HomeMy WebLinkAbout2019-10-16; Planning Commission; ; CT 2018-0008/SDP 2018-0010 (DEV2018-0055) – GRAND JEFFERSONItem No.
Application complete date: July 3, 2019
P.C. AGENDA OF:October 2, 2019 Project Planner: Jason Goff
Project Engineer: Tecla Levy
SUBJECT: CT 2018-0008/SDP 2018-0010 (DEV2018-0055) – GRAND JEFFERSON - Request for a
recommendation of approval of a Tentative Tract Map and Site Development Plan to
construct a four-story mixed-use building with seven air-space condominiums consisting
of six residential units and one commercial unit on a 0.21-acre site located at 786 Grand
Avenue in the Village Center (VC) District of the Village and Barrio Master Plan 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. 7347 RECOMMENDING APPROVAL of Tentative Tract Map CT 2018-0008 and Site Development Plan SDP 2018-0010 to the City
Council based on the findings and subject to the conditions contained therein.
II.PROJECT DESCRIPTION AND BACKGROUND
Project Setting:
The 0.21-acre site is comprised of four (4) legal lots (Lots 13-16 of Map No. 535 recorded in 1888) located
on the northwest corner of Grand Avenue and Jefferson Street. The site consists of a relatively level,
rectangular shaped property, and is developed with a vacant one-story building constructed between
1947 and 1948. The existing structure served as a single-family residence for 62 years before operating
as a small day care home from 2010 to 2018. The project is located outside of the Coastal Zone and is
within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP).
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village/Barrio (V-B) Village/Barrio (V-B) – Village
Center (VC) per the VBMP
Vacant one-story small
daycare home
North V-B V-B (VC)One-story
single-family home
2
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TABLE A – SITE AND SURROUNDING LAND USES (CONTINUED)
Location General Plan Designation Zoning Current Land Use
South V-B V-B (VC)Two-and-three-story
offices
East V-B V-B (VC)
One-story medical office
and three-story multiple-
family residential
West V-B V-B (VC)
One-story medical office
and restaurant (Grand
Avenue Bar and Grill)
Project Description:
The project applicant, RREG Investment, LLC Series 1033, is requesting approval of a Tentative Tract Map
(CT) and Site Development Plan (SDP) to demolish the existing structure, and construct a 16,272-square-
foot four-story mixed-use building consisting of six (6) residential units, one (1) ground floor commercial
unit (1,823 square feet), an outdoor covered patio (344 square feet), and a roof deck (1,934 square feet).
A detailed breakdown of each unit is summarized in Table B below.
TABLE B – DETAILS FOR UNIT TYPE
Unit# Floor
Assignment
Size
(Gross SF)
Bedroom/
Bathrooms Storage Open Space
Patio Roof Deck
Commercial 1st 1,823 SF -- -- 344 SF --
1 2nd 2,147 SF 3/3 37 SF 174 SF --
2 2nd 2,112 SF 3/2.5 37 SF 149 SF --
3 2nd/3rd 2,395 SF 2/2 -- 238 SF --
4 3rd 2,147 SF 3/3 37 SF 164 SF --
5 3rd 2,112 SF 3/2.5 37 SF 149 SF --
6 4th 3,414 SF 4/3.5 78 SF 1,614 SF 1,934 SF
The project also includes construction of an enclosed at-grade parking garage with 12 vehicle parking
spaces and six (6) bicycle parking spaces provided within. Access to the garage is provided from Jefferson
Street. The proposed density is 28.6 dwelling units per acre (du/ac) and generates a net increase of 36
average daily trips (ADT) over the previous day care use for a total of 121 ADTs. Grading for the proposed
project includes 150 cubic yards (CY) of cut, 15 CY of fill, and 135 CY of export. In addition to the 1,823
square feet of commercial space fronting Grand Avenue, the ground floor also includes a covered patio
(344 square feet) to serve a future commercial tenant and a separate lobby area (124 square feet) with
stairs and elevator access to the residential units above. The proposed roof deck is a private amenity for
Unit 6. Access to the roof deck is being provided through an operable skylight with stairs leading onto the
roof. As such, the project does not propose any stair or elevator tower elements that would project above
the allowable building height. Frontage improvements along both Grand Avenue and Jefferson Street
include new curb, gutter, sidewalks, bike racks, street trees and landscaping.
The proposed architectural design is characterized as contemporary. The ground floor elevations of the
proposed building fronting on Grand Avenue and Jefferson Street incorporate a natural limestone tile and
a faux wood veneer by Eldorado Stone in a color described as “sandalwood.” This faux wood material is
also incorporated into a portion of the fourth-floor elevation facing Grand Avenue. The rest of the building
materials consist of horizontal siding, smooth stucco, and decorative burnished block. All residential
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windows are recessed two-to-three-inches in depth and consist of clear residential glass set within black
vinyl trim. The ground floor street-facing elevation at the commercial tenant space and lobby area will
include a large glass storefront system with matte black window mullions and frames. Metal canopies
and overhanging parapet caps accent portions of the building elevations and tower features. Third level
balconies facing Grand Avenue include glass railings, while large four-foot-wide landscape planters adorn
the three levels located above the parking garage entrance facing Jefferson Street.
A CT is required to merge the four (4) existing legal lots into one (1) common lot with seven airspace
condominium units consisting of six (6) residential units and one (1) commercial unit. The SDP is required
per Section 6.3.3.B.1(a) of the VBMP for new construction of buildings over 5,000 square feet (cumulative
gross floor area) in size or new buildings or projects with more than four (4) dwelling units. Both permits
require a Planning Commission recommendation and City Council approval.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village-Barrio (V-B) General Plan Land Use Designation;
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio
Master Plan;
C. Subdivision Ordinance (CMC Title 20);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village-Barrio (V-B) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (V-B) and is within the
Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Properties within the VC District
do not have an assigned residential density as it relates to Growth Management Plan compliance.
Therefore, the minimum and maximum densities for residential development are established in the
VBMP. Table C below identifies the permissible density range for properties within the VC District, as well
as the allowable density range based on the size of the project site and the proposed density and units.
TABLE C – PROPOSED DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
Village and Barrio Master Plan*
Project Density;
Proposed Dwelling Units
0.21 0.21 28-35 dwelling units per acre (du/ac)
Minimum: 3 dwelling units
Maximum: 7 dwelling units
28.6 du/ac
6 dwelling units
* For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density
shall be calculated based on the entire developable area (VBMP, Chapter 2.4).
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As identified above, the project’s density of 28.6 du/ac falls below the maximum density of 35 dwelling
units per acre and, therefore, complies with the allowed density for the VC District.
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the VC District, all residential units approved in the
Village must be withdrawn from the city’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented
through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of
dwelling units shall agree to provide the number of inclusionary units or fee as required pursuant to CMC
Section 21.85.110. The project is conditioned to pay an affordable housing in-lieu fee on a per unit basis
prior to building permit issuance for five units, or six units if building permits for the six-unit project have not been applied for within two years of demolishing the existing single-family home on-site.
In order to approve an allocation of excess dwelling units, the project shall meet the findings identified in
City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible
with adjacent land uses and the project is consistent with the General Plan and any other applicable
planning document. As the proposed project requires action by the City Council, the City Council is the
final decision-making authority for the allocation from the EDUB.
