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Home My WebLink About2017-05-17; Planning Commission; ; RP 2016-0001/CT 2016-0002 (DEV2016-0031) – TOWNHOUSE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: March 1, 2017 P.C. AGENDA OF: May 17, 2017 Project Planner: Austin Silva Project Engineer: Kyrenne Chua SUBJECT: RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE – Request for a recommendation of approval of a Major Review Permit and Tentative Tract Map to allow for the demolition of a one-story commercial building and the construction of a four-story mixed-use building consisting of 1,622 square feet of ground floor office space and seven condominium units located at 2677 State Street in Land Use District 4 of the Village Review Zone and within Local Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7244 RECOMMENDING APPROVAL of Major Review Permit RP 2016-0001 and Tentative Tract Map CT 2016-0002 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject 0.22 acre site is located on the west side of State Street, just north of Beech Avenue. The site is relatively flat and is currently developed with a one-story commercial building that was most recently occupied by Johnson’s Auto Body and Repair. The existing building will be demolished in order to accommodate the proposed mixed-use building. Table 1 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 1 – SURROUNDING LAND USES Location General Plan Designation Zoning Current Land Use Site Village (V) Village Review, District 4 Vacant auto repair shop North Village (V) Village Review, District 4 Residential South Village (V) Village Review, District 4 Residential East Village (V) Village Review, District 4 Commercial West Transportation Corridor (TC) Transportation Corridor (T-C) North County Transit District parking lot Vehicular access to the site will be taken from the rear alley where residents will pull into a secured parking garage that occupies a majority of the ground floor. The remaining front portion of the ground floor is dedicated towards a 1,622 square foot retail space and lobby for the condominium units. The second floor contains three residential units, and two units are located on each of the third and fourth floor. Table 2 below provides a breakdown of the details for each of the apartment units. 3 RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 2 TABLE 2 – DETAILS FOR UNIT TYPE Unit # Size (sq. ft.) Bedrooms Private Deck Space (sq. ft.) 1 2,244 2 353 2 2,934 2 0 3 2,294 2 431 4 2,244 2 293 5 2,294 2 431 6 1,993 2 707 7 2,755 2 940 The proposed mixed-use building takes on a contemporary architectural theme with the use of simple building forms, clean lines and flat roofs. A solid ground floor base is provided with the use of a charcoal colored fiber cement façade and awning over the office space window with metal fascia/eyebrow. Wood siding made of accoya is incorporated throughout all sides of the building that are exposed to public view. Accoya is high quality wood product that is based on wood acetylation, a process that improves the technical properties of wood, making it stronger and more durable. This process reduces the maintenance requirements and is nearly rot and insect proof. A light colored smooth finished stucco is proposed for floors above the ground level, while sanded stucco is proposed on the ground floor of the north elevation. In keeping with the contemporary theme, acrylic panels will screen the private balcony spaces on the front and rear of the building. The building steps down and back on the northeast corner of the building in an effort to reduce the scale and bulk of the building along the street facing elevation. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; B. Village Review (VR) Zone (C.M.C. Chapter 21.35), District 4 (Village Master Plan and Design Manual); C. Subdivision Ordinance (C.M.C. Title 20): D. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and E. Growth Management Ordinance (C.M.C. Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use designation The General Plan does not assign densities to properties within the Village area. Rather, the Village Master Plan establishes the minimum and maximum densities for residential development. For mixed-use projects, the minimum allowable density is calculated based on 50% of the developable area. Table 3 below identifies the allowable density range for properties located within Land Use District 4. RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 3 TABLE 3 – PROJECT DENSITY Gross Acres Net Acres Allowable Density Range DUs Proposed and Project Density 0.22 0.22 28-35 du/ac 7 units/0.22 ac = 31.8 du/ac TABLE 4 – PROJECT YIELD Gross Acres Net Acres Min/Max Dwelling Units per Village Master Plan Proposed Yield 0.22 0.22 Minimum units based on 50% of the developable area: 0.22 x 0.50 = 0.11 acres 0.11 acres x 28 du/ac = 3.1 units (Pursuant to Table A of CMC Section 21.53.120, a unit yield which results in a fractional unit below 0.5 may be rounded down) Maximum units: 0.22 acres x 35 du/ac = 7.7 units 3-7 dwelling units = allowable range Seven (7) dwelling units Pursuant to the Housing Element of the General Plan, a Growth Management Control Point has not been established for residential development in the Village, so all residential units approved in the Village must be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The City’s EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an application for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to C.M.C. Section 21.85.050 and shall execute an affordable housing agreement prior to recordation of the final map pursuant to C.M.C. Section 21.85.140. As discussed in Section C below, the proposal to purchase one housing credit is consistent with the inclusionary housing requirements as set forth in City Council Policy No. 43. In addition, the project is accordingly conditioned to require the execution of the affordable housing agreement prior to recordation of the final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and applicable provisions of the General Plan and other applicable planning documents. As discussed in the attached Planning Commission Resolution No. 7244 the proposed project meets these findings which are summarized below: • The project is consistent with the adjacent mix of residential and commercial land uses and anticipated uses in that Land Use District 4 of the Village Master Plan is intended to provide for a gradual transition in this district to a mix of higher quality commercial and residential uses which will provide positive support for the District 1 Village Center and reinforce the Village area north of Beech Street as a quality residential neighborhood. • The Village (V) General Plan Land Use designation allows residential development at a density range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.22 acres, the proposed 7 residential condominium units have a density of 31.8 dwelling units per acre. The proposed project is consistent with the intent of Land Use District 4 of the Village Master Plan and will contribute towards the overall revitalization of the Village Area. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 4 The following Table 5 describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE 5 – GENERAL PLAN COMPLIANCE Element Goal/Policy Compliance with Goal Land Use Goal 2-G.30: Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70: Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposed project is consistent with the goals and policies for the Village, as outlined within the General Plan, because it provides a mix of multi- family residential and commercial uses in an appropriate location (Land Use District 4 – Residential Support Area) within the Village. This in turn serves to enhance and maintain the area with a mix of higher quality commercial and residential uses which will support the Village center. It also increases the number of and improves the condition and appearance of housing units within the Village. By providing more residential and commercial 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 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 and visually subordinate parking. Overall, the new residential units will enhance the Village as a place for living and working. Circulation Policy 3-P.5: Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The applicant will be required to pay traffic impact fees prior to issuance of building permit that will go towards future road improvements. Noise Goal 5-G.2: Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. A noise study was prepared by Ldn Consulting, Inc. (January 31, 2017) and determined that the worst-case cumulative noise level from all roadways was found to be 65.0 dBA CNEL and 85.0 dBA CNEL intermittently when the train is passing by. Standard building construction will RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 5 Element Goal/Policy Compliance with Goal Policy 5.P.2: Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” provide a noise reduction of approximately 12-15 dBA with a windows open condition, and a minimum 20 dBA noise reduction with the windows closed. To meet the 45 dBA CNEL interior noise standard, all glass assemblies facing or having a direct line of site to the railroad tracks should be dual-paned and acoustical sealant applied around the exterior edges having an STC 32 rating. Housing Policy 10-P.15: Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. With seven residential units proposed, one affordable housing unit is required of the proposed project. The inclusionary housing requirement may be satisfied through the purchase of housing credits. Providing an onsite affordable residential unit is not financially feasible in a project of this size. By purchasing a housing credit, the city is able to recover a portion of its cost of providing affordable housing opportunities to low-income households. The project has been conditioned to require the execution of the affordable housing agreement prior to recordation of the final map. B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 4 (Village Master Plan and Design Manual) The subject property is located within Land Use District 4 (Residential Support Area) of the Village Master Plan. Mixed-use developments are permitted in Land Use District 4, while the ground floor shall be devoted to commercial uses. All ground floor commercial space must be designed and constructed to fully support legitimate and quality commercial uses. The commercial space will allow for a small business/professional office to be located on the ground floor. Also, ground floor office space should not be located along commercial shopping streets where retail continuity would be interrupted. This north State Street location is not considered a commercial shopping street as residential uses are located to the north and south of the subject property. The specific development standards for new development within Land Use District 4 and the project’s compliance with these standards is shown in Table 6 below: TABLE 6 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 4 Standard Required/Allowed Proposed Comply Front Yard Setback 0 feet (first floor) 10 feet average for all floors above first floor 5’ 10’ average minimum for all floors above first floor Yes Side Yard Setback No minimum or maximum requirement 0’ Yes Rear Yard Setback No minimum or maximum requirement 2’ 4” Yes Building Height 45 feet 44’ 6” Yes Building Coverage 100% 94% Yes Open Space 20% (1,960 sq. ft.) 52% Yes RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 6 Standard Required/Allowed Proposed Comply Courtyard – 1,530 sq. ft. Ground level planters – 430 sq. ft. Balconies – 3,155 sq. ft. Total – 5,155 sq. ft. Parking Residential: 2 spaces/unit (7 units x 2 = 14 spaces) Compact Parking: 40% maximum of spaces provided onsite (16 x .40=6.4 or 6 rounded down) Office: 1 space/350 sq. ft. 1,328/350 = 3.8 (4 spaces rounded up) Residential: 14 parking spaces on- site Compact Parking: 6 spaces Office: 2 spaces provided onsite; applicant is requesting to participate in the Parking In-Lieu fee program for two (2) required office parking spaces. Yes The project site is located outside of the Coastal Zone and in Parking Zone 2 of the Village, which allows the developer to make an in-lieu fee payment for up to 100% of the on-site parking. 