ARCHITECT ON THE FINAL DRAWINGS: MTGRLOCKINa PAVERSOVER COMPACTED SAND OH GRAVEL BASEPER CITY SPECIFICATION SYMBOLS LEGEND EXISTING LARGEEUCALYPTUS TREE TO REMAIN IN PLACE NEW STREET PALM TREE IN TRE6 WELL WITH METALORATE PER CITY OF CABLSWO STANDARDS NEW TREE PER PLANT LIST NEW STREET POLE LAMP PLAZA BOLLARDS PER PUN THE BOLLARDS WILL REQUIRE AN ENCROACHMENTAGREEMENT. PUNS. ENQMEERHQ AND PERMTTFOR CONSTRUCTION. •CAST METAL TREE WELL ORATE PER PLANSAND CITY STANDARDS 3HICK PAVINO PER CFTY SPECIFICATIONS'TO MATCH EJaSTNa BRICK AT STATE STREET fffTERLOCKMQ PAVERS OVER A COMPACTEDSAND OR 0RAVEL 3ASE AT SEATING PLAZAS AND MAIN ENTRY PLAZA MULTI-TRUNK PHOENIXROE86L6NI! (PK3MY DATE PALM) ft 24- X 24- X HT HIGHPLANTER BOX OAK STREET PRELIMINARY LANDSCAPE PLAN SCALE: r- 10' MNEH SPACER SLEEVE CONCRETE PAVING If DIAMETER CONCRETE FCOTINQ Bollard Detail 9IQNAPJRE flEQUWEDON PAOe 1 ONLY APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. REVISION DESCRIPTION RPOWI3 CT 06-01 PLANNWa DEPAP.TMEKT LANDSCAPE CONCEPT PLANS «M: ROOSEVELT & OAK MIXED USE3085 ROOSEVELT PROJECT NO. I DRAWING NO. L1.0 EXHIBIT 6 DRAFT DESIGN REVIEW BOARD MINUTES DATED JUNE 2, 2008 73 Minutes of: SPECIAL DESIGN REVIEW BOARD Time of Meeting: 6:00 P.M. Date of Meeting: JUNE 2, 2008 Place of Meeting: COUNCIL CHAMBERS CALL TO ORDER Chairperson Lawson called the Meeting to order at 6:01 p.m. PLEDGE OF ALLEGIANCE Chairperson Lawson asked Board Member Prietto to lead the group in the Pledge of Allegiance. ROLL CALL Chairperson Lawson proceeded with the roll call of Board Members. Present: Board Members: Julie Baker John Prietto Michael Schumacher Frank Whitton Chairperson: Anthony Lawson Absent: None Staff Present: Housing and Redevelopment Director: Debbie Fountain Assistant City Attorney: Jane Mobaldi APPROVAL OF MINUTES ACTION: The Board unanimously approved the minutes of the September 6, 2007, with one change on page 29, paragraph 4, line 3, change the word "continuous" to "contiguous." COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA There were no comments from the audience. NEW BUSINESS Chairperson Lawson asked Ms. Debbie Fountain, Director of Housing and Redevejepfnent, to present the item on the agenda tonight. Ms. Fountain said the first item is a new hotel project in the village area. It is referred to in the agenda as the Lumiere Carlsbad Village Hotel. On thesetwo items the Board will be making a recommendation to the Housing and Redevelopment Commission, so the action that is taken by you tonight will be forwarded to the Housing and Redevelopment Cefrnmission for final action since both of these are Major Redevelopment Permits. With that, I would likextointroduce Austin Silva, our Planner in the Redevelopment Office. He will be presenting both items tonjj Mr. Silva said the applicant's representative, Bob Ladwig, is requesting a Major Redevelopment Permit, a Coastal Development Permit and Tentative Train Map to allow the construction of a 55,229 square foot mixed-use project consisting of a boutique hotelf twelve condominiums and an ocean-view rooftop restaurant on the property located at 3100 and 31J50 Ocean Street in Land Use District 9 of the Carlsbad Village Redevelopment Area. The proposed project requires^lviajor Redevelopment Permit because it involves new construction of a building that has a building ^permit valuation that is greater than $150,000. The project also requires the approval of a Tentative Tract Map because it involves separate ownership of residential units. In addition, the project is required to opocess a Coastal Development Permit because it is located within the Coastal Zone. In accordance with redevelopment permit procedures, the three permits are being brought forward for a recommendatiqp/by the Design Review Board for final approval by the Housing and Redevelopment Commission, The subject property is located at the corner of Ocean Street and Oak Avenue at the edge of the Village Redevelopment zoning boundary. The subject property totals 23,561 square feet with frontage along Ocean reet and Oak Avenue. The existing structures on the property include a twelve-unit vacation rental and a DESIGN REVIEW BOARD MINUTES JUNE 2, 2008 PAGE 12 of 16 AYES: Baker, Lawson, Prietto, Schumacher, and Whitton NOES: None ABSTAIN: None ABSENT: None -- BREAK -- Ms. Fountain said the next project will be presented by Mr. Silva. Mr. Silva said the applicant's representative, Robert Richardson, has requested a Major Redevelopment Permit to allow the construction of a 30,775 square foot mixed-use project consisting of six condominium units and 2,411 square feet of commercial space. The subject property totals 14,000 square feet and is located at 3085 Roosevelt Street in Land Use District 1 of the Carlsbad Village Redevelopment Area. The existing structures on site include four one-story residential buildings and one commercial building that was previously occupied by a thrift store, which are proposed to be demolished fil order to accommodate the new building. The subject property is bordered by a one-story commercial