Lastly, the project is subject to compliance with the Elements of the General Plan as outlined in Table D
below:
TABLE D – GENERAL PLAN COMPLIANCE
Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply
Land Use Goal 2-G.29: Maintain and enhance
the Village as a center for residents
and visitors with commercial,
residential, dining, civic, cultural,
and entertainment activities.
The proposal to construct a mixed-use
project with six (6) residential
condominiums and ground floor retail
would enhance the vitality of the Village
by providing new residential and
commercial land uses near the
downtown core area. The project
reinforces the pedestrian orientation
desired for the downtown area by
providing residents an opportunity to
walk to shopping, restaurants, recreation,
and mass transit functions. The project’s
proximity to existing bus routes and mass
transit help further the goal of providing
new economic development near
transportation corridors. Overall, the
mixed-use project would contribute
toward the revitalization of the Village
area.
Yes
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.
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TABLE D – GENERAL PLAN COMPLIANCE (CONTINUED)
Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply
Land Use 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.
See response above. Yes
Mobility Goal 3-G.3: Provide inviting
streetscapes that encourage walking
and promote livable streets.
The proposed project is located
approximately one-quarter mile from the
Carlsbad Village train station, which
provides rail and bus service throughout
the day. The project’s proximity to the
transit station would provide residents
with the opportunity to commute to
major job centers, thereby reducing
vehicle miles traveled (VMTs) and the
carbon footprint. Furthermore, the
project supports walkability and mobility
by locating the project near existing
goods and services within the Village.
Yes
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 proposed project has been designed
to meet circulation requirements, which
include maintaining or enhancing
frontage improvements consisting of
sidewalks and landscaping. In addition,
the applicant is required to pay traffic
impact fees prior to the issuance of
building permits that would go toward
future road improvements.
Yes
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TABLE D – GENERAL PLAN COMPLIANCE (CONTINUED)
Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply
Mobility Policy 3-P.41: Consider supporting
new development and existing
businesses with various incentives
(such as parking standards
modifications) for implementing
TDM programs that minimize the
reliance on single occupant
automotive travel during peak
commute hours.
The proposed project has been designed
to reduce its reliance on single occupant
automotive travel by substituting one
commercial/retail parking space for six
bicycle parking spaces located inside the
parking garage in accordance with the
Area-Wide Standards of the Village and
Barrio Master Plan. These bicycle parking
spaces consist of two vertical hanging
racks that will accommodate up to three
bicycles each. The project is also
providing additional bicycle parking along
both the Grand Avenue and Jefferson
Street frontages.
Yes
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.
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.”
The proposed project is consistent with
the Noise Element of the General Plan in
that the building’s design, with windows
closed, complies with the requirements
of the noise study (Birdseye Planning
Group, LLC, dated September 2018) and
adequately attenuates the interior noise
levels for the new condominiums to 45
dB(a) CNEL or less (i.e., interior average
noise level). The project is conditioned to
provide mechanical ventilation.
Yes
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.
The inclusionary housing requirement
may be satisfied through the payment of
an in-lieu fee for projects that have less
than seven units. The six-unit residential
air-space condominium project is
consistent with the Housing Element of
the General Plan and the Inclusionary
Housing Ordinance as the project has
been conditioned to pay an affordable
housing in-lieu fee on a per unit basis
prior to building permit issuance for five
units, or six units if building permits for
the six-unit project have not been applied
for within two years of demolishing the
existing single-family home on-site.
Yes
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TABLE D – GENERAL PLAN COMPLIANCE (CONTINUED)
Element Use, Classification, Goal,
Objective, or Program Proposed Uses & Improvements Comply
Public
Safety
Goal 6-G.1: Minimize injury, loss of
life, and damage to property
resulting from fire, flood, hazardous
material release, or seismic
disasters.
Policy 6-P.6: Enforce the
requirements of Titles 18, 20, and 21
pertaining to drainage and flood
control when reviewing applications
for building permits and
subdivisions.
Policy 6-P.34: Enforce the Uniform
Building and Fire codes, adopted by
the city, to provide fire protection
standards for all existing and
proposed structures.
Policy 6-P.39: Ensure all new
development complies with all
applicable regulations regarding the
provision of public utilities and
facilities.
The proposed structural improvements
would be required to meet all seismic
design standards. The Fire Department
has reviewed and approved the proposed
conceptual building design with fire
sprinklers included throughout the
building along with a wet standpipe per
the National Fire Protection Association
(NFPA) 24 standards. Therefore, the
proposed project is consistent with the
applicable fire safety requirements.
The project would be required to develop
and implement a program of “best
management practices” for the
elimination and reduction of pollutants
which enter and/or are transported
within storm drainage facilities.
The project has been conditioned to pay
all applicable public facilities fees for
Zone 1.
Yes
B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District
The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan
(VBMP). Mixed-use is permitted by right in the VC District. The project’s compliance with the development
standards specific to the VC District, as well as the Area-Wide Standards of the VBMP, are provided in
Tables E and F below. Please see Attachment 4 for an analysis of the project’s compliance with the Design
Guidelines of the VBMP.
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TABLE E – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT
Standard Required/Allowed Proposed Comply
Front/
Corner
Setback
Minimum of 0 feet; maximum of 5
feet to building (at the ground
floor).
Additional depth permitted where
area includes a plaza, courtyard, or
outdoor dining.
Additional depth is also permitted to
accommodate electrical
transformers, utility connection,
meter pedestals, and similar
equipment only if other locations
are infeasible as determined by the
decision-maker.
Grand Avenue:
1st floor: 1′-0″*
*A 7′-3″ setback at the commercial
tenant space entry vestibule is
necessary to accommodate two
water quality treatment planters
that have been sized down to their
minimum volume capacities.
2nd floor: 1′-0″ to 15′-0″
3rd floor: 1′-0″ to 15′-0″
4th floor: 20′-4″ to 29′-2″
Yes
Jefferson Street:
1st Floor: 1′-0″*
*A 10′-0″ setback for a courtyard w/
utilities (gas meters) at the
residential lobby.
*A 10’-1” utility setback for the Fire
Department Connection (FDC) and
electrical transformer.
2nd floor: 1′-0″ to 11′-2″
3rd floor: 1′-0″ to 11′-2″
4th floor: 1′-0″ to 11′-2″
Side
Setback
No minimum setback North side: 8” to 4′-8″
West side: 1′-4″ to 14′-0″
Yes
Rear
Setback
No minimum setback No rear yard. This is a corner lot
with two sides.
Yes
Lot
Coverage
Not applicable
87.9 percent
Yes
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TABLE E – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT (CONTINUED)
Standard Required/Allowed Proposed Comply
Density 28 to 35 du/ac
28.6 du/ac Yes
Open
Space
Minimum of 60 square feet of
private open space per unit;
minimum dimension of 6 feet in any
direction.
Common open space not required
for projects with less than 11 units.
All open space is proposed as
private patios and a roof deck. The
smallest patio proposed is 149
square feet with a dimension of 12′-
0″ by 12′-9″. Each patio/roof deck
area exceeds the minimum area and
dimension requirements.