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. In order to participate in the Parking In-lieu Fee program, the appropriate decision-maker (City Council) must find that: 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; and 4. The In-Lieu Fee Program has not been suspended or terminated by the City Council. Justification for the above referenced findings is as follows: 1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists in satisfying the goals and objectives through the following actions: 1) The mixed-use project stimulates property improvements and new development in the Village by constructing a new permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of development within the Village, 2) It establishes Carlsbad Village as a quality shopping, working and living environment by providing new employment opportunities, increasing the number, quality, and diversity of housing units within the Village; and reinforces the pedestrian environment within the Village and 3) Improves the physical appearance of the Village Area by redeveloping an underutilized site on State Street with a new attractive building that adheres to the land use regulations and design guidelines set forth for the area. 2. The proposed use is consistent with the goals and objectives set forth for Land Use District 4 of the Village Master Plan and Design Manual in that the mixed-use development not only provides mutually supportive uses in the form of residential and office uses on State Street, but reinforces the pedestrian-orientation desired for the downtown area by providing new residents and employees an RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 7 opportunity to walk to local shopping, dining, recreation, and mass transit functions. Furthermore, its close proximity to mass transit helps to further the goal of providing new economic and residential development near transportation corridors. The project will contribute to the revitalization of the Village area in the form of a new building in a residential support area of the Village, new office lease space, new employment opportunities and new patrons. 3. Adequate parking is available within the Village to accommodate the project's parking demands. A parking study was recently completed for the Village and Barrio areas and parking occupancies were observed in the morning (9 A.M.), afternoon (1:00 P.M.), and evening (7:00 P.M.). The highest occupancy for all public parking lots combined in the Village was 72% at 1:00 P.M. in May of 2016. 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 City Council. 4. The In-Lieu Fee Program has not been suspended or terminated by the City Council. Based on these findings, it is staff’s recommendation that the proposed project warrants granting participation in the Parking In-Lieu Fee Program for two parking spaces. If the City Council grants participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set forth in the Village Master Plan. Pursuant to the Village Master Plan, a village scale and character should be emphasized for all future development and property improvements to reinforce Carlsbad Village’s uniqueness, enhance its impact as a shopping and entertainment destination and improve its livability as a mixed-use residential environment. Ten basic design principles are utilized in the design review process for property improvements and new construction in the Village. The Planning Commission shall be satisfied that the applicant has made an honest effort to conform to each of these principles. TABLE 6 – VILLAGE MASTER PLAN – BASIC DESIGN PRINCIPLES Design Principle Analysis 1. Development shall have an overall informal character While the Village Master Plan does not define “informal character,” the standards in Land Use District 4 include the allowance for a 45- foot-tall building, a density up to 35 dwelling units per acre, and limited setbacks, including a zero setback along the side and rear property lines. The Village Master Plan allows for a mixed-use project at this location. The surrounding development includes a 44’ tall residential building on the adjacent property to the south, a one-story residential building to the north, one-story commercial building to the east and the North County Transit District parking lot to the west. Further north on State Street, taller residential buildings have recently been approved and constructed. Given the existing setting and development standards, an environment is established which encourages larger and more intense development. Notwithstanding the above, to address issues with respect to mass and scale, the applicant has stepped the fourth floor back from the front and north property lines as well as the ground floor along State Street and has added architectural relief in various places throughout the building to help break up the massing. Further, various colors and materials are utilized to provide additional architectural interest. RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 8 Design Principle Analysis 2. Architectural design shall emphasize variety and diversity The proposed architectural design is characterized as contemporary and utilizes form, materials and colors to reinforce this theme. The ground floor of the proposed building incorporates a fiber cement façade with a charcoal grey color contrasted by a smooth stucco landscape planter to enhance the pedestrian experience along the streetscape. Material changes and clearly defined offsets are utilized to break the building mass consistent with the village character. Such material changes include smooth stucco, sanded stucco, wood siding made of a high quality wood (accoya), and acrylic panels for the balconies. The flat roofs provide contrast with the pitched roofs on surrounding building. 3. Development shall be small in scale Land Use District 4 allows for a building up to 45 feet in height (exclusive of acceptable architectural projections), 100 percent building coverage, limited setbacks, and a density up to 35 dwelling units per acre. These standards do not encourage the design of a project which is small in scale. The project proposes a density of 31.8 dwelling units per acre, 94 percent building coverage, and a maximum building height of 44’ 6”. It is not feasible to strictly comply with this guideline given the current development standards. However, the project’s design, articulation and not developing to the maximum standards helps improve its compatibility with its surroundings. 4. Intensity of development shall be encouraged The project is consistent with this principle in that it is developed pursuant to the existing standards of Land Use District 4 which includes setbacks, building coverage, height and open space. 5. All development shall have a strong relationship to the street The contemporary residential architectural style is strongly-related to the street through the use of office on the ground floor and view decks on the upper floors; this continues the neighboring architectural context and streetscapes to provide pedestrian scale. The project design includes the use of visually-interesting high quality façade materials such as fiber cement, wood siding and smooth/sand finish stucco walls. 