building occupied by a restaurant to the north, a single-family residential unit to the west, a one-story commercial building occupied by the Boy's and Girl's Club to the south and a single-family residential unit to the east. The three-story building consists of two stories of residential condominiums located over garages and retail space. There are six units total varying in size from 1,819 square feet to 3,116 square feet. The building has a pleasant architectural design with attractive retail space on the ground floor incorporating decorative building materials such as stone veneer, canvas awnings, and large windows. The residential condominiums located above the retail space continue the pleasing architectural design to the upper levels of the building incorporating decorative canvas awnings, various sized and shaped multi-paned windows, and wrought iron is used on the balconies. The residences are stepped back from the street at upper levels in order to reduce the massing of the building along Roosevelt Street and to make the retail space the predominate feature on Roosevelt Street. Resident parking for the project is screened from public view as it is enclosed and located within the first floor at the rear of the building. Vehicular access to the site is provided off of an alley from Oak Avenue. £ i The Village Master Plan Design Manual include the regulations governing development within the Village: The proposed project is within Land Use District 1 of the Village Redevelopment Area where mixed use projects are classified as permitted uses as long as the ground floor of approved projects are devoted to visitor servicing commercial uses. Since retail space is proposed along Roosevelt Street, close to the travelers and tourists who frequent the area, staff concludes the project complies with this requirement. The proposed project assists in satisfying the goals and objectives set forth for Land Use District 1 through the following actions: Provides a desirable use; Serves as a catalyst for future development; Development of an under-utilized lot; Attracts additional visitor-serving commercial uses; Increases pedestrian circulation within the Village; Compatible with the surrounding area; It increases the number of quality and diversity of housing types. The proposed project meets all of the required development standards outlined within the Master Plan. It provides for adequate open space for a total of 37.8% of the project and appropriate building coverage for a total of 80%. The building height of the project is in compliance for the established standard at 44 feet and 1 inches. Adequate parking is provided for the residential units through the use of six two-car garages and three guest parking spaces for a total of fifteen spaces. The project meets commercial parking requirements of the Village Master Plan if the Design Review Board makes findings for participation in the In-Lieu Fee Program. The required amount of parking for the commercial project equates to eight spaces and the applicant is requesting participation for all eight spaces. The project is eligible to participate in the In-Lieu Fee Program for the eight spaces because it is located within 600 feet of a parking lot. The required justification for participation in the In-Lieu Fee Program is contained within the Design Review Board Resolution. "75 DESIGN REVIEW BOARD MINUTES JUNE 2, 2008 PAGE 13 of 16 The proposed setbacks are consistent with the setback requirement for Land Use District 1. In Land Use District 1, the required front yard setback is zero to ten feet, and the rear and side yard setbacks have no minimum or maximum. The front yard setback is set at two feet giving the retail portion of the project a strong relationship to the street and enhancing the retail shopping experience for visitors. The residential portion of the project is setback further from the street at the second and third stories to ten feet in order to reduce the massing of the building and to provide privacy for the residents. The south yard setback is set at five feet, and the north side yard setback is set at seven feet. The rear of the building is located ten feet, five inches from the rear property line. The project is consistent with the setback requirements for Land Use District 1. The proposed project is also consistent with the design principals outlined in the Village Design Manual. The project incorporates several design elements to achieve the desired village character including: • Multi-paned windows; • Slate tile roofing with a 5 to 12 roof pitch; • Wrought iron railings; • Varied stucco colors and recesses; • Canvas awnings; • Decorative stone veneer; • Expansive windows for retail display; • Decorative paving at various entrances; • Second and third story balconies; • Parking is visually screened. Mr. Silva showed slides of the elevations of the project. The Housing and Redevelopment Department has conducted an environmental review of the project pursuant to the guidelines for implementation of the California Environmental Quality Act 