Yes
Service/
Delivery
Areas
Service and loading shall be
conducted using alley access where
the condition exists.
No alley access exists.
Yes
Building
Height
Maximum 45 feet, 4 stories
45 feet, 4 stories
Yes
If a 4-story building is proposed:
A maximum of 30 percent of the 4th
story, street-facing façade can have
a zero-foot setback. The remaining
70 percent shall be set back a
minimum of 10 feet.
Grand Avenue 4th floor:
All 78′-2″ of the building’s lineal
street frontage is set back greater
than 10 feet.
Jefferson Avenue 4th Floor:
30% of the building’s lineal street
frontage (78′-8″) equals 21 feet.
Therefore, no more than 21 feet can
have a zero-foot setback. 21 feet of
this street frontage is set back
between 1′-0″ and 4′-0″.
The remaining 70% of this street
frontage is set back 10 feet or
greater.
If a 4-story building is proposed:
The total square footage of enclosed
4th story floor space shall not exceed
80 percent of the 3rd floor footprint
of the building (exclusive of
balcony/patio)
3rd floor area: 7,478 SF
Excluding patios: 7,165 SF
4th floor area: 4,048 SF
The enclosed 4th story floor space
represents 56 percent of the 3rd
floor footprint.
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TABLE E – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT (CONTINUED)
Standard Required/Allowed Proposed Comply
Building
Massing
No building façade visible from any
public street shall extend more than
40 feet in length without a 5-foot
minimum variation in the wall plane,
as well as a change in roofline.
All building elevations visible from
Grand Avenue and Jefferson Street
have been articulated to incorporate
the minimum 5-foot variation in wall
plane as required. The building
roofline is also varied appropriately.
Yes
Ground
Floor
Street
Frontage
Uses
New ground floor street frontage
uses shall occupy more than one-
half of the habitable space
developed on the ground floor and
shall span at least 80 percent of the
building frontage.
Up to 20 percent of a building
frontage may be used for a lobby or
entryway to uses above or behind
ground floor street uses.
The ground floor commercial unit
oriented towards Grand Avenue
occupies more than one-half of the
habitable space and incudes a
covered outdoor plaza on the corner
at its intersection with Jefferson
Street. The ground floor commercial
unit, including the covered outdoor
plaza, spans 100 percent of the
building frontage.
Along Jefferson Street the
residential lobby area with stairwell
and elevator is less than 20 percent
of building frontage; however, the
80 percent ground floor commercial
street frontage cannot be achieved
without eliminating parking and
vehicular access. Eliminating
parking will reduce the number of
residential units and the minimum
density of 28 dwelling units per acre
will not be achieved.
Therefore, a standards modification
is required to achieve the required
minimum density for the project.
The necessary findings to support
the standards modification are
provided below.
Yes
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TABLE F – VILLAGE AND BARRIO MASTER PLAN - AREA-WIDE STANDARDS
Standard Required/Allowed Proposed Comply
Ingress/
Egress
Development shall be permitted a
maximum of one access point from
the public street. A driveway curb
cut shall not exceed 20 feet in width
and shall maintain a free line of
sight.
One access point is proposed off
Jefferson Street. The width of the
proposed driveway curb cut,
exclusive of the approach, is 20 feet
and provides a free line of site.
Yes
Parking Multiple-family Dwellings w/ two or
more bedrooms:
One and a half spaces per unit, one
space required to be covered.
No visitor parking required.
No compact spaces allowed.
2-Bedroom Units:
1 unit x 1.5 = 1.5 spaces
3-bedroom Units:
4 units x 1.5 = 6 spaces
4-Bedroom Units:
1 unit x 1.5 = 1.5 spaces
No. of Spaces Required: 9 spaces
No. of Spaces Provided: 9 spaces
All spaces are covered.
Yes
Commercial Retail:
One space per 415 square feet of
gross floor area
1,823 square feet ÷ 415 = 4 spaces
No. of Spaces Required: 4 spaces
No. of Spaces Provided: 3 spaces
(see section below)
Substitution of Car Parking with
Bicycle Parking:
New and existing uses with at least
five required or existing off-street
parking spaces may convert or
substitute a minimum of one vehicle
space and up to one space for every
10 vehicle spaces to unrequired
additional bicycle parking as long as
the spaces are conveniently located
near the entrance, yield at least six
bicycle parking spaces per parking
space, and comply with the
requirements of the city engineer.
1 commercial/retail parking space
has been substituted inside the
parking garage for 6 bicycle parking
spaces.
The proposed bicycle parking
consists of two vertical hanging
racks that will accommodate up to
three bicycles each.
In addition, the project is also
providing bicycle parking along both
the Grand Avenue and Jefferson
Street frontages.
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TABLE F – VILLAGE AND BARRIO MASTER PLAN - AREA-WIDE STANDARDS (CONTINUED)
Standard Required/Allowed Proposed Comply
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The primary entrance of a ground
floor commercial use shall be
oriented towards the primary street
frontage.
Of the two frontages, Grand Avenue
exhibits more of an urban
environment and was chosen as the
primary frontage. The ground floor
commercial storefront and entrance
have been oriented towards this
frontage. The upper floors of the
building, which include the
residential units, have also been
oriented such that their primary
living spaces and patios are oriented
towards this frontage to help
activate the street frontage below.
Jefferson Street, which consists of
more transitional type uses (i.e.,
professional offices, apartments,
and single-family homes), has a less
urban feel to it. As such, access to
the parking garage and residential
lobby have been oriented along this
frontage.
Yes
Window
Glazing
45 percent minimum glazing of
ground-floor façade for retail uses
adjacent to a public street. Façade
measured from plate height to finish
floor.
Area of Glazing = 460 square feet
Percentage Required = 45 percent
Percentage Provided = 50 percent
Yes
The bottom of any window or
product display window shall not be
more than 3.5 feet above the
adjacent sidewalk.
Storefront glazing extends to the
ground.
Transparent or translucent glazing is
required on the ground-floor façade
of a commercial or retail use facing
a public street. Opaque, reflective,
or dark tinted glass is not permitted.
Storefront glazing of clear glass.
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TABLE F – VILLAGE AND BARRIO MASTER PLAN - AREA-WIDE STANDARDS (CONTINUED)
Standard Required/Allowed Proposed Comply
Roof
Protrusions
All roof structures, including
protrusions such as equipment
housing and guardrails; parapets
and equipment screening;
architectural features such as
decorative or accent elements and
towers; flagpoles; and roof decks
and their amenities, shall
complement and be consistent with
the design of the building.
Architecturally integrated parapets
extending up to 49′-6″ are included.
No portion of architectural parapets
that extend above the maximum
building height provide additional
floor space.
Yes
Roof mounted mechanical
equipment and freestanding
screening that is not architecturally
integrated shall be set back from the
building face at least equivalent to
the height of the screening.
Mechanical equipment is provided
on the roof of the third and fourth
floors consisting of A/C condensing
units and solar panels. Mechanical
equipment screening is provided in
the form of building parapets, which
are architecturally integrated. No
additional setback is required.
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TABLE F – VILLAGE AND BARRIO MASTER PLAN - AREA-WIDE STANDARDS (CONTINUED)
Standard Required/Allowed Proposed Comply
Roof
Protrusions
Architectural features: Up to 10 feet
above maximum building height.