6. A strong emphasis shall be placed on the design of ground floor facades See discussion for #5 above. 7. Buildings shall be enriched with architectural features and details See discussion for #2 above. 8. Landscaping shall be an important component in the architectural design Landscaping is proposed along the front along State Street along with new street trees. The development standards allow for minimal setbacks in District 4, limiting the opportunities for landscaping. 9. Parking shall be visually subordinated The proposed parking is visually subordinate in that all of the parking spaces are located within a covered parking garage and are not visible from State Street. 10. Signage No signage is proposed with the project. A separate sign permit will be required to allow any proposed signage. RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 9 In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards in Land Use District 4. C. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Tentative Tract Maps. The subdivision requires a Tentative Tract Map because it involves the subdivision of more than five airspace condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. D. Inclusionary Housing The proposed project involves the creation of seven (7) residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than 15 percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. This 7-unit project is therefore responsible for providing one inclusionary unit. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project’s small size, the Housing Policy Team is recommending support of the applicant entering into an affordable housing agreement prior to final map approval to purchase one (1) housing credit within the Tavarua Affordable Housing Project if available at time of building permit issuance or an alternative solution will need to be authorized, subject to City Council approval. By entering into the agreement prior to final map approval and implementing the requirements prior to issuance of building permits, the Townhouse residential condominium development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1 The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 7 below. TABLE 7 – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 24.78 sq. ft. Yes Library 13.2 sq. ft. Yes Waste Water Treatment 7.9 EDU’s Yes Parks 049 acres Yes Drainage 1.47 CFS Yes Circulation 72 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Elementary: 1.76 students Middle School: .5698 students High School: .7273 students Yes RP 2016-0001/CT 2016-0002 (DEV 2016-0031) – TOWNHOUSE May 17, 2017 Page 10 Standard Impacts Compliance Sewer Collection System 1,738 GPD Yes Water 2,123 GPD Yes IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical Exemption. The project: is consistent with the Village Master Plan as well as the General Plan, within the city limits, is less than five (5) acres in size and is surrounded by urban uses, site has no evidence of value as habitat for endangered, rare, or threatened species, will not result in significant effects relating to traffic, noise, air quality, or water quality, and can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7244 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A” – “L” dated May 17, 2017 S T A T E S T S T A T E S T A L L E Y BEECH AVR O O S E V E L T S T BEECH AVRP 2016-0001/CDP 2016-0002 Townhouse SITE MAP SITE E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD B L ( Cicy of Carlsbad DISCLOSURE STATEMENT P-1 (A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal n<.lme and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDI CATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Not applicable Corp/Part._N_o_t _ap_p_li_ca_b_le ______ _ Title Title ____________ _ Address. _________ _ Address. _____________ _ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the. ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Mark Benjamin Title Owner Address P.O. Box 7050 Rancho Santa Fe, CA 92067 Corp/Part. ___________ __ Title. _____________ _ Address. ____________ _ Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a tru st, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. _________ _ Title ___________ _ Title _____________ _ Address _________ _ Address. ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes It/ I No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge . . .. Signature of af.l Mark Benjamin Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 ATTACHMENT 4~ I ~-2677 STATE STREET CARLSBAD. CA 92008 APPLICATION FOR A MAJOR REV EW PERM T (RP) & A TENT AT VE CARLSBAD TRACT MAP (CT) FOR AM XED-USE PROJECT AT 2677 STATE STREET CARLSBAD. CA 92008 APN· 203-054-25 BUILDING AREAS LEVEL 1 LEASEABLE PROFESSIONAL OFFICE 1,622 SF (1,328 SF NETFOR PARKING CALCULATIONS) LEVEL 2 RESIDENTIAL UNIT 1 UNIT 2 (LOWER LEVEL) UNIT3 SUB-TOTAL LEVEL 3 RESIDENTIAL UNIT4 UNIT 2 (UPPER LEVEL) UNITS SUB-TOTAL LEVEL 4 RESIDENTIAL PENTHOUSE 1 PENTHOUSE2 SUB-TOTAL TOTAL RESIDENTIAL LIVEABLE 2,244 1,586 2,294 6,124 LIVEABLE 2,244 1,348 2,294 5,886 LIVEABLE 1,993 2,755 4,748 16,758 PATIO 353 431 784 PATIO 293 431 724 PATIO 707 940 1,647 3,155 SETBACK CALCULATIONS REQUIRED SETBACK AREA PER LEVEL: PROPERTY WIDTH AVERAGE SETBACK DEPTH SETBACK AREA REQUIRED LEVEL 1 76.25' 10' 762.5 SF FOR MIXED-USE DEVELOPMENT, NO SETBACK AT GRADE FLOOR LEVEL 2 SETBACK AREA REQUIRED SETBACK AREA PROVIDED SUB-TOTAL OF EXCESS SETBACK LEVEL 3 SETBACK AREA REQUIRED SETBACK AREA PROVIDED SUB-TOTAL OF EXCESS SETBACK LEVEL 4 SETBACK AREA REQUIRED SETBACK AREA PROVIDED SUB-TOTAL OF EXCESS SETBACK TOTAL SETBACK EXCESS VICINITY MAP Lagun Dr 762.5 SF 1195 SF 432.5 SF 762.5 SF 1195 SF 432.5 SF 762.5 SF 1195 SF 432.5 SF 1297.5 SF TOWN HOUSE 2677 STATE STREET CARLSBAD VILLAGE Car~sb.ad Villlllle EJ Carlsbad Carlsbad Inn Beach Resort ~ TOTAL 2,597 1,586 2,725 6,908 TOTAL 2,537 1,348 2,725 6,610 TOTAL 2,700 3,695 6,395 19,913 8 c Forest Ave Las Flores Dr Buer"'la Vista ., El.emoentary Schoo.l K!