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 findings for this determination is included within the Design Review Board attached Resolution. The proposed project is anticipated to have a positive financial impact on the City and Redevelopment Agency. First, the development of what was a previously under-utilized vacant lot will result in increased property taxes. This increase in property tax will further result in an increased tax increment to the Redevelopment Agency. Second, It is anticipated that the project will serve as a catalyst for other improvements in the area, either through new development or rehabilitation of existing units. In conclusion, staff is recommending approval of the project. Chairperson Lawson invited the applicant to make his presentation. Robert Richardson of Karnak Design at 2802 State Street, Carlsbad in the Village. My client, Russell Bennett is here with his wife and two children. Mr. Silva has presented most everything. The Redevelopment Agency has kept us on task. This project fits the standards before the Design Review Board adopted the new standards. The only thing that was missing in the slide show is that across the side, facing the restaurant, we only showed a few palm trees, but our neighbor has probably 22 palm trees instead of the 9 or 10 I counted. I am available if you have any questions. I am proud of the retail in the front that has a lot of glass. It will read like the Pouched Pear on State Street with good lighting you can see well into in the night or day. It will function as a nice retail site. Board Member Whitton asked about the commercial space that will be available there. Do you have any idea what type of business will be going into there? Has a market analysis been done? I don't see much in the way of walking traffic. The owner, Russell Bennett, said they are keeping their options open. Board Member Whitton asked what will happen if he doesn't get anybody. —j rfe> DESIGN REVIEW BOARD MINUTES JUNE 2, 2008 PAGE 14 of 16 Russell Bennett, 951 Neptune in Encinitas. We have quite a few options and the staff has recommended a number of things; anything from a bookstore to perhaps a bookstore/coffee shop or antiques have been very popular in that area. To tell you what we are going to do right now prior to this being built, would be difficult. We may start building this in the spring of next year. We may talk to people about leasing it in the fall of next year, meaning I don't know what is going to happen between now and then. Hopefully, we will get something that will go along with the motif of what we are looking for. Board Member Whitton said, I'm just curious, you've done no serious market analysis to determine what would be good in there. Mr. Bennett continued, as I said, as far as serious goes, it will be whatever the market is going to bear. Markets change very quickly, as you know. The market has changed incredibly quickly in the last year. Hopefully, we are going to be looking at something along the lines of a bookstore or something that would work with the requirements of the City. As far as pinpointing something that we definitely want to put in there, I could tell you something now that would change probably between now and next October. It doesn't make sense to pinpoint it at this point. For a building that is not built, we don't have a lease written yet. Mr. Richardson wanted to add, one thing about the building is the center portion is recessed in with real nice .doorways going both ways as well as the corner. This project has a large right-of-way, and we've done a lot of enriched pavements. So for bistro seating or for a coffee shop or for something where we can get some street scene, there is a lot of room for it that you would not have on State Street. We have more options for this site than you would if you were jammed up to five to eight feet of the street. I think it is a universal design to attract someone who can really dress up that retail front. I'd also like to add, Board Member Whitton, you are right on your grease traps. Chairperson Lawson said he noticed that the project shows some street lights, which are a reflected design I've not seen before. I think on the plan it makes reference to those particular lights. They are gas lamp style lights that show up on the elevations. Is that a new design or, are those consistent with other street lights? Mr. Silva said from what I understand, they would have to pay an encroachment permit, but I'm sure we would want the street lights to be consistent with all the other street lights in the Village. Chairperson Lawson asked Mr. Silva if he knows the one's being referred to. Mr. Silva answered yes. Chairperson Lawson said then it isn't deviating from any standard that we already have? Mr. Silva agreed it can be worked out through the building permit stage. Chairperson Lawson said he noticed as well on the east elevation, it identifies signage above the awnings. It is in the Staff Report on the architectural plans, which would show up on A3.0. My concern is making sure the lighting of