Architectural features that are
within 10 feet of a building face shall
be cumulatively limited in width to
30 percent of that building face.
Architectural features, protruding
above the maximum 45-foot
building height and located within
10 feet of the building face, consist
of the following:
Two architectural tower features
located along Jefferson Street
extending up to 49′-6″ in height; one
tower feature with butterfly roof
extending to 47′-5⅟2″ in height on
the north elevation; and a parapet
extending to 49′-6″ in height on the
west side. No portion of the building
located along Grand Avenue
includes an architectural feature
that is subject to this standard.
4th Floor architectural feature
(cumulative length):
North side = 11′-0″
East side = 21′-0″
West side = 8′-9″
Building Width/30% Building Face:
North side = 87′-6″ / 26′-4″
East side = 98′ / 29′
West side = 98′ / 29′
The cumulative length of each
architectural feature identified
above measures less than 30
percent of the width of each
respective building face.
All other parapets that are less-
than-or-equal-to 42 inches in height
have been set back a minimum 5
feet from the building face.
Yes
Standards Modification:
Pursuant to Section 2.6.7 of the VMP, a modification to a development standard may be permitted by the
decision-making authority in all districts. A standards modification is permitted to construct residential
development at densities at the minimum set forth for the applicable land use district, which in this case
CT 2018-0008/SDP 2018-0010 (DEV2018-0055) – GRAND JEFFERSON
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Page 15
is 28 dwelling units per acre according to the Village Center (VC) District. To grant a standards
modification, the decision-making authority shall make the following findings:
That the applicant has provided acceptable evidence to demonstrate the need for the standards
modification and there is no other way to reasonably achieve one or more of the purposes outlined in
Section 2.6.7.B without the modification.
The addition of retail frontage along 80 percent of the Jefferson Street frontage, absent an alley to access
required parking behind the building, is not feasible because the lot cannot accommodate the required
parking to achieve the minimum density for the site.
That the standards modification is consistent with the goals and objectives of the Master Plan and the
vision and intent of the applicable district.
A primary goal of the Village and Barrio Master Plan (VBMP) is to maintain and enhance the Village as a
community focal point with high quality shopping, dining, entertainment, working and living
environments. The proposed standards modification achieves this goal by allowing the minimum density
specified in the VBMP while still providing sufficient ground floor retail to achieve the desired high quality
commercial and living environment. Furthermore, the standards modification allows for the project to
provide a continuous and interesting commercial street frontage along Grand Avenue consistent with the
VBMP placemaking goal of creating great streets and the placemaking policy of implementing the Grand
Avenue Promenade with continuous commercial street frontage along Grand Avenue, which necessitates
vehicular and residential access off Jefferson Street absent an alley.
Site Development Plan:
Pursuant to Section 6.3.3.B.1(a) of the VBMP, new construction of buildings over 5,000 square feet
(cumulative gross floor area) in size or new buildings or projects with more than four (4) dwelling units
are subject to the approval of a SDP pursuant to CMC Chapter 21.06. A SDP is included as part of the
discretionary permits, and the required findings and justification for approving the SDP can be made as
summarized below:
That the proposed development or use is consistent with the General Plan and any applicable master
plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal
Code, and all other applicable provisions of this code.
The proposed one-lot tentative tract map with seven air-space condominium units consisting of six (6)
residential units and one (1) commercial unit satisfies all minimum requirements of Titles 20 and 21 with
respect to uses, public facilities, access, parking and setbacks; and is consistent with the General Plan as
described above. Pursuant to provisions of the Village and Barrio Master Plan (VBMP), a standards
modification is required to meet the minimum density for the proposed mixed-use project as it relates to
ground floor street frontage uses along Jefferson Street. The findings for approval to support this
modification can be made.
That the requested development or use is properly related to the site, surroundings and environmental
settings, will not be detrimental to existing development or uses or to development or uses specifically
permitted in the area in which the proposed development or use is to be located, and will not adversely
impact the site, surroundings or traffic circulation.
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The project consists of the demolition of an existing one-story structure (single-family residence converted
into a daycare) and the construction of a four-story mixed-use building with seven air-space
condominiums consisting of six residential units and one commercial unit on a 0.21-acre infill site located
at 786 Grand Avenue, within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP).
The subject property is bordered to the north by one-story single-family residential and multi-story
professional offices, to the south by multi-story professional offices, to the west by a medical office and
restaurant, and to the east by medical office and three-story multiple-family residential. The adjacent
properties are also located within the VC District of the VBMP. Mixed-use is permitted by right in the VC
District. Given the variety of existing uses within the vicinity of the project site, which include multi-story
residential and office developments, as well as the wide variety of uses permitted in the surrounding VC District, the proposed seven air-space condominium units, consisting of six (6) residential units and one
(1) commercial unit, are compatible with existing and future land uses. The proposed mixed-use project
will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding
streets have adequate capacity to accommodate the 121 Average Daily Trips (ADT) generated by the
project, which is a net increase of only 36 ADT above the previous daycare use. With exception of a
standards modification related to ground floor street frontage uses along Jefferson Street, the project
complies with all minimum development standards of the VC District and the VBMP, and the project is
adequately parked on-site and does not result in any significant environmental impacts.
That the site for the intended development or use is adequate in size and shape to accommodate the
use.
The VC District allows residential development at a density range of 28 to 35 dwelling units per acre. Based
on an acreage of 0.21 acres, the proposed six-unit residential condominium project has a density of 28.6
dwelling units per acre. As the proposed project falls within the allowable density range and meets all
required development standards with the proposed standards modification, the project site can
accommodate the proposed density.
That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested
development or use to existing or permitted future development or use in the neighborhood will be
provided and maintained.
The mixed-use project complies with all development standards (i.e. setbacks, lot coverage, parking, and
height restrictions) of the VC District and the VBMP with the proposed standards modification. The
landscaping proposed along Grand Avenue and Jefferson Street will be provided consistent with the
requirements of the city’s Landscape Manual.
That the street systems serving the proposed development or use is adequate to properly handle all
traffic generated by the proposed use.
The mixed-use project will take access from Jefferson Street, which is identified as a Village Street.
Jefferson Street is designed to adequately handle the 121 Average Daily Trips (ADT) generated by the
project, which is a net increase of 36 ADT above the existing day-care use. Jefferson Street is improved
with pavement, curb, gutter, and attached sidewalk. The project will reconstruct portions of the curb,
gutter and sidewalk along the project frontage to accommodate project access into an at-grade parking
garage and landscaping and street trees within a new 5-foot-wide parkway.
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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 Major Subdivisions. The subdivision is considered major because
it involves the division of land into five or more 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
For all residential development having less than seven units, the inclusionary housing requirement may
be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six
residential condominium units has been conditioned to pay the applicable housing in-lieu fee for five units
prior to building permit issuance or six units if building permits for the six-unit project have not been
applied for within two years of demolishing the existing single-family home on-site.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table G below.