>owles Ave Laguna Or SCALE: N.T.S. Chestnut A~~ .. "' ~ • ~ Ill SHEET INDEX SHEET# TO.OO C-1 L-1 IL-1 A2.01 A2.02 A2.03 A2.04 A2.05 A6.00 A6.01 A7.00 RP 2016-0001 / CT 2016-0002 SHEET NAME COVER SHEET TENTATIVE MAP & PRELIMINARY GRADING PLAN PRELIMINARY LANDSCAPE PLAN IRRIGATED LANDSCAPE AREAS LEVEL 1 FLOOR PLAN LEVEL 2 FLOOR PLAN LEVEL 3 FLOOR PLAN LEVEL 4 FLOOR PLAN ROOF PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS BUILDING SECTIONS GENERAL INFORMATION PROPERTY OWNER DEVELOPER ARCHITECT CIVIL ENGINEER LANDSCAPE ARCHITECT ADDRESS SITE ACREAGE APN LEGAL DESCRIPTION COASTAL ZONE EXISTING ZONE EXISTING LAND USE PROPOSED LAND USE NUMBER OF UNITS # OF LOTS PROPOSED PROPOSED DENSITY ALLOWABLE DENSITY PROPOSED OFFICE TOTAL BUILDING COVERAGE GROSS FLOOR PLATE S.F. LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 % OF SITE LANDSCAPED PARKING REQUIRED PARKING PROVIDED OPEN SPACE REQUIRED OPEN SPACE PROVIDED SETBACK REQUIRED SEBACK PROVIDED SECTION 21.53.230 STORAGE (CU. FT.) A.D.T. GENERATION SEWER DISTRICT WATER DISTRICT SCHOOL DISTRICT CONSTRUCTION TYPE OCCUPANCY TYPES BUILDING CODE DATA MARK BENJAMIN P.O. BOX 7050 RANCHO SANTA FE, CA 92067 ARCHIPELAGO DEVELOPMENT P.O. 7050 RANCHO SANTA FE, CA 92067 (858) 699-6272 AVRP STUDIOS CONTACT: ED LEONARD, PROJECT MANAGER 70316TH STREET, SUITE 200 SAN DIEGO, CA 92101 (619) 795-6082 SAM PO ENGINEERING CONTACT: ZAREL LOMELI 171 SAXONY ROAD, SUITE 213 ENCINITAS, CA 92024 (760) 436-0660 GEORGE MERCER ASSOCIATES, INC. CONTACT: GEORGE MERCER 4730 PALM ABE #210 LA MESA, CA 91941 (619) 463-7876 2677 STATE STREET 9,800 S.F. (0.22 ACRES) 203-054-25 PARCEL 1: ALL OF LOT 6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921. EXCEPT THE SOUTHERLY 51 FEET, THE NORTHERLY LINE OF SAID SOUTHERLY 51 FEET BEING PARALLEL WITH THE DIVIDING LINE BETWEEN LOTS 5 AND 6 IN SAID SEASIDE LANDS. PARCEL 2: THE SOUTHEASTERLY HALF OF LOT 7 IN SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY28, 1921. NOT APPLICABLE (PER FIGURE 5) V-R VILLAGE REVIEW ZONE GENERAL PLAN LAND USE DESIGNATION LAND USE DISTRICT 4-RESIDENTIAL SUPPORT AREA VACANT (FORMER AUTOMOTIVE REPAIR) MIXED-USE WITH MULTI-FAMILY RESIDENTIAL AND PROFESSIONAL OFFICE (7) 2-BEDROOM RESIDENTIAL CONDOMINIUM UNITS (1) OFFICE CONDOMINIUM UNIT (8) UNITS TOTAL (8) LOTS PROPOSED 35 UNITS/ACRE= 7 UNITS 35 UNITS/ACRE= 7 UNITS 1,622 S.F GROSS 9,186 S.F. (94%) 33,399 S.F. 8,770 S.F. 9,145 S.F. 7,909 S.F. 7,575 S.F. 4.5% (INCLUDES PODIUM PLANTER) 14 SPACES RESIDENTIAL ( 2 SPACES PER 2 BEDROOM) 4 SPACES FOR PROFESSIONAL OFFICE (1 ,328 S.F. NET 1350 = 4 spaces) (SEE 'BUILDING AREAS' TABLE FOR OFFICE NET LEASEABLE SF) 14 SPACES RESIDENTIAL, 2 SPACES PROFESSIONAL OFFICE 2 OFFICE SPACES,-REQUEST IN-LIEU PARKING (Zone 2, non-coas1al) 20% LOT AREA= 1,960 S.F. COURTYARD= 1,530S.F. GROUND LEVEL PLANTERS= 430 S.F. BALCONIES & PATIOS= 3,155 S.F. TOTAL OPEN SPACE PROVIDED= 5,115 S.F. (52%) NONE AT GRADE LEVEL 10'-0" AVG. SETBACK AT ALL FLOORS ABOVE FIRST FLOOR 16.03' (SEE SETBACK CALCULATIONS) NOT APPLICABLE 14,500 CU. FT. 71 ADT (Per SANDAG Worksheet), Circulation lmpactAnalyis Not Required CARLSBAD SEWER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT V-A R-2, S-2, B NOTE: TYPE V-A BUILDING WILL BE CONSIDERED AS NONSEPRARATED OCCUPANCIES IN ACCORDANCE WITH SECTION 5-8.3 g L-------------------------------------------------------------------------------------------------------------------------------------------------------------~-------------------------------------------------------------------------------L---------------- ~~rg~u~~;~.~, 1ntenors 703 16th Street, Suite 200 graphics San Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: w C/) :::::> 0 I z ~ 0 I-ISSUE DATES: co 0 0 N OJ <( u -0 <( co (_f) _j 0::: <( u f-w w 0::: f----!J) w f-<C f----!J) !"--. !"--. co N _j ~ f----L co ~ (_f) 3 w > w 0::: z (_') (_f) w 0 w (_') <( _j _j > 0 <( co (_f) _j 0::: <( u DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITTAL 03.10.2017 AVRP PROJECT NO. 16042.00 AGENCY#: RP 2016-0001 CT 2016-0002 DRAWN BY: EL CHECKED BY: PD SHEET TITLE: COVER SHEET SHEET NUMBER.: TO.OO IEWHJ SYUBfX SUBIJIWSI(X{ BaJ/IlJNIY ------- fll{}lfT-Of-WAY EASEJIENT liN£ ------ EXISTING WITOIJII --15 EXISTING ElEVA T/111 KEY NOTES: Q OEUOUSH/PROTECT IN-PLACE 1. /JEMaJSif ASPHALT PA'rfJIENT 2 /JEMaJSif EXISTING BUI/JJING .I /JEMaJSif IX1/alfTf 4. /JEMaJSif (J/AJ/1 l1NK FfJ/CE 5. PROTECT FIRE HYORANT IN PlACE ~ RfMOff J" IIIXlARf)S 1. llflOCA TE GAS llf1fll 8. /JEMaJSif AI/IJ ABANIX1I STIJIIM /J/1AIN MANI/Il£ X 150.5, {150.5) R CAP AI/IJ ABANIX1I ST/J/111 /JI1AIN PfPf IN-PlACE 1a RfMOft: WA 1lllllflfll 11. RfMOft: BACKFLOW PflflfN1ll1 NEW IIIPROVEMENTS: D 1. PIIIPOSEJJ BUI/JJING PER ARa/ITEC1S PlAN 2 PIIIPOSEJJ Cll.IJIINS .I PIIIPOSEJJ PARKJNG STIIIPING 4. PIIIPOSEJJ IX1/alfTf 5. PIIIPOSEJJ HANDICAP PARKJNG STAll ~ PIIIPOSEJJ Tl/fN(}/ 1UIJIIFACING 1. PIIIPOSEJJ STREET TREE llflL 8. PIIIPOSEJJ TRASH AREA. TO 8£ ACCf!EJ FI/(JJ THE AllEY NEW STri/M DRAINAGE: Q 1. PIIIPOSEJJ SAND-aL SfPARA Tl11 BY .ENSEJI PRECAST /JI1 aTY APPROiflJ 2 PIIIPOSEJJ .ENSEJIIX1/ai£Tf Of/fJIT/111 STRUCTURf l PIIIPOSEJJ 2X2 BRIXJIS BOX /JI1 Ef!JIVAJENT (PIIJVA TE) 4. PIIIPOSEJJ Tl/fN(}/ /J/1AIN (PIIJVA 1E) 5. PIIIPOSEJJ PfJNT Of CIJINEC1/IJI PfJNT TO EXISTING 66" llfJ' ST/JI1JI SfllfR PfPf ~ P~ cat.ECT/J/1 PfPf FIJI ROOF DOfiNSIW1S TO 8£ I/IS(AllEJ) !11TH KRISTNI fN_ Tf1IS /J/1 aTY APPROiflJ Ef!JIVAIENT 1. PIIIPOSEJJ OOIIIISPaJT TO 8£ INSTAllEJ) !11TH KRISTNI FN.1li1S UTIUTifS: ~ 1. PIIIPOSEJJ PfJNT Of CIJINEC1/IJI TO EXISTING 8" ACP WA1ll1 MAIN 2 PIIIPOSEJJ INSTAUA1/IJI Of WA1lRIIflfRS l PIIIPOSEJJ INSTAUA1/IJI Of BACKFLOW PflflfN1ll1 4. PIIIPOSEJJ PfJNT Of CIJINEC1/IJI Of SfllfR l.A1li1AL TO 10" ~ SfllfR 1IAIN 5. PIIIPOSEJJ 2" WA 1ll1lfN£ ~ PIIIPOSEJJ INSTAUA1/IJIIIAS1ll1 WA1lllllflfll 1. PIIIPOSEJJ INSTAUA1/IJI Of 6" FIRE SERWCC 8. PIIIPOSEJJ INSTAUA1/IJI Of FIRE POC R PIIIPOSEJJ INSTAUA1/IJI Of 2" WA1li11/E1ll1 EASEMENTS: 0 1. PIIIPOSEJJ PUBIJC UTHJTY .t Pf1JfSTR1AN ACCfSS EASEJifNT 2 EXISTING 5' ll1IJE /J/1AINAGE EASEJ/fNT IJIANTED TO THE COONTY Of SAN /JifGO llfC(J{f}ff) /JI110/13/19J2 IJ()(J( 160 PAGE 228 Of rmaAL REC/JI1/JS. TO 8£ ABANIJ/JI1£IJ PER FINAL MAP NOTES: 1. PRfHIITY liN£ BEAIIINGS AI/IJ DISTANCES S/IO'MIIIfRE/JI1 CALCUI.A TED PER MAP 21084. 2 A PRflJI/INARY HTLE REPO/IT PREPARED BY FIRST AllfiiiCAN HTLE IXMPANY DATED DCTIXlffl IJ. 1932 AS DOC NO. 002B7901-995-CC1 WAS Rf~ FIJI fXISTING /JI1-S/TE EASEJIENTS. /JI1f EASEJIENT WAS FOOI/IJ AI/IJ SA/0 EASEJ/fNT HAS BEEN PLOTTED 1/fRfO//. ABBREifA TKJIS: CO ClfANIXJT EX fXISTING FL FLOW liN£ FS FIN/S/IfO S/JIIFACE PL P!AN1ll1 SO STIJIIM 1!1/AIN S/JMH STIJIIM /JI1AIN MANHil£ TC TOP Of C1JRB I . --· f. -.. 31.14 ., .. ,<:J 3l.JS , .. ... ··" Jl.JS :·~··-.~·.·1:,~·\ .• ·:·· .. 1: .1>;···1·· .... ·. ... :·, ·~· ... ··.· .. . .. , I. . . . . I .. · . • . ·,~··· ·:\·.····'··· ·.· .. \ . .I ... I ~ I I X ... , .