those signs, which appear to be up above the awning, are not in conflict with the residential. Are those signs going to be lit? Mr. Silva said that would be something that will be worked out later on. We could have the signage placed directly on canvas awnings. Chairperson Lawson asked if it is the same as in the Village. Mr. Silva answered, correct, like the ones on State Street. Chairperson Lawson said, my concern is because where those are positioned on the architect plans, not on this elevation, it would put them right where the glass is. I have a question regarding the residential use of this and in the operational standpoint. What is the intended use of the third floor central deck? Is that an area that is open to the public, is it for the private use of the residents, is it for what purpose? Also, is it something that can be enhanced equally as well at the second level? There appears to be a lot of room for opportunity to soften it with plantings or potted plants. Is it fair to assume we will see something like that in there? 11 DESIGN REVIEW BOARD MINUTES JUNE 2, 2008 PAGE 15 of 16 Mr. Silva answered, I don't think it is intended for a common area to be used as a leisure activity. It is more for circulation. I'm sure they can add planters and whatever else you would like to have there since it is open. Chairperson Lawson said regarding the north elevation, and there was reference to it regarding the adjacent palm trees, it is implied that vegetation along that north edge with a 7 foot setback in there, but these are existing trees off site which this applicant has no way of controlling and assuring those things are part of this project. Is that a standard protocol for us to be looking at something that is taking advantage of someone else's vegetation they can't control because it could be gone very easily. There is no guarantee those palm trees are going to be there. Does this project get credit for those since it is in the elevation and it is part of the visuals, part of the perception of what this will look like? Mr. Silva answered, no this isn't a standard protocol that we would show the landscape on an adjacent property. All the landscaping that is included on the project is shown within the landscape plan. Chairperson Lawson commented, even the landscape plan appears to emphasize those palms over there and they are not part of this project and have no way of being controlled by this owner. It is a little misleading. I have to question whether or not it is the right way to be presenting it. Would the applicant like to speak to that? Mr. Richardson said they really didn't overemphasize the landscaping. We did put in a nice stucco wall with a cap on it so it is an aesthetic wall so you probably won't see the aesthetib wall until they cut the trees down or they thin them out. We also put vine pockets on the inside of that wall that will come up and climb onto that wall to give us some landscaping as a secondary buffer assuming one of these days they will thin them out or they will clean them out. We are sensitive to It, but we didn't feel we needed to plant anything right now. Chairperson Lawson said it comes across as if you are trying to get credit for them. Mr. Richardson said, no not at all. If I wanted credi^ I could have put three times as many trees on there and it would have been a true picture where you wouldn't even see the first story in half that building. It would just be a jungle of palm trees. I hope some day they wilt thin the palm trees out. It is really a jungle right now. Our intension was not to take advantage of anything, but we did spend money on the wall and the vine pockets inside the wall with irrigation so if one of these days they do tear down that restaurant and they do something bigger, we have irrigation along that wall so we could put something else if needed. Chairperson Lawson said, you have a seven foot setback in that area, and it looks as if it is a six-plus wide walkway through there. What is the use of that? Mr. Richardson said that is going to be a back area with a fence on the front and a fence on the back. Then we have side out of the parking structure so we want at least a 44 inch walkway. We could do a strip planting in there. It is on a northern exposure so not a lot will grow there until it gets above the wall. We will put the vines there, and if you'd like, we could put some pockets in there and maybe start some small trees, but they won't do well because it is a solid jungle right now of king palms. Chairperson Lawson said his concern is the fact that he doesn't control what might happen with those palms. Six plus feet of concrete down there with vines growing on a wall maybe you don't need six feet of walkway; maybe you can narrow that to leave some room for some planting and softening that. I more than anyone here know the difficulties with planting and growing things when you don't have enough sun exposure. Mr. Richardson said with the lack of exposure and no one will ever see it until all the palms are taken down and it grows above the six foot