TABLE G – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration 21.2 square feet Yes
Library 11.32 square feet Yes
Waste Water Treatment Residential: 1,320 GPD
Commercial: 223 GPD Total: 1,543 GPD Yes
Parks 0.04 acres Yes
Drainage 1.13 CFS, Basin B Yes
Circulation
Existing: 85 ADT
Proposed: 121 ADT
Net increase: 36 ADT
Yes
Fire Station 1 Yes
Open Space NA NA
Schools
Carlsbad Elementary: 0.7 students
Carlsbad Middle: 0.37 students
Carlsbad High: 0.47 students
Yes
Sewer Collection System Residential: 1,320 GPD
Commercial: 223 GPD Total: 1,543 GPD Yes
Water Residential: 1,500 GPD
Commercial: 419 GPD Total: 1,919 GPD Yes
Properties located within the VC District of the Village and Barrio Master Plan do not have a Growth
Management Control Point or an allocation for dwelling units. Therefore, as one (1) vacant unit is
proposed to be demolished and six (6) residential units are proposed to be constructed, a total of five (5)
dwelling units will be deducted from the city’s Excess Dwelling Unit Bank (EDUB). Pursuant to Planning
Commission Resolution No. 7347, the allocation from the EDUB can be supported since 546 units are
CT 2018-0008/SDP 2018-0010 (DEV2018-0055) – GRAND JEFFERSON
October 2, 2019
Page 18
available for allocation in the Village according to the city’s Quadrant Dwelling Unit Report dated July 31,
2019, less any allocations recently approved.
IV. ENVIRONMENTAL REVIEW
The City Planner 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, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is
within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence
that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will
not result in significant effects relating to traffic, noise, air quality, or water quality. The site 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, including historical resources. Specifically, the existing 71-year-old dwelling unit that is
proposed to be demolished as part of the project is not identified on a local register of historical resources
and a qualified professional has determined that the structure does not meet the criteria for listing on the
California Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon
final project approval.
The project will be required to comply with the recently adopted Climate Action Plan Ordinances,
including energy efficiency measures and solar photovoltaic systems (Ordinance No. CS-347, effective
August 14, 2019) and electric vehicle charging infrastructure (Ordinance No. CS-349, effective April 11,
2019). If building permits are not issued by January 1, 2020, the project will also be subject to the new
residential standards for water heating.
ATTACHMENTS:
1. Planning Commission Resolution No. 7347
2. Location Map
3. Disclosure Statement
4. Village and Barrio Master Plan Design Guidelines Analysis
5. Correspondence
6. Reduced Exhibits
7. Full Size Exhibits “A - X” dated October 2, 2019
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VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS
CT 2018-0008/SDP 2018-0010 (DEV2018-0055) – GRAND JEFFERSON
INTENT
The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new development and property
improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They serve as both a shopping and entertainment destination as well
as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components of building style and orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of
focus, the guidelines strive to foster authentic designs with straightforward and functional construction.
All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a minimum that these guidelines are a starting point for quality development, and do not comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and
remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2.
2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT
A.Site layout
1.Place buildings adjacent to, and oriented towards, the
street. Locate prominent architectural features near
corners and intersections.
2.Orient storefronts and major building entries towards
major streets, courtyards, or plazas.
3.Minimize gaps between buildings in order to create a
continuous, pedestrian-oriented environment.
4.Place parking lots so as not to interrupt commercial street
frontages.5.Incorporate functional and aesthetic vehicular and
pedestrian connections to adjacent sites.
6.Create small pedestrian plazas along the street wall
through the use of recesses in building form.
7.Provide easily identifiable pedestrian access from the
street and/or sidewalk to key areas within the site.
8.Incorporate plazas, landscaped areas, fountains, public art,
textured pavement, and vertical building features to
create focal points that enhance a pedestrian’s
experience.
9.Utilize atriums and outdoor courtyards to increase the
variety and number of views and to bring additional
sunlight into large developments.
10.Give careful design consideration to corner lots, as they
are typically a focal point in the urban fabric.
11.Utilize courtyards or other methods to break up the
building mass and provide natural ventilation, wherever
possible.
The proposed mixed-use building has been placed adjacent to
and is architecturally oriented towards the street. Grand
Avenue exhibits more of an urban environment and was
chosen as the primary frontage. The upper floors of the
building, which include the residential units, have also been
oriented such that their primary living spaces and patios are oriented towards this frontage to help activate the street
frontage below.
Jefferson Street, which consists of more transitional type uses
(i.e., professional offices, apartments, and single-family
homes), has a less urban feel to it. As such, access to the
parking garage and residential lobby have been oriented along
this frontage.
A covered outdoor plaza and a three-story tower with butterfly
roof have been located at the street corner intersection, while
parking and access have been located to the north on
Jefferson to avoid interrupting the commercial street frontage.
The plaza area, with future outdoor seating, along with
enhanced building materials, decorative metal awnings,
lighting and landscaping all help to activate the street corner
and set it apart as a focal point for this mixed-use project.
B.Parking and Access
1.Locate parking behind buildings and away from the street,
wherever possible.
2.Use pervious paving materials, whenever possible.
3.Buffer residential uses from commercial parking lots by
landscaping, fencing, and/or walls.
4.When walls or fences are utilized to screen parking,
provide breaks to allow for pedestrian circulation and limit
Parking is located to the rear of this corner oriented building
inside a covered at-grade parking garage with access off the
lesser of the two prominent streets (i.e., Jefferson Street).
Parking is covered so pervious paving is not a factor. However,
decorative paving is provided at the garage entry. The nearby
residential uses are buffered from parking by garage walls.
Bicycle parking is provided inside the parking garage in
addition to two other locations near the commercial and
2
height for safety and security purposes.
5.Divide large parking lots into smaller areas with
landscaping and clearly marked pedestrian paths.
6.Highlight primary pedestrian access paths within parking
areas with decorative paving, trellises, canopies, lighting,
and similar improvements.
7.Create pedestrian paseos to parking lots of buildings.
8.Locate parking below grade or in structures, where
feasible.
9.Design parking structures so their height and bulk are
consistent with adjacent buildings.
10.Provide bicycle parking at convenient locations such as
entrances or other visible and accessible areas.
11.Provide electric vehicle charging stations and
equipment where feasible and as otherwise required.
residential entrances. Electrical charging stations and
equipment are proposed.
C.Plazas and Open Space
1.Provide private or common open space and pedestrian
connections to such spaces to enhance the living
environment and contribute to a walkable
neighborhood character.
2.Semi-public outdoor spaces, such as small plazas and
courtyards are encouraged between private and public
spaces to support pedestrian activity and connectivity.
3.Design plazas and building entries to maximize
circulation opportunities between adjacent uses.
4.Provide landscaping and high-quality paving materials,
such as stone, concrete or tile, for plazas and open
spaces.
5.Place outdoor furniture, such as seating, low walls, trash
receptacles, bike racks and other elements, in outdoor
pedestrian spaces.
6.Site buildings to define open space areas. Ensure that
outdoor areas are visible from public streets and
accessible from buildings, as well as, streets and
pedestrian and bicycle networks.
The proposed six-unit condominium project complies with the
private open space requirements of the Village Center (VC)
District of the Village and Barrio Master Plan (VBMP), which
requires a minimum of 60 square feet per unit. All open space
is proposed as private patios and a roof deck. The smallest
patio proposed is 149 square feet with a dimension of 12′-0″
by 12′-9″.