····. ·., ·.:. ,. . : '. .. ·r A_~. i. 4 <1' (/) 4. I[ I I . ., oco --~--~--=---~~ f1:! STAlEST '/l" CROSS SFCVON ======~~~~~~~====~N5~QV TENTATIVE MAP AND PRELIMINARY GRADING PLAN FOR EIGHT CONDOMINIUM UNITS ·.· .. ··•. ·~ 2677 STATE STREET APN: 203-054-10 API'IIOIIIIIA TE LOCA 1/011 EXISTIIG BUI/JJING PA 'BI Dllfff:WAY '· .. '. '. ' .. · .. .. ~-. . . . . . · . . . ·.· . .. ' .: . :. . -.. '·. .. . ,\• ': . ,{·' :, ..... _,, .. . . ·. ·. •. . t:Rlf' . • ;>l JIJ,J4 ~~~;~m~;~·ri'7tft4q"'". . . · :·. ,. J ·: · .. : ·.·~.~ · .~· ·;i····~r'· APN: 203-054-07 EXISTIIG BUI/JJING FLAGSTONE WALJ( : . ·. ... '. . . ' jo~. ·. X J8.J4 31.40 FL xiJ&471 I I I ,. ·" .. ... .. . ... ·" ,· .. ... MARK BENJAMIN O'M/f/1 SIJ8/JIVIOER MARK BENJAMIN PO BOX 1050 RANa/0 SANTA FE, CA 920fi1 SITE ADDRESS 2B11 STAir STREET CAJILS/JAD, CA 920118 IECAL OESCRJPT/ON: DATE PA/ICEl 1: All Of LOT 6 Of SEAS/Of LANDS, ACCO/IJJING TO MAP THEREOF NO. 1122, FILfl) IN THE rHICf Of THE COONTY RECrXIOf/l Of SAN DIEGO COONTY. .JJL Y 2a 1921. EXCEPT THE SOUTHERLY 51 FEET BEING PARAUB. !11TH THE 0/VIl!/NC liN£ BfTVEfN LOTS 5 AI/IJ 6 IN SA/0 SEAS/Of l.AI/IJS. PA/ICEl 2: THE SO/JTHERL Y HALF OF LOT 11N SEAS/Of l.AI/IJS ACCDIIfJING TO /lAP THEREOF NO. 1122, FILfl) IN THE IJFRCf Of THE COONTY REC/J11/Jf11 Of SAN DIEGO COONTY .JJLY 2a 1921. ASSESSON's PARCEL NO.: 203-054-25 CAUFORNIA COOIIOINA TfS: 366-1665 TOTAL AGWEAGE: fXISTING: Q225 GROSS .t 11fT PIIIPOSEJJ: Q225 GROSS .t 11fT TOTAL LOTS: 1 LOT GENERAL PLAN OESICNA TION: II/XED-USE PRESENT ZONING REGULA TlONS: fV-R) FRONT YARD SfTBACK: FIJIII/XfD-U~ DflfLDI'IIfNT, THERE SHAll BE I/IJ liiNIMilll /JI1 MAXI/lUll SfTBACK FIJI FIRST AT G/IADf FLO/JI1. INTERI/JI1 S/Of YARIJ SETBACK: I/IJ liiNIMilll /JI1 MAX111/J11. STREETS/Of YARIJ SfTBACK: I/IJ liiNIMilll /JI1 MAXI/lUll • RENI YARIJ SfTBACK: NO liiNIMilll /JI1 MAX111/J11. MAX LOT CO'BIA~ IOIJX MAX HEJI}fT: 45' PRESENT USE: 1 crMIJERaAL GARAGE Pf10POSED USE: 1 LOT, BGHT-IJNIT AU/SPACE CONIJaJINI(jjJ SUBIJIWSI(X{ AS DfFINfO IN SECH/JI11JSO Of THE O'tiL CODf Of THE STATE Of CAUF/J/1NIA. ACCESS: ffJIIaf ACCfSS PROWIJEIJ FI/(JJ RENI AU£Y. PEDESTRIAN ACCfSS IN THE FRONT FI/(JJ STATE STREET. ~~S/JAD IIIJNICIPAL WA1ll1 DISTRICT FIRE: CAI/LSBAD FIRE OEPNITIIENT SfllfR: CITY OF CAJILS/JAD WASTEWA 1ll1 DIWS//JI1 El.EMfNTARY SCHOIX: CAJILS/JAD llNiflfD saiOIJL DISTRICT HIGH SCHOa.: CA/ILSBAO llNiflfD saiOIJL DISTRICT rrrNifi:~APHY S/IO'MI llfRE/JI1 IS FRCN A FIE1J) SI!Rft:Y PfiiF/JI1Jif/) BY SAIIPO fNG//IfE1/ING, INC. /JI1 SfPTfJIBfR 2J, 20/d '.fRTICAL BfNCH/IAIIK: aTY Of CAI/LSBAD 'BI11CAL W/1//ll PfJNT 1J9 LOCATED IN THE SOUTH S/OfWAUI NEAR THE EAST END Of LAS FL/J/1fS Dllfft: BIIIDGf O'BI IN1li1STA TE 5. 50 FT EAST Of CEN1ll1 OVERPASS AI/IJ 25 FT OF C1JRB DATU/I: NAVD88 ElEVAT/111:88.415 IMPEIIIIfABl£ AREAS CALCIJlATIONS: EXISHNG 1/IPERV/0/JS AREAS= 9,110 SF PROPOSUJ 1/IPERV/0/JS AREAS = 9,427 SF INCREASE IMPERV/0/JS AREAS= 314 SF EARTH Ylf1iK QIJAN"TY: CIJT: 231 CY Rll: 2 CY EXPO/IT: 229 CY REIIEDIAL: 1,088 CY {J' REMOVAL AND RECOIIPACHOII UNDER BUIWING AREAS) STri/M WA 1m QIJAIJTY STA TENENT: THIS Pfi(),£CT IS CIJNSII)£JI[f) "sTAIIIJARIJ" FIJI ST/J/1M WA 1ll1 DUAliTY PURPOSES PER THE OTY OF CAJILS/JAD STIJIIM WA 1ll1 Pfi(),£CT CLASS/FICA HOI/. THE Pfi(),£CT PROPOSES AN INCREASE TO THE TOTAL IIIP£RVIOUS S/JIIFACES OF 314 SF AI/IJ AN INCIIEASE IN STOIIII WA1ll1 RUI/IJFF. THE ANT/aPATED INCIIEASE IN STOIIII WA1ll1 fiUN(H ft\'.l/1/f HAS BEEN CALaJLA TED AS 4J CF. A DfTENH/JI1 BASIN IS PIIJX'OSfl) IN THE PAIIKING GARAGE IN AN EFF/JI1T TO MITIGATE PEAK STIJIIM FLOWS FIJI THE TOTAL SITE IN THE Df'.fl.OPED COI/IJIHON. MAP PREPARED BY: SAIIPO ENCINEIIIING. INC. tn SAX/JI1Y RD, Srt 213 fi/111/JTAS CA 92024 (160)4J6-0ii60 ILiJ--r WICENT L SAAfP(l LS 1655 SIJ8/JIVIOER's CERT/f/CA TE ;!; z ~ "' ~ iil I "' I .ll ;)! I .E i ii "' iil THE SUBIJIV/OfR AGIIEES TO /JfFfN/1 IND£JINifY, AI/IJ llaJ) HARMLESS THE aTY OF CAJILSBAD AI/IJ ifs "AciiifS. OFRC£RS AI/IJ f!IPLOYEES 111011 ANY CLA/IJ, ACTION, /JI1 PildiifJiJi(; AGAINST THE OTY OF CAJILS/JAO /J/1 115 AGENTS, IJFRCERS /JI1 EJIPLO'IEES, TO ATTACK, SET AS/Df, W.VO, /J/1 ANNUL AN APPROVAL FI/(JJ THE aTY Of CA/ILSBAO C/JI1CfRNING THE S/JBDIWSI(X{ ll1lfN S/Jal ACT/111 IS 8/ID/JCHT IIITHIN THE 711/f PfR1IX) SPfaFiflJ IN GOifRNIIfliT CODf SECT/111 66499.31. THIS CERTIFICATE IS COI/IJITIIJIEIJ UPON THE aTY OF CAJILS/JAO PROVIl!INC PIIOIIPT NOTICE TO THE SUBIJIV/OfR AS PROWIJEIJ FIJI BY THE ACT. (GO'vfliNIIfNT CODf 66414.9) .-------1 ~ MARK BENJAIIIN S/JBDIV/OfR DATE ;;- Iii L-------------------------------------------------------------------------------------------------------------------------------------------~--~ ~ PROGRESS PRINT DATE CHANGES DESIGN DRAWN CHECKED SCALE PROJECT SHEET OF 1 SHEETS L-1PROJECTCLIENTGEORGE MERCER RLA 4055 LANDSCAPE ARCHITECTURE 4730 PALM AVENUE, STE 213 LA MESA, CA 91941 (619) 463-7876 GEORGE MERCER ASSOCIATES INC. GM GM IF PLAN IS LESS THAN 24" X 36" IT IS A REDUCED PRINT. REDUCE SCALE ACCORDINGLY.ARCHIPELAGO DEVELOPMENT2685 STATE STREETCARLSBAD, CA 92008NORTH Town House2677 State StreetCarlsbad, CA 9200816-009 1/8"= 1' 9/29/16 PROGRESS PRELIMINARY LANDSCAPE PLAN LANDSCAPE MAINTENANCE RESPONSIBILITY WATER CONSERVATION STATEMENT NOT FOR CONSTRUCTION PLAN VIEW - GROUND FLOOR.STREET LEVEL PLAN VIEW - 2nd FLOOR COURTYARD EXISTING BUILDING 2685 STATE STREET 11/9/16 PROGRESS 1/24/17 PROGRESS 4th FLOOR PLANTERS (FREESTANDING) 2/1/17 PROGRESS 3/9/17 PROGRESS 3/10/17 PROGRESSSTATE STREET0 4 8 12 16 24 32 GRAPHIC SCALE - FEET MULTI-TRUNKED PHOENIX RECLINATA SENEGAL DATE PALM UNDERPLANTED WITH AEONIUM SUNBURST ALOE BAINSII TREE ALOE EUPHORBIA MILLII 'APACHE RED' CROWN OF THORNS WOODWARDIA FIMBRIATA GIANT CHAIN FERN AGAVE 'BLUE GLOW' BLUE GLOW AGAVE CAREX PANSA CALIFORNIA MEADOW SEDGE PLANTED IN BIOSWALE CHONDROPETALUM TECTORUM CAPE RUSH DIANELLA TASMANICA 'VARIEGATA' VARIEGATED TASMANIAN FLAX LILY LARGE CHUNKS OF LOCALLY SOURCED GRANITE - TAN/GRAY, 3" DIAM. 3" DEPTH ACER PALMATUM - JAPANESE MAPLE WATER CONSERVATION STATEMENT: 1. WATER USE IS VERY LIMITED DUE TO LIMITED AREA AVAILABLE FOR LANDSCAPING. 2. NO LAWN IS PROPOSED, 3. IRRIGATION SYSTEMS SHALL BE HIGH EFFICIENCY DRIP TYPE. 4. WATER CONSERVING MULCHES ARE PROPOSED. 5. AUTOMATIC CONTROLLER SHALL BE EQUIPPED WITH A RAIN SHUT-OFF DEVICE 6. MOST PLANTINGS ARE ON NORTH/EAST SIDE OF BUILDING, WITH LIMITED SUN EXPOSURE, AND THEREFORE LIMITED WATER NEEDS. 