wall. We could start some small trees in there along with the vines. They won't do very well until the palms are taken out. Chairperson Lawson said he is not here to suggest that he needs to add any in there. He just wants to make sure there is some means for accounting for that in the event they do something with respect to that property. They will have to be set back, it will be a corridor, and then you have two buildings facing each other. They would have the right to do exactly what you are doing, and is that what you want? 18 DESIGN REVIEW BOARD MINUTES JUNE 2, 2008 PAGE 16 of 16 Mr. Richardson said, the other question Chairperson Lawson asked about was the upstairs balcony. We tried to open up the second balcony through that door as in the Anastasi project on Carlsbad Boulevard. They opened up their corridors, and I am in that building a lot and it is really nice. It keeps it private, and it is refreshing. Chairperson Lawson closed the public testimony. Board Member Baker moved that the Design Review Board adopt Design Review Board Resolution number 331, recommending approval of RP 07-03 and adopt Design Review Board Resolution number 332, recommending approval of CT 07-01 to the Housing and Redevelopment Commission based on the findings that are subject to the conditions contained therein. Board Member Whitton seconded the motion. Board Member Whitton said it is a nice project and will be a great improvement in that area. Board Member Baker agreed, and said it looks great. Board Member Prietto said his office is a couple of streets away, and agrees it looks great. VOTE: 5-0 AYES: Baker, Lawson, Prietto, Schumacher, and Whitton NOES: None ABSTAIN: None ABSENT: None DIRECTOR'S REPORT Ms. Fountain said the only other item we had was a New Business item of an election for a new Chairperson and Vice-Chairperson. We put this item on the agenda, but since you only had a meeting in September and your Chair only had one opportunity to be Chairperson, if you would like to continue with your current Chairperson and Vice-Chairperson, you can elect to do.so. Or you can continue this item to another date. It was unanimously decided to continue with the current Chairperson and Vice-Chairperson. ADJOURNMENT By proper motion, the Special Meeting of June 2, 2008, was adjourned at 7:45 p.m. Respectfully submitted, Debbie Fountain Housing and Redevelopment Director PATRICIA CRESCENTI Minutes Clerk EXHIBIT 7 PARKING IN-LIEU FEE PARTICIPATION AGREEMENT gb RECORDING REQUESTED BY: City of Carlsbad WHEN RECORDED MAIL TO: Carlsbad Redevelopment Agency Attn: City Clerk 1200 Carlsbad Village Drive Carlsbad, California 92008 (Space above for Recorder's Use) CITY OF CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION PARKING IN-LIEU FEE PROGRAM PARTICIPATION AGREEMENT THIS PARTICIPATION AGREEMENT ("Agreement") is entered into this of ^Ju/V . 2008, by and between the CARLSBAD HOUSING AND REDEVELOPMENT COMMISSI6N, a body corporate and politic (hereinafter referred to as the "Commission"), and Russell Bennett, (hereinafter referred to as the "Program Participant"), is made with reference to the following: RECITALS A. Program Participant is the owner of certain real property located at 3085 Roosevelt Street (APN: 203-306-10 & 11) in the City of Carlsbad, County of San Diego, State of California, described in "Attachment A", which is attached hereto and incorporated herein by this reference, and which is the subject of a Major Redevelopment Permit (RP 07-03), which provides conditional approval of a mixed-use development project consisting of six (6) condominium units and 2,411 square feet of commercial/retail space ("Project") on the subject property. B. Condition No. 27 of approved Design Review Board Resolution No. 331 states that this Parking In-Lieu Fee Program Participation Agreement shall be entered into between the Commission and the Program Participant prior to the issuance of a building permit for the subject Project. Design Review Board Resolution No. 331 provides that the Program Participant pay a Parking In-Lieu Fee for a total of eight (8) parking spaces which in effect purchases parking credits from the Carlsbad Redevelopment Agency. The Program Participant shall pay the approved Parking In-Lieu Fee (per parking space) in effect at the time of building permit issuance to satisfy a portion of the parking requirement for the subject Project according to the requirements set forth in this Agreement. NOW, THEREFORE, incorporating the foregoing Recitals and in consideration of the mutual covenants contained herein, the parties agree as follows: 1. THE RECITALS ARE TRUE AND CORRECT. 