In addition, a covered outdoor patio is also proposed at the
corner of the building facing the intersection of Grand Avenue
and Jefferson Street. The patio area is 344 square feet in size
and is designed to serve the ground floor retail commercial
space oriented towards Grand Avenue. The patio area is
connected to the public sidewalk along Grand Avenue, but is
separated by decorative landscape along Jefferson Street. The
connection along the Grand Avenue frontage is designed to
maximize and encourage opportunities for people to interact along this street, which has a more urban feel to it in
comparison to Jefferson Street at this location. The
landscaping located between the public sidewalk and outdoor
patio along Jefferson Street is designed to buffer the public
space and discourage public interaction at this portion of the
street corner where the sidewalk begins to transition north
into a neighborhood that is predominantly residential mixed
with professional office buildings. Decorative paving is
proposed within the patio area. While decorative lighting is
currently proposed on the exterior of the building, lighting
within the covered patio will be further defined later with
tenant improvements for the ground floor retail use.
D.Outdoor Seating
1.Incorporate seating into well-trafficked outdoor areas,
to maximize opportunities for people to interact.
2.Consider movable seating so that people can
accommodate their own preferences and respond to
the weather or time of day.
3.Provide lighting to ensure that outdoor seating areas
are safe places at night.
A 344-square-foot covered outdoor seating area is provided as
part of the ground floor commercial tenant space located at
the southeast corner of the building near the intersection of
Grand Avenue and Jefferson Street. The public right-of-way
along Grand Avenue is wide enough to easily accommodate
future sidewalk café type seating. No seating is currently
proposed in either scenario, but would likely consist of
movable type chairs and tables. The street frontage along this
project is also proposed to be well lit to help confirm a feeling
of safety at night.
3
E.Connectivity
1.Connect all commercial buildings to the public sidewalk
via a publicly accessible path or walkway.
2.Provide attractive, well-marked pedestrian links that
create a clear path of travel between parking, buildings
and sidewalks.
3.Ensure that alleys are well lit, open, and visible to
passersby.
4.Enhance existing walkways or paseos to become more
inviting.
5.Provide secondary entries to alleys.
The commercial portion of the building is located at the
ground floor and is directly fronting on the Grand Avenue
public right-of-way. A separate access from the at-grade
parking garage into the commercial tenant suite is provided to
the rear of the retail space. Street trees are provided along
Grand Avenue, and decorative landscape with street trees is
provided along Jefferson Street in the form of detached
parkways and planter areas between the building and public
sidewalk.
F.Mechanical Equipment and Service Areas
1.Carefully design, locate, and integrate service, utility, and
loading areas into the site plan. These critical functional
elements should not detract from the public view shed
area or create a nuisance for adjacent property owners,
pedestrian circulation, or vehicle traffic.
2.Locate loading areas in the rear of a site where possible.
3.Locate mechanical equipment and service areas along and
accessed from alleys or the rear of properties, wherever
possible.
4. Place public utility equipment, meter pedestals, and
transformers underground or away from sidewalks and
pedestrian areas, where feasible.
5.Screen all mechanical equipment from public view.
6.Ensure roof mounted mechanical equipment and
screening do not interfere with required solar zones or
installed solar photovoltaic or solar water heating systems.
7.Design trash and recycling enclosures to be consistent
with the project and building architecture, and site and
screen them to minimize visual impact.
Due to the lot configuration, density, parking requirements,
lack of alley access, pedestrian circulation, driveway access and
aisle widths, the transformer, backflow preventers and gas
meters are located within the frontage along Jefferson Street.
To the maximum extent feasible, the ground-mounted
mechanical equipment is screened with landscaping. The
utilities cannot be screened on all sides as access is needed for
maintenance.
G.Landscaping
Landscaping shall meet the policies and requirements set forth
in the City of Carlsbad Landscape Manual.
1.Utilize landscaping to define building entrances, parking
lots, and the edge of various land uses.
2.Utilize landscaping to buffer and screen properties.
3.Consider safety, environmental impacts, and accent
elements when selecting and locating landscaping
elements.
4.Landscaping, between the front property line and thebuilding creates a visually interesting transitional space.
Select and place plants to enhance and soften
architectural elevations, screen undesirable building
features and contribute to the overall quality of the
streetscape.
5.Select species that are compatible with Carlsbad’s semi-
arid Mediterranean climate, and that will grow to an
appropriate size at maturity.
6.When there are minimal landscape areas between the
building and the street, incorporate planters onto porches,
recessed building entrances, and planters on decks and
balconies.
The commercial entry on the south side of the building, and
the walkway providing access into the lobby area of the
building on the east side, including the driveway/garage
entrance, have all been framed with landscape planters to
define points of entry into the building.
The south elevation of the building has a repetition of street
trees planted along it and the east elevation has a combination
of both trees and foundation plantings to soften the
appearance of the building.
The vast majority of the plantings are of low level heights
except for the grouping that is screening the utilities along the
eastern property line so hiding spaces have been minimized.
All standards relating to preserving visual lines of sight as
defined by the City of Carlsbad have been met for this project.
The tree plantings along the southern property line offer a
typical urban parkway design solution where pedestrian access
has been accommodated while also providing trees that will
offer a softening of the building elevation and also provide
shade for an area with a high percentage of pavement. Small
4
7.Minimize paved vehicle areas such as driveways and
parking areas. Design driveways to be no wider than
necessary to provide access. Incorporate permeable
surfaces, such as interlocking pavers, porous asphalt,
power blocks, and lattice blocks/grasscrete or ribbon
driveways where feasible.
8.Utilize planting to screen less desirable areas from public
view, i.e., trash, enclosures, parking areas, storage areas,
loading areas, and public utilities.
9.Provide landscaping between any parking lot and adjacent
sidewalks or other paved pedestrian areas, as well as,
within surface parking lots.
10.Incorporate native and drought tolerant vegetation
whenever possible. Avoid use of invasive or noxious
plants.
11.Incorporate lattice work and landscaping onto existing
blank walls to support flowering vines growing out of
planters placed at their base.
12.Plant trees and fast growing and flowering vines along
fences and walls to soften the appearance of the fencingand screen views to functional on-site work and storage
areas.
13.Utilize vines, espaliers, and potted plants to provide wall,
column, and post texture and color and to accentuate
entryways, courtyards, and sidewalks.
14.Incorporate large planters into seating areas. Planters
should be open to the soil below and should incorporate
permanent irrigation systems.
15.Maintain landscaping and yard areas regularly to keep a
desirable, healthy appearance, eliminate trash, and
control vermin.
16.Incorporate Low Impact Development (LID) strategies, site
design, and source control measures into projects.
Examples include rain gardens, rain barrels, grassy swales,
soil amendments, and native plants.
17.Utilize seasonal shading from trees and shrubs when
developing planting schemes for courtyards and
streetscapes on south and west facing facades.
accent planters have been placed on each side of the primary
entryway into the commercial tenant space.
All consideration has been given with respect to the selection
of plant materials for this project. The vast majority of plant
options for this project represent low water use varieties to be
compatible with Carlsbad’s semi-arid Mediterranean climate.
The plants have all been selected to grow into the spaces they
have been placed so as to minimize the need for pruning. This
approach will help preserve the natural character of the many
plant varieties anticipated to be incorporated into this project.