7. MAJORITY OF PLANTING IS LOW OR VERY LOW WATER USE. MAINTENANCE: LANDSCAPE AREA: (45 SQ. FT.) TO BE MAINTAINED BY DEVELOPER UNTIL HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED. AT THAT TIME, ALL 2nd FLOOR LANDSCAPE SHALL THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION MAINTENANCE: LANDSCAPE AREA: (313 SQ. FT.) TREE WELLS: (32 SQ. FT.) TO BE MAINTAINED BY DEVELOPER UNTIL HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED. AT THAT TIME, ALL 1st FLOOR LANDSCAPE SHALL THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINERIGHT-OF-WAYSIDEWALK PLANTING LEGEND SPECIES/COMMON NAME ACER PALMATUM JAPANESE MAPLE AEONIUM 'SUNBURST' SUNBURST AEONIUM AGAVE 'BLUE GLOW' BLUE GLOW AGAVE ALOE BAINSII TREE ALOE CAREX PANSA CALIFORNIA MEADOW SEDGE CHONDROPETALUM TECTORUM CAPE RUSH DIANELLA TASMANICA 'VARIEGATA' VARIEGATED FLAX LILY EUPHORBIA MILLII 'APACHE RED' CROWN OF THORNS PHOENIX RECLINATA SENEGAL DATE PAL WOODWARDIA FIMBRIATA CHAIN FERN STREET TREE: ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM AT ALL PLANTED AREAS: MULCH OF LARGE CHUNKS OF LOCALLY SOURCED GRANITE - TAN/GRAY, 3" DIAM. - 3" DEPTH ! SIZE 15 GAL. 1 GAL. 5 GAL. 15 GAL. 1 GAL. 5 GAL. 5 GAL. 1 GAL. 36" BOX MULTI-TRUNK 5 GAL. 24" BOX MIN. QUANTITY 1 63 20 1 35 4 10 16 1 1 2 SYMBOL MAINTENANCE: LANDSCAPE AREA: (50 SQ. FT.) TO BE MAINTAINED BY DEVELOPER UNTIL HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED. AT THAT TIME, ALL 4th FLOOR LANDSCAPE SHALL THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION 4' X 4' CAST IRON TREE GRATE ADA COMPLIANT ! MWELO NOTE: Landscape area is 440 square feet, falling below the 500 sq. ft. minimum required for MWELO compliance. NORTHWEST CORNER SOUTHWEST CORNER SOUTHEAST CORNER PROGRESS PRINT DATE CHANGES DESIGN DRAWN CHECKED SCALE PROJECT SHEET OF 1 SHEETS IL-1PROJECTCLIENTGEORGE MERCER RLA 4055 LANDSCAPE ARCHITECTURE 4730 PALM AVENUE, STE 213 LA MESA, CA 91941 (619) 463-7876 GEORGE MERCER ASSOCIATES INC. GM GM IF PLAN IS LESS THAN 24" X 36" IT IS A REDUCED PRINT. REDUCE SCALE ACCORDINGLY.ARCHIPELAGO DEVELOPMENT2685 STATE STREETCARLSBAD, CA 92008NORTH Town House2677 State StreetCarlsbad, CA 9200816-009 1/8"= 1' IRRIGATED LANDSCAPE AREAS PLAN VIEW - GROUND FLOOR.STREET LEVEL PLAN VIEW - 2nd FLOOR COURTYARD EXISTING BUILDING 2685 STATE STREET 1/24/17 PROGRESS 4th FLOOR PLANTERS (FREESTANDING) 2/9/17 PROGRESSSTATE STREET0 4 8 12 16 24 32 GRAPHIC SCALE - FEET PROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINERIGHT-OF-WAYINDICATES AREA TO BE IRRIGATED WITH POTABLE WATER NO RECYCLED WATER OR GRAY WATER IS TO BE USED AT THIS PROJECT TOTAL IRRIGATED AREA: 440 SQUARE FEET. NORTHWEST CORNER SOUTHWEST CORNER SOUTHEAST CORNER 16'-C' ALLE "c- 1 " '- ' c N --+-- u_ - ,,., I 9 I~ COMPACT c::: I,---, OFFICE "' ELEC -+--+----+~--1 ;Jl I /~DOWN PANEL 1'-;::::: / SPOUT AREA c ~, I - REQ'D VENT LJ \~TRANSFORMER AREA STORAGE 1 · 10' CLG 1,170CF I l~)STORAGE 2 -10' CLG 1,040 CF I ,-, l~) STORAGE3-10'CLG ~ 1,080 CF EXISTING ADJACENT BUILDING m'-c" STORAGE 4 -10' CLG\,j BBOCF FLOOR PLAN -GROUND LEVEL 118"-1'-0" 32'-o 1 /L" 0 4' I I lJ' -o" 8' 16' I I D ' D D 7'-9 l/4" - JJ'-u' RP 2016-0001 / CT 2016-0002 GENERAL NOTES 1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LON CONSULTING. INC. (JANUARY21, 2017) STATE STREET LEGEND COMMON USE AREA REMOVED FOR PURPOSES OF NET S.F. CALCULATIONS 703 16th Street, Suite 200 Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: w en ::::> 0 I z $ 0 I- ISSUE DATES: CX) 0 0 N ()) <( u -0 <( m (J) _j cr: <( u f-w w cr: f- (J) w f-~ (J) !'--- !'--- <D N _j <( f- f- 2: m ~ (f) 3 w > w cr: z (_') (f) w 0 w (_') <( _j _j > 0 <( m (f) _j cr: <( u DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITTAL 03.10.2017 AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: 16042.00 RP 2016-0001 CT 2016-0002 EL PD LEVEL 1 FLOOR PLAN SHEET NUMBER.: A2.01 " <U I w 0 I co L ,~4-' -.5 1 /4" LJcx· · 3AT" \ ,-----1-t-t+++-t-H or1 BECIWDII 'A .Ill 26L sc II u I I I I I CE~I/OFFICE 121'-4 '/4' I FOJrm111 I PLNHE!i c COI IJRTY \RD .\. 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(JANUARY21, 2017) 703 16th Street, Suite 200 Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: w en ::::> 0 I z $ 0 I- ISSUE DATES: CX) 0 0 N ()) <( u -0 <( m (J) _j cr: <( u f-w w cr: f- (J) w f-~ (J) !'--- !'--- <D N _j <( f- f- 2: m ~ <.!) 3 w > w cr: z (_') <.!) w 0 w (_') <( _j _j > 0 <( m <.!) _j cr: <( u DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITIAL 03.10.2017 AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: 16042.00 RP 2016-0001 CT 2016-0002 EL PO LEVEL 2 FLOOR PLAN SHEET NUMBER.: A2.02 <X::J I = ro I + /a\ 41/4'~~----------------------------------------~------~~·--/ _______ I_LI_'-l_>" __ ~----------------------------------------------------~~-i_'-_J"~~ ~ I 0 LJ {j D BEC 0011 1\ 167 'sc >- 1( 11'-11" r-- r-- D 36'-1" CE~I/OFFICE ~I , C] ! AU\~~ P~RY : ~ ID ['1 tr-Jl I : I I I II ASTER BEJ D L/'-9" 42'-3" MASTER BED 4-2'-3'' • ---\j " [\ U\IIT 4 D ( V 2,211 SF ( :,c P2 OCCUPPJIC'(i ( ,I ~ , I MASTER B'DROJI' BATHR00\1 I I f:::===;;;:=====i D D i I !__ JOW'ISPOUT 'ROM ABOVE. TYP. 51'-3" n 1 --+-D~D ~~~dj~ I I 5'-o 5'-o" ci D D D ; I I I I I I I I I I I I I I 61/4~~-r--------------------------------------------------------1_20_-_11'_' --------------------------------------------------------~--7_'-_J'_' ~ FLOOR PLAN -LEVEL 3 0 4' 8' 16' 118"-1'-0" D 0 0 I RP 2016-0001 / CT 2016-0002 GENERAL NOTES 1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LON CONSULTING. INC. (JANUARY21, 2017) 703 16th Street, Suite 200 Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: w en ::::> 0 I z $ 0 I- ISSUE DATES: CX) 0 0 N (}) <( u -0 <( m (.f) _j cr: <( u f-w w cr: f- (.f) w f-~ (.f) r----- 1"--- CD N graphics _j <( f- f- 2: m ~ (f) 3 w > w cr: z (_') (f) w 0 w (_') <( _j _j > 0 <( m (f) _j cr: <( u DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITTAL 03.10.2017 AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: 16042.00 RP 2016-0001 CT 2016-0002 EL PO LEVEL 3 FLOOR PLAN SHEET NUMBER.: A2.03 PL.~~HCR BELOW T. :J PARAPFT tjt/-4" I ROJF SLJFE • /4' /FT: LJW-SLDFE ROOF~1 I VIJDD TRELLIS SL 11B";FT I I I L ft.DJACENT SffiiJCT JRE I \ 11 11------------j----1 11 I DJ'N,SPOIJT, TYP. I I c COURTYI1'C BcLJW :1 FVFI 7) ROO' ACCESS HATCH ROO' TCP COf!JEI,ScRS 'II/ SCREEI"S I; ! ROOF Sl O'F 1/(/FT I, I ;L LO\Y-SLCPE ROOF ~ ~~~ I I ~~~ I \ \ n I I I I u ELEVA TO' -n I I I u L_l_ 11\ .1 II I r ___ J I ScRFFij TC MA TC~ STUCCO I I I ~ r-cKtJt::·\ ~ "~\ ---~l ---------~------~ L~-------...,--:-l r------_j I I \ · · OUTLIIjE OF . c --- - -c--~ - - - - -_j I WALL BELOW I. I\ I I I . I I \\ --1-b--\ I \ \ PL.