2. SATISFACTION OF ON-SITE PARKING REQUIREMENTS THROUGH THE PAYMENT OF PARKING IN-LIEU FEE. 2/26/99 (a) Performance under this Agreement satisfies the Program Participant's obligation for providing eight (8) on-site parking spaces for the land covered by Major Redevelopment Permit No. 07-03 by reason of the Housing and Redevelopment Commission approvals of Major Redevelopment Permit 07-03, including Condition No. 27 listed in Design Review Board Resolution No. 331. (b) The Program Participant shall pay the Parking In-Lieu Fee for a total of eight (8) parking spaces as established by the Commission, and, as required by Condition No. 27 of Design Review Board Resolution No. 331. the fee shall be paid prior to the Program Participant receiving a building permit for the subject Project. The fee shall be the sum total of the fee per parking spaces needed (8) to satisfy the Project's parking requirement. (c) The Program Participant shall have no right to designated parking spaces within the public parking lots located within the Village Redevelopment Area, or at any other location within the City of Carlsbad, nor shall the Program Participant have exclusive use of any public parking spaces. Through participation in the subject Parking In-Lieu Fee Program, the Program Participant agrees to assist the Carlsbad Redevelopment Agency in funding the provision of existing, and/or the provision of new, off-street public parking spaces within the Village Redevelopment Area of the City of Carlsbad. The Commission has approved Major Redevelopment Permit 07-03 conditioned upon the Program Participant's payment of a Parking In-Lieu Fee for a total of eight (8) parking spaces. 3. REMEDIES Failure by the Program Participant to perform in accordance with this Agreement will constitute failure to satisfy the requirements of Chapter 21.35 of the Carlsbad Municipal Code, the Village Master Plan and Design Manual, and Condition No. 27 of Design Review Board Resolution No. 331. Such failure will allow the Commission and/or City to exercise any and all remedies available to it including but not limited to withholding the issuance of building permits for the subject project and property. 4. HOLD HARMLESS Program Participant will indemnify and hold harmless (without limit as to amount) Commission and its elected officials, officers, employees and agents in their official capacity (hereinafter collectively referred to as "Indemnitees"), and any of them, from and against all loss, all risk of loss and all damage (including expense) sustained or incurred because of or by reason of any and all claims, demands, suits, or actions obtained, allegedly caused by, arising out of or relating in any manner to Program Participant's actions or defaults pursuant to this Agreement, and shall protect and defend Indemnitees, and any of them with respect thereto. 2/26/99 </ 5. NOTICES All notices required pursuant to this Agreement shall be in writing and may be given by personal delivery or by registered or certified mail, return receipt requested to the party to receive such notice at the address set forth below: TO THE CITY: Housing and Redevelopment Commission Housing and Redevelopment Department Attn: Housing & Redevelopment Director 2965 Roosevelt Street, Suite B Carlsbad, California 92008-2389 TO THE PROGRAM PARTICIPANT: Russell Bennett P.O. Box 356 Solana Beach. CA 92705 Any party may change the address to which notices are to be sent by notifying the other parties of the new address, in the manner set forth above. 6. ENTIRE AGREEMENT This Agreement constitutes the entire agreement between the parties and no modification hereof shall be binding unless reduced to writing and signed by the parties hereto. 7. DURATION OF AGREEMENT Except for the provisions of Paragraph 4, which shall survive the term of this Agreement, upon payment of the parking in-lieu fee for the eight (8) parking spaces for the subject Project, the Program Participant shall have no further obligations under this Agreement. 8. SUCCESSORS This Agreement shall benefit and bind the Program Participant and any successive owners of the subject project as described in Attachment A to this Agreement. 9. JURISDIC TION Program Participant agrees and hereby stipulates that the proper venue and jurisdiction for any resolution of disputes between the parties arising out of this Agreement is San Diego County, California. 2/26/99 ATTACHMENT A LEGAL DESCRIPTION OF SUBJECT PROPERTY Address: 3085 Roosevelt Street Assessor Parcel No.: 203-306-10 & 11 The land referred to is situated in the County of San Diego, City of Carlsbad, State of California, and is described as follows: PARCEL 1: LOTS 29 AND 30 IN BLOCK 33 OF TOWN OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888. PARCEL 2: LOTS 31 AND 32 IN BLOCK 33 OF TOWN OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 775, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 19, 1894. 2/26/99 10. SEVERABILITY In the event any provision contained in this Agreement is to be held invalid, void or unenforceable by any cour of competent jurisdiction, the remaining provisions of this Agreement shall nevertheless, be and remain in full force an effect. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed as of the day and year first above written. PROGRAM PARTICIPANT Property Owner (Sign Here) Russell Bennett (Print Name/Title) By:. (Sign Here) (Print Name/Title) hairperson Attest: sa Hildabrand, Secretary to Commission Z o ESTABUSHED\%. (Proper notarial acknowledgment of execution by Program Participant must be attached) Chairman, president or vice-president and secretary, assistant secretary, CFO or assistant treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation.) APPROVED AS TO FORM: RONALD R. BALL JDity Attorney //sL/tBY: Mobaldi, Assistant City Attorney 2/26/99 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT State of California County of Date personally appeared OJiiurl. /I.;s)ofSigner(s) SHERRY A. FREtSINCM CommlMlon # 1727064 Notary Public • CaHtomla San Dtogo County 1 I who proved to me on the basis of satisfactory evidence to be the person(aif whose name(sf is/ape7 subscribed to the within instrument and acknowledged to me that he/sh/Ahe^ executed the same in his/hef/thXr authorized capacity (ie^s*), and that by his/h|fr/the/r signature^ on the instrument the person(jff, or the entity upon behalf of which the person($ acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my Place Notary Seal Above Signatu OPTIONAL icial . *Signature of Notary Public Though the information below is not required by law, it may prove valuable to~p&rsons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Dpcu Title or Type of Document: Document Date:. Number of Pages:. Signer(s) Other Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: D Individual D Corporate Officer — Title(s): D Partner — D Limited D General D Attorney in Fact D Trustee D Guardian or Conse D Other: Signer Is Representing: Name: D Individual D Corporate Officer — Title(s): D Partner — D Limited D General D Attorney in Fact D Trustee D Guardian or Conservator D Other: Signer Is Representing:. RIGHT THUMBPRINT OF SIGNER Top of thumb here ©2007 National Notary Association- 9350 De Soto Ave., P.O.Box 2402 'Chalsworth, CA 91313-2402-www.NationalNotary.org Item #5907 Reorder:CallToll-Free 1-800-876-6827 CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT State of California County of San Diego On Jql (( j, before me, Gary Nessim, Notary Public, personally appeared tnr who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/shc/llicy executed the same in his/hej#heir authorized capacity(ies), and that by his/bef/tfeeir signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature iwwux ^OTJJ'S•^^<..--«^.~l-;?'2011 ^ GARY S. NESSIM ' "•SSESBUvu S^ DIEGO COUNTY COMM. EXPIRES OCT 9,2011 * AH3/W-O9-008H zaijnsuco iuauia6jeip ap suas T ®09I.S ®AH3AV »ueqe6 a\ e BANK OF AMERICA NT & SA 101 N TRYON ST -03-8 CHARLOTTE, NC 28255 MARGUERITE MONTALBANO 101 N TRYON ST -03-8 CHARLOTTE, NC 28255 KFC NATIONAL MANAGEMENT CO PO BOX 35370 LOUISVILLE, KY 40232-5370 CIRCLE K STORES INC PO BOX 52085 PHOENIX, AZ 85072-2085 RICHARD M MORET 6115 E SAN BERNARDINO TUCSON, AZ 85715-3011 DAVID & PAMELA BASILA 3950 N HILLWOOD CIR TUCSON, AZ 85750-2472 IRIS P KORNBERG 10880 WILSHIRE BLVD 1840 LOS ANGELES, CA 90024-4115 GUNTER PO BOX 749 SAN PEDRO, CA 90733-0749 ACUNA FAMILY *B* 91 MAYNARD AVE NEWBURY PARK, CA 91320-4259 JERRY PETERS PO BOX 1091 CARDIFF BY TH,CA 92007-7091 GABRIEL J PRIETO 3957 JEFFERSON ST CARLSBAD, CA 92008 THOMAS D & LUCINDA VIGNE 3880 HIBISCUS CIR CARLSBAD, CA 92008-3561 JOHN G PRIETTO 3071 JEFFERSON ST CARLSBAD, CA 92008-2309 ROBERT J COLES 3111 JEFFERSON ST -1 CARLSBAD, CA 92008-2404 PAMELA J CRISMAN 740 PINE AVE CARLSBAD, CA 92008-2427 JEFFREY J HARRINGTON 515 PINE AVE CARLSBAD, CA 92008-3014 MCCOMAS 1265 CYNTHIA LN CARLSBAD, CA 92008-1506 SIMS 2820 WILSON ST CARLSBAD, CA 92008-1531 THOMAS J HURLEY 1015 CHESTNUT AVE F2 CARLSBAD, CA 92008-2563 CALIFORNIA PROPERTY BROKERS I 3324 SEACREST DR CARLSBAD, CA 92008-2035 GEORGE R & JACKYE WILLIS 2050 LAURIE CIR CARLSBAD, CA 92008-2023 PARKER 3215 MAEZEL LN CARLSBAD, CA 92008-1131 VILLAGE CORNER L L C 2998 STATE ST CARLSBAD, CA 92008-2336 ABEL C GARCIA 2960 STATE ST -7 CARLSBAD, CA 92008-2336 KATHLEEN M CLARK 3060 STATE ST CARLSBAD, CA 92008-2314 MATSHEW HALL EL CA^LNO REAL(2604B) 334 CARLSBADv CA 92008-1214 MAfSHEW HALL 2604 EXCAMINO REAL 334 CARLSBAD>QA 92008-1205 MATTHEW HALL EL CAMINO REAL(2604B) 334 CARLSBAD, CA 92008-1214 THOMAS D & LUCINDA VIGNE 3880 HIBISCUS CIR CARLSBAD, CA 92008-3379 SARA C TERAN 305 DATE AVE CARLSBAD, CA 92008-7432 ®09is®Atl3AV Aseg joj uoiiDnjisui aa<;jaded paddy ®09lS!JL\ndlAI3.L®Ai»AV9sn iaaj AM3/W-OD-008-1 uoipmisuj.p ap sues ®09tS ®AH3AV IMeqeB a| zasmin jdjad $ < NOBEL 6435 CAMINITO BLYTHEFIELD C LA JOLLA, CA 92037-5851 BILL F & LAURAL RYBURN 2019 ESTERO ST OCEANSIDE, CA 92054-6137 STOUT FAMILY INTERVIVOS 2914 LUANA DR OCEANSIDE, CA 92056-4307 FLORENCIO RODRIGUEZ 2106 CROWN VIEW WAY OCEANSIDE, CA 92056-3214 ABEL C GARCIA 1502 ROLLING HILLS DR OCEANSIDE, CA 92056-3035 ROBERTO M RICARDEZ 422 SAN DIEGO ST OCEANSIDE, CA 92058-2745 ROBERTO RICARDEZ 422 SAN DIEGO ST OCEANSIDE, CA 92058-2745 ROBERTO M RICARDEZ 422 SANNjIEGO ST OCEANSIDE/XA 92058-2745^* FRANCIS E & GLORIA HELMUTH 12937 POMERADO RD A POWAY, CA 92064-5325 MICHAEL K GUSKY 14645 DASH WAY POWAY, CA 92064-2912 NORTH COUNTY HEALTH PROJECT 150 VALPREDA RD SAN MARCOS, CA 92069-2973 RUSSELL L BENNETT PO BOX 356 SOLANA BEACH, CA 92075-0356 BUTLER PROPERTIES L L C 1261 LINDA VISTA