Planters have been proposed for each side of the recessed
entrance leading into the commercial tenant space located on
the south side as well as the residential lobby entrance located
on the east side. The decorative tree grates that have been
incorporated into the pedestrian sidewalk along Grand Avenue
provide a safe walking surface to the public, but also offers a
decorative contrasting surface to an otherwise open expanse
of paving where ease of pedestrian travel is necessary.
The parking area has been minimized by it being located within
the physical limits of the building footprint. The driveway
entrance on the eastern side of the site has been designed to
provide safe access while minimizing the width. Enhanced
concrete has been proposed to provide visual interest to what
is considered a more functional feature for a typical site.
Along the eastern side of the building there is a grouping of
utility hardware that has been screened by a dense hedge like
shrub mass.
The parking lot for this project has been located within the
footprint of the building, so there is no need for additional
landscaping to screen this area from public view.
Approximately 80 percent of the plant materials considered for
this project qualify as drought tolerant and have been
screened regarding any potential of being classified by the
State of California as being invasive or noxious.
Along the eastern and southern elevations of the building
vines or espalier form plant varieties have been placed into
open planters and pocket planters to offer a vertical accent to
the building’ exterior.
There are no maintainable sections of wall or fencing proposed
for this site, so there is no screening requirement necessary.
The covered outdoor seating area located at the southeast
corner of the building includes a large planter bed between it
and the public right-of-way. The planter has complete soil
exposure and is irrigated by an automatic drip irrigation
system.
5
The building and landscape as well as the surrounding public
right-of-way area will be maintained at a high level by an
owner’s association.
There are numerous areas of the project designed for water
purification and storm runoff control. At final landscape, soil
tests will be conducted and the appropriate soil amendments
will be recommended and incorporated into the planter areas
prior to moving forward with installation of plant materials.
Most of the plants to be used for this project are considered
low water use varietals.
The tree selected for the south facing streetscape area is a
broadleaf evergreen variety that will form a canopy to provide
shade and offer a flowering accent during the summer months.
The west side of the building has no streetscape or courtyard
elements proposed.
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2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT
A.Building Form and Articulation
1.Reduce the imposing appearance of tall buildings by
stepping back from street level on elevations above the
ground floor.
2.Utilize horizontal and vertical articulation to break up
monolithic street walls and facades.
3.Utilize techniques to reduce massing, such as variation in
wall plane and height and variation in roof form and
levels.
4.Surface detailing may be used, but does not serve as a
substitute for distinctive massing.
5.Consider adjacent low density uses when designing and
orienting a building. For example, avoid balconies
overlooking rear yards.
6.Minimize the vertical emphasis of architectural design
elements by incorporating features such as horizontal
bands, reveals, trims, awnings, eaves, and overhangs or
other ornamentation, along different levels of the wall
surface.
7.Minimize blank walls by:
a.Adding window openings and/or entrances and
other relief.
b.Providing recessed glazing and storefronts.
c.Adding vertical pilasters which may reflect internal
building structure.
d.Changing color and texture along the wall surface.
e.Varying the planes of the exterior walls in depth
and/or direction.
f.Adding trims, projections, and reveals along
different wall surfaces.
8.Articulate the building façade by varying building elements
to create contrast. Integrate all architectural elements into
the building design to avoid the look of “tacked on”
architectural features.
9.Utilize facade projections and recesses such as bay
windows, planter boxes, roof overhangs, and entry way
recesses.
10.Arrange columns such that they appear to support the
weight of the building or feature above and are
balanced in height, weight, and depth. Spindly columns
can appear out of proportion with the element it is
supporting.
11.Size shutters appropriately, when used to cover the
window opening.
12.Avoid exterior sliding or fixed security grilles over windows
along street frontages.
13.Discourage and avoid “chain” corporate architecture and
generic designs. Each project should strive to achieve the
unique architectural style or character.
14.Design roofs to accommodate a solar photo-voltaic
system and/or solar water heating system, as required
by California Building Code.
The fourth-floor building elevation is stepped back 20’-4” to
29’-8” from the property line along Grand Avenue helping to
reduce the building’s overall appearance along this street
frontage.
The building podium contains a horizontal metal band providing a visible line of separation between the retail and
the residential elements above. To create vertical building
articulation, the residential portion of the building utilizes
decorative siding elements separated by smooth stucco
elements at varying wall planes combined with enhanced color
transitions. Recessed balconies and walkways create
additional levels of building articulation.
All building elevations utilize multiple layers of wall plane
variation which help to reduce building massing. The upper
floor is stepped back from the third-floor along the primary
street frontage at Grand Avenue. The building parapet
contains multiple height variations along with sloped roof and
sloped parapet elements providing additional layers of
architectural interest. Surface detailing in the form of smooth
limestone, decorative stone veneer (faux wood pattern),
decorative metal, decorative siding and smooth stucco
materials are proposed.
The project has been designed to orient patios toward the
street and away from adjacent residential properties as much
as possible. Unit 3 is the only unit that includes a patio nearest
the adjacent residential properties located to the north, and
this patio area has been restricted to the second-floor level of
the building to help minimize privacy issues at this location.
No overhanging type balconies are proposed. Unit 6 also
includes a fourth-floor patio and roof deck with northern
exposures; however, these features have been set back
approximately five and seven feet from the common property
line, which combined with height, minimizes the line-of-sight
and thus the ability to peer over and into the adjacent
properties.
A horizontal metal band has been incorporated at the upper
portion of the podium separating the retail area from the
residential area. Decorative eyebrows and metal canopies
have been added at all retail space window and door openings.
Additionally, decorative protruding eyebrow features have
been added above all windows and strategically within blank
wall areas. A decorative reveal pattern has been included
within the smooth stucco areas.
Blank walls have been minimized by adding and recessing
windows in all locations possible a depth of two-to-three
inches. Decorative reveals and projecting eyebrows have been
added to blank walls. Multiple wall plane changes have been
provided along with strategic color enhancements.
7
15.Utilize details such as wall surfaces constructed with
patterns, changes in materials, building pop-outs,
columns, and recessed areas to create shadow patterns
and depth on the wall surfaces.
16.Ensure that proportions are consistent with selected
architectural styles.
17.Incorporate the characteristic proportions of traditional
facades in new infill development.
18.Balance the ratio of height, width, and depth of arches
and columns to emphasize strength and balance.
19.Ensure consistency between the height of a column and its
mass or thickness with the weight of the overhead
structure the column supports.
20.Infill buildings that are much wider than the existing
facades should be broken down into a series of
appropriately proportioned structural bays or
components.
21.Consider transitions between the height of new
development and the height of adjacent existing
development.22.Utilize vertical building focal elements. Towers, spires, or
domes may foster community identity and serve as
landmarks.
23.Utilize windows and open wrought iron balconies to
provide opportunities for residents to passively observe
and report suspicious activity.
24.Utilize accent materials to highlight building features and
provide visual interest. Accent materials may include any
of the following:
a.Wood
b.Glass
c.Glass block (transom)
d.Tile
e.Brick
f.Concrete
g.Stone
h.Awnings
i.Plaster (smooth or textured)
25.Use building materials and finishes that are true to the
structure’s architectural style.