~~HCR BELOW r------1---+--+---+-11 I DEC BE JW \ H~~---l-----11 I l1 \ \ OPEl" TO G,\RDEij lELC'II T. 0. PAR.0HT I I I ~ LCW-SLOPE ROO' ----o ROOF S OP' 1/4"/FT: ,/ ' I I I I I I I I I I I I I I / I DECK RF 0\V (Lc'llL 4) I I I I I I L ACJACE~IT STRUCTURE I I I ROOF PLAN 118"-1'-0" I I I I I I I I I I I I I I I I I I I I I "'--DOI/1SPOJT, TYP. BENT ME-AL DAM, TYF. _ _j rATIO BELOW (LEvEL J) II 0 4' 8' 16' -~,......... _j TCP OF CIIARIIRAII +30'-4'' TO' 01 PAI•APCT • +4-7'-0'' rATIO EELCW (LEVEL 2) ~ STATF STRFFT ~70~ TO' OF PARAPET • +15'-·1" IIFC" FQUIP '.RFA (Ll Vll L) RP 2016-0001 / CT 2016-0002 ~'rrl~u~;;~. 703 16th Street, Suite 200 graphics Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: CX) 0 0 N (}) <( u -w 0 <( en m ::::> (.f) _j 0 cr: I <( u z f-w $ w cr: 0 f- (.f) I-w f- <( f-(.f) I'-- I'-- CD N ISSUE DATES: DESCRIPTION: PROGRESS SET D.R. RESUBMITIAL D.R. RESUBMITIAL AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: _j <( f- f-- 2: m ~ (f) 3 w -> w cr: z (_') -(f) w 0 w (_') <( _j _j -> 0 <( m (f) _j cr: <( u DATE: 10.28.2016 02.02.2017 03.10.2017 16042.00 RP 2016-0001 CT 2016-0002 EL PD ROOF PLAN SHEET NUMBER.: A2.05 I ,. • .,. · . 1. 11 03 ~ ADJACENT BUILDING 02 1 02 04 07 03 ~ I__.....,. "'-. -- RP 2016-0001 / CT 2016-0002 KEYNOTES: @!] WOOD SIDING 03 02 09 01 02 02 11 03 11 §] METAL FACIA §_] SMOOTH FINISH STUCCO §] FIBER CEMENT FACADE ,-------r---~-1-1 +830' .. ~-, - - - - - - - - - -~.---- - - - - - - - - - - - -~ ---=-------f'~ ~1-- 45' HT LIMIT PER "' ~ METAL PLANTER -• II IIIII •· ' -; 07 07 02 06 04 EAST ELEVATION (STATE ST.} 0 4' 8' 1/8"=1'-0" ALLOWABLE HT LIMIT- PROJECTION PER 21.04.065.1.A, TYP. ' •--'..-'f ~----+------109 01 02 16' CBMC 21.04.065 FF: + 70.50' , -----~--~~~~~ LEVEL 4 PENTHOUSE -c..- FF: +60.25' .J, -----~-----~~ LEVEL 3 '-1' ADJACENT BUILDING I "' I 0 'b I 'N FF: +50.0' "' LEVEL 2 '~ FF: + 38. 0' r, +830' "' ~ RAISED PLANTER BOX ~ ACRYLIC PANEL ~ LOUVERED SCREEN/DOOR ~ CONTROL JOINT ~ GARAGE DOOR IT1J METAL COPING @_] SAND FINISH STUCCO @] S.S. CABLE LATTICE FOR VINES ~ METAL GUARDRAIL @_] DOWNSPOUT f--------------------I-f-1---------------------------~ 45' HT LIMIT PER' ~ ~~ l l CBMC 21.04.065 I ~{:~~~~; I ~ -111:111 111 I 1..: ~~:t.) "' rll Li.!.l 11 --~ -· I L 'N .. ; n I' 09 i i~: ~ -FF: + 70.50' .o 1-, I LEVEL 4 PENTHOUSE .. D ~· : I•: r ~ I ~a I • ' i i :: ..,. : I I 0 r:·;l I I I 'lp~ I I I ADJACENT FF: +60.25' ' 02 - LEVEL 3' ..- I I BUILDING ' I , I I ' I ~t "' I 0 r~ ! ! i l - 03 FF: +50.0' .. ' IIIJ! It 1-, I -,.. LEVEL 2 .... ·~ I I 1 l 'b ADJACENT I I BUILDING -r. 'N I F. ' FF: +380' ~ . ' ~ I I 'L 04 08 10 04 01 08 07 'L 2 0 4' 8' 16' WEST ELEVATION 1/8"-1'-0" ~'rrl~u~~-~~. 1nlenon 703 16th Street, Suite 200 eraphics Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: _j <( CX) f- f-0 - 0 2 N m ()) ~ <( (f) u 3 -w 0 w en <( - m > ::::> (f) w _j 0::: 0 0::: z I <( (.') u -(f) z f-w w 0 $ w w 0::: (.') 0 f- (f) <( I-w _j _j f-- <( > f-0 (f) <( r--..... m r--..... (f) <D _j N 0::: <( u ISSUE DATES: DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITTAL 03.10.2017 AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: 16042.00 RP 2016-0001 CT 2016-0002 EL PD EXTERIOR ELEVATIONS SHEET NUMBER.: A6.00 03 08 04 01 02 3 ALLOWABLE HT LIMIT PROJECTION PER 21.04.065.1 .A, TYP. 13 12 NORTH ELEVATION 118"-1'-0" -------~----------------+------ !\ Jr tl ~ : I ; I i J, ,, !I I il 01 I \I ··1 ~ : ! i I : i . I' i ~ ~: I I i I II ... l~ii I ALLEY L_ 12 12 12 4 SOUTH ELEVATION 1/8"-1'-0" 14 11 - 02 03 +830' ~ 45' HT Lllj T rEP CBI1C 21.04.065 ~ I N FF: + 7C50' LEVEL 4 PE~ THOIISE • ,_ I 0 FF: t6C.25' _[\U 3 ,_ I '-' ~ • FF: t::o.o· ' _cVcL ;; 0 I "' ALLEY FF: I, .U , '8 -· ~ lo1l lo3l 12 01 04 0 4' 8' 16' 03 09 01 §] +810' f------f-----------------4c' liT Lllj T PCR c CBI1C 21.04.065 '+ I N ~ --~-----~03 FF: + 7C.cn· ----_ ___,~-------l'".l- LEVEL 4 PEl' THOUSE ----t----------j 15 + I 0 ~ FF: t6C.25 _[\'[L ' c t 107 I o21 ---------'1.--__:_:_:___:_:_:_:c::_:_---A.l- ~ • I '-' FF: t::o.o· f Vf I :; 0 I N - FF: I 38 0' ~ jJ STATEST. • 0 4' 8' 16' RP 2016-0001 / CT 2016-0002 KEYNOTES: @1] WOOD SIDING §] METAL FACIA ~ SMOOTH FINISH STUCCO ~ FIBER CEMENT FACADE ~ METAL PLANTER ~ RAISED PLANTER BOX ~ ACRYLIC PANEL ~ LOUVERED SCREEN I DOOR ~ CONTROL JOINT [1_0] GARAGE DOOR [1] METAL COPING 0 @] SAND FINISH STUCCO I •o [1_3] S.S. CABLE LATTICE FOR ' VINES @] METAL GUARDRAIL l15l DOWNSPOUT ' 0 I en ~ ~'rrl~u~~-~~. 1nlenon 703 16th Street, Suite 200 eraphics Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: _j <( CX) f- f-0 - 0 2 N m ()) ~ <( (f) u 3 -w 0 w en <( - m > ::::> (f) w _j 0::: 0 0::: z I <( (_') u -(f) z f-w w 0 $ w w 0::: (_') 0 f- (f) <( I-w _j _j f-- <( > f-0 (f) <( r---.. m r---.. (f) <D _j N 0::: <( u ISSUE DATES: DESCRIPTION: DATE: PROGRESS SET 10.28.2016 D.R. RESUBMITTAL 02.02.2017 D.R. RESUBMITTAL 03.10.2017 AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: 16042.00 RP 2016-0001 CT 2016-0002 EL PD EXTERIOR ELEVATIONS SHEET NUMBER.: A6.01 ;,. -~ ~ ~ I '"' ~ AL_EY FG: I I I I I I I +317' ~ HEIGHT LIMIT (-45') 'f t---1 I I I I I I :J ,li.TIO II I I :J.li.TIO I I ~ -. ~ ~ I ~ ~ +37 c' Ill" T 5 Ill" IT 3 A -- - - . 8 I ·a = + I '"' ~ B --1--------------- PFIHfCIIS' ? . . I ~a: I '" ~ ·c I ~ I 1111-2 I . I ' - ~ ' . •.,_ I ~ G'.R;\Gc .SLOPE 1% . BUILDING SECTION 118"=1'-Q" --- - - - - - - - - - - - - - - - I PE1 THOU SE 2 "" 1111 T 2 STCRAGE GA1A,GE I BUILDING SECTION 1/8"=1'-Q" ;,. I ~ ~ ------ -----I ·-,t' I' I "FIHHOIIS' I I I I -I I IIIII! 4 I I I I UNIT I I I I CF'ICc I I 0 4' 8' 16' Ls' HEIGc r u1~1T - - - - - - - - - FF: t 70.c' -- I FVFI 4 PFIITHO,JSF - FF: I ~0.?~' ~ L[V[L 3 COU1FARD j ~ FF: t50.c' LEVEL 2 STORA,GE FF: I .18. [' ~ 0 4' 8' 16' 1 .... 1_1 ...... 1 RP 2016-0001 / CT 2016-0002 +42 2' -- HEIGHT _IMIT ( +45') '· FF I 70.5' _. - L[\/[L 4 '[IHIIOUS[ '-• ~ I 0 ~ II: Hi·~~.L:/ ~ LEVEL 3 ~ I 0 ~ FF t:·O.O' ~ LEVEL 2 "" ~-STAF STREET ·~ I "' ~ -0 + 38.0' .. I rr - ~'rrl~u~~-~~. 1nlenon 703 16th Street, Suite 200 graphics Sen Diego California 92101 p 619.704.2700 F 619.704.2699 www.avrpstudios.com STAMP: CONSULTANT: PROJECT NAME: CX) 0 0 N (}) <( u -w 0 en <( m ::::> (J) _j 0 cr: I <( u z f-w $ w cr: 0 f- (J) I-w f- <( f-(J) r----. r----. CD N ISSUE DATES: DESCRIPTION: PROGRESS SET D.R. RESUBMITTAL D.R. RESUBMITTAL AVRP PROJECT NO. AGENCY#: DRAWN BY: CHECKED BY: SHEET TITLE: _j <( f- f-- 2: m ~ (f) 3 w -> w cr: z (_') -(f) w 0 w (_') <( _j _j -> 0 <( m (f) _j cr: <( u DATE: 10.28.2016 02.02.2017 03.10.2017 16042.00 RP 2016-0001 CT 2016-0002 EL PD BUILDING SECTIONS SHEET NUMBER.: A7.00