DR SAN MARCOS, CA 92078-3827 VOGEL 1 BELLA VITA SAN MARCOS, CA 92078-7344 MARY J PINAMONTI 2244 S SANTA FE AVE B02 VISTA, CA 92084-7846 SHELLEN II LTD PARTNERSHIP 4522 TRIAS ST SAN DIEGO, CA 92103-1163 EUGENE H SIEGEL 5553 TRINITY WAY SAN DIEGO, CA 92120-4503 PILAR M STRAW 12543 CAMARERO CT SAN DIEGO, CA 92130-2279 HYLEN 5146 CHELTERHAM TER SAN DIEGO, CA 92130-1415 BAUMGARTNER PO BOX 1333 NEWPORT BEACH, CA 92659-0333 ROSE M VANDYKE 27932 PASEO TORTUGA SAN JUAN CAPI, CA 92675-2825 LEOR & OPHIRA LAKRITZ PO BOX 1029 TUSTIN, CA 92781-1029 PARKER 560 HIGHLAND DR DANVILLE, CA 94526-3711 SECURITY PACIFIC NATIONAL BAI 300 LAKESIDE DR OAKLAND, CA 94612-3534 SHERYL F BULLOCK 300 LAKESIDE DR 8 OAKLAND, CA 94612-3534 ANGELITA F MAMARIL 4232 HUBBARD RD STOCKTON, CA 95215-1838 JESS JOHNSTON 1025 12 IRVING RD EUGENE, OR 97404 *** 87 Printed *** ®09LS®Atl3AV Tajnieaj |aad Asea joj. i aa<; jaded •w I ®<ms AH3AV-OD-O08-1 uojpmjsuf.p }.uauj86.iBip ap suas T ®09I.S ®AM3AV »Meqe6 a| ja|ad e sajpBj. sauanD|i-| THOMAS D & LUCINDA VIGNE 3880 HIBISCUS CIR CARLSBAD, CA 92008-3379 JOYCE A JAMES 3931 GARFIELD ST CARLSBAD, CA 92008-4036 ROBERT L NIELSEN 525 CARLSBAD VILLAGE DR CARLSBAD, CA 92008-2304 3044 STATE STREET L L C 539 CARLSBAD VILLAGE DR 100 CARLSBAD, CA 92008-2361 3068 STATE STREET LLC 539 CARLSBAD VILLAGE DR 100 CARLSBAD, CA 92008-2361 ILARIO & MARIE MANNO 3067 ROOSEVELT ST CARLSBAD, CA 92008-2313 JESSICA DU SHAUNE 3150 ROOSEVELT ST CARLSBAD, CA 92008-3017 JANICE B LOPEZ 3225 ROOSEVELT ST CARLSBAD, CA 92008-3042 DARREN M HAMILTON 3190 ROOSEVELT ST CARLSBAD, CA 92008-3017 JOSEPH S & ROSIE FRIEDRICHS 3160 ROOSEVELT ST CARLSBAD, CA 92008-3017 JESSICA DU SHAUNE 3150 ROOSEVELT ST CARLSBAD, CA 92008-3017 CHARLES MCKEE 3176 TYLER ST CARLSBAD, CA 92008-3024 KEAN R CHILINGIRIAN 3080 MADISON ST -8 CARLSBAD, CA 92008-2310 STEVE F RODRIGUEZ 3207 MADISON ST CARLSBAD, CA 92008-3036 MIGUEL & FRANCISCA GONZALEZ 3119 MADISON ST B CARLSBAD, CA 92008-3002 JAMES A GREENE 3143 MADISON ST CARLSBAD, CA 92008-3002 ALFREDO & AMBER FLETCHER 3159 MADISON ST CARLSBAD, CA 92008-3002 SANTANA 3183 MADISON ST CARLSBAD, CA 92008-3002 WALKER-GILBERT 4350 HIGHLAND DR CARLSBAD, CA 92008-4225 MCNULTY 4240 SUNNYHILL DR CARLSBAD, CA 92008-3646 JOHN C WALTERS 6320 MONTECITO DR CARLSBAD, CA 92009-3075 ATKIN 3565 TRIESTE DR CARLSBAD, CA 92010-2840 MARTHA E BARKER 2435 MARK CIR CARLSBAD, CA 92010-2816 MCCABE 6489 FRANCISCAN RD CARLSBAD, CA 92011-3212 DAVID C & BARBARA BOUTELLE 4939 RANCHO VIEJO DR DEL MAR, CA 92014-4238 BOYS & GIRLS CLUB OF CARLSBAI PO BOX 913 CARLSBAD, CA 92018-0913 M & M G PO BOX 1667 CARLSBAD, CA 92018-1667 MONICA P MIER PO BOX 4301 CARLSBAD, CA 92018-4301 PAUL & TERI RAPPAPORT 1460 RAVEAN CT ENCINITAS, CA 92024 CARLSBAD VILLAGE PARTNERS L 1 3303 LILAC SMT ENCINITAS, CA 92024-7044 Ti |aa<| Aseg laaqs uojpnjisui aa$ jadej paajj ®091S 31V1dW3JL ®AJ*AV asp soaei \ Roosevelt and OakMixed-UseHousing & Redevelopment CommissionJuly 22, 2008 Location MapSITE Subject Property Restaurant to the North Residential to the West Boys and Girls Clubto the South Single-family residential to the East Proposed DevelopmentThree-Story 30,775 sq. ft. Mixed-Use Project2,411 sq. ft. of commercial spacezRetail close to the streetzDecorative exterior6 condominium unitsz1,819 – 3,116 sq. ft.z3-bedroom, min 2-bathsz2-car garagesFrontage along Roosevelt Street and Oak Avenue. Access off of Tyler Street Alley and Oak Avenue. Village Land Use PlanLand Use District 1Mixed Use = permitted use However, the ground floor must be devoted to commercial use. Proposed Project Meets Goals of District 1:Provides desirable useServe as catalyst for future developmentDevelopment of an underutilized lotAttract additional visitor-serving commercial usesIncreases pedestrian circulation in the VillageCompatible with surrounding areaIncreases number, quality, and diversity of housing types.Goals & Objectives of Land Use Plan Open Space Required: 20%Proposed: 37.8%Building CoverageRequired: 60%-80%Proposed: 80%HeightMaximum: 45’ w/ min 5:12 roof pitchProposed: 44’ 1” w/ 5:12 roof pitchParkingRequired: 23 spaces (15 residential spaces + 8 commercial spaces)Proposed: 15 spaces (15 residential + 8 In-Lieu Fee Program spaces)Development Standards SetbacksRequired:Front: 0-10 feetSides: No min or maxRear: No min or max2’7’10’Proposed:Front: 2’1S. Side: 5’N. Side: 7’ 1”Rear: 10’ 5”feet 1 Upper levels stepped back 10 feet7’5’ Project DesignDesign Features:Multi-paned windows w/ trim. Slate tile roofing w/ 5:12 pitchWrought iron balcony railingsVaried stucco colors & recessesCanvas AwningsStone veneerExpansive retail display windowsDecorative pavingPrivate balconies East Elevation (front) West Elevation (Tyler St. Alley) North Elevation South Elevation CEQA & Economic ImpactExempt from CEQAPositive Financial Impact on City and AgencyIncrease in tax increment.Catalyst for further redevelopment of the area. DRB RecommendationProject will have positive financial impact and assist in fulfilling the goals and objectives of the Master Plan.Design Review Board voted unanimously 5-0 in favor of the project.