26.Windows, doors, and entries should be designed to
capture the desired architectural style of the building.
27.Generally, use no more than three different materials on
exterior wall surfaces. While certain styles may
successfully incorporate multiple surface materials,
caution must be used as too many materials can result in a
less than aesthetically pleasing building.
28.Ensure material changes occur at intersecting planes,
preferably at inside corners of changing wall planes orwhere architectural elements intersect, such as a chimney,
pilaster, or projection.
29.Utilize light and neutral base colors. Generally muted
color schemes will promote visual unity and allow
awnings, window displays, signs and landscaping to be
The building façade has been articulated using plane changes,
material changes, added projection elements and color
changes.
Decorative metal canopies, projecting eyebrows, metal trim
and recessed entries have been incorporated into the building
design to provide building façade interest and create unique
shadow patterns and depth.
The building roof is designed to incorporate a photovoltaic
solar system per current City of Carlsbad Climate Action Plan
requirements.
The southeast corner of the building, located at the corner of
Grand Avenue and Jefferson Street, incorporates a tower
element with an outdoor covered patio area. The tower
element, featuring decorative stone veneer (faux wood
pattern), large decorative metal awnings with anchor brackets,
vertical and horizontal metal trim, enhanced colored siding,
decorative light sconces, and a butterfly roof design, assist in creating a strong street presence at the intersection.
Material changes have been strategically located at inside
corners and decorative reveal features. The street frontage
storefront and entry door systems have been designed to
promote a high level of visibility into the retail space. Building
entrances have been strategically situated in locations that
clearly portray the primary entry element for the residential
and retail portions of the project. Recessed black-framed
windows have been incorporated into the design of the
building to provide an added level of interest.
8
given proper emphasis.
30.Ensure lighting is architecturally compatible with the
building.
31.Articulate storefronts with carefully arranged doors,
windows, arches, trellises, or awnings, rather than blank
walls.
32.Ensure that the main entrance to a building is clearly
identifiable and unique, as it is the primary point of arrival
and should be treated with significance.
33.Window type, material, shape, and proportion should
complement the architectural style of the building.
34.Utilize recessed windows where appropriate to the
architectural style, to provide depth.
B.Awnings
1.Use awnings made of commercial grade canvas or
metal and that are either fixed or retractable.
2.Avoid plasticized, and/or vinyl fabrics, and back-lit
awnings.
3.Maintain a minimum six (6) inch clearance from second
floor features such as windows.
4.Avoid wrapping awnings around buildings in
continuous bands.
5.Place awnings only on top of doors, on top of windows,
or within vertical elements when the façade of a
building is divided into distinct structural bays.
The project proposes fixed metal awnings on the ground floor
elevations along both street frontages at Grand Avenue and
Jefferson Street. Awnings are located above the commercial
entrance, covered patio recesses, residential lobby and garage
entrances. The proposed awnings avoid wrapping around the
building in a continuous band and maintain the minimum six-
inch clearance from the second-floor features.
C.Balconies
1.Place balconies adjacent to operable doorways. Faux
balconies or those that do not appear usable are
discouraged.
2.Visually support all balconies, either from below by
decorative beams and/or brackets, from above by cables,
or by other parts of the building.
3.On corners, balconies may wrap around the side of the
building.
No balconies or faux balconies are proposed with this project.
However, each residential unit does provide an outdoor patio
area. Each of these areas is located adjacent to operable
doorways.
D.Roof Forms
1.Ensure that roof materials and colors are consistent with
the desired architecture or style of the building.
2.Utilize multi-roof forms, hips, gables, shed roof
combinations, and sufficiently articulated flat roofs to
create interesting and varying roof forms that will reduce
building mass, add visual appeal, and enhance existing
Village and Barrio character and massing.
3.Avoid long, unbroken, horizontal roof lines.
4.Avoid flat roofs unless sufficient articulation of detail is
provided, such as precast treatments, continuous banding
or projecting cornices, lentils, caps, corner details, or
variety in pitch (sculpted), height, and roofline.
5.Avoid the “tacked on” appearance of parapets, and ensure
their appearance conveys a sense of permanence. If the
interior side of a parapet is visible from the pedestrian
and/or motorist area of the project, utilize appropriate
detail and properly apply materials.
The project avoids long, unbroken horizontal roof lines and flat
roof elements through use of architectural tower features with
butterfly roof designs, varied parapet heights and overhanging
parapet caps. Parapet interior sides are only visible to the
third and fourth floor residences and have been architecturally
treated to present a finished appearance.
9
E.Lighting
1.Provide exterior building lighting, particularly in
commercial and high-pedestrian areas.
2.Design or select light fixtures that are architecturally
compatible with the building.
3.Integrate light fixtures that are downcast or low cut-off
fixtures to prevent glare and light pollution.
4.Design lighting in such a way as to prevent the direct view
of the light source from adjacent properties or uses,
particularly residential properties or uses.
5.Utilize lighting on architectural details, focal points, and
parking areas to increase safety, help with orientation, and
highlight site attributes and the identity of an area.
6.Use energy-efficient lamps such as LED lights for all
exterior lighting along with adaptive lighting controls to
contribute to energy conservation and potentially
reduce long-term costs.
Architectural lighting is proposed along the street-facing
elevations of the building on the ground floor at Grand Avenue
and Jefferson Street. Proposed light fixtures are considered
downcast or low cut-off type fixtures that help to prevent light
glare or pollution. Light fixture locations have been selected
for areas on the building that provide exterior building lighting
in commercial and high pedestrian traffic areas for increased
safety, helping with orientation, and which focus on
architectural detailing.
The Carlsbad Village Decorative Pedestrian Lighting Study does
not contain any recommendations for the intersection of
Grand Avenue and Jefferson Street.
From:Ziv Ran
To:Jason Goff
Subject:ct2018-0008/sdp2018-0010
Date:Wednesday, August 14, 2019 8:50:10 AM
I am opposed to the project as it will destroy village character.
Ziv Ran
Forest Av.
ATTACHMENT 5
October 1, 2019
Planning Commissioners,
City of Carlsbad
I am contacting you regarding agenda item #2 CT2018-008;SDP2018-0010
on the October 2, hearing a development proposal labeled “Grand Jefferson”.
I have two issues on which I would like to provide input, 1 Architectural Styles;
2 Street trees.
ARCHITECTURE - Recently I offered up my opinion on Village architecture
in a position paper our City Council. In it I express that I felt it very important
to protect and enhance the qualities that help make our Village ( the heart of
our town) unique. One of those qualities is its heritage, in the fact that the core
area of the Village had its first real “bloom” almost one hundred years ago in
the 1920s. Voting to approve this project will not do that rather it will help
dilute this quality and the overall uniqueness. The style of this development
proposal is what is common in today’s real estate development industry. Like
it or not it is what you will most likely find being built all over the San Diego
region, the southern California region. Building this project will help date the
Village giving it the stamp of this time period and make it look like all other
areas build today.
I do understand that your charge is to only find errors by the planning staff that
then allow you to vote no and recommend it be stopped. Also I am aware that
the State has taken away judgement by City councils on design issues that are
not specifically given as written standards. So I expect to read this project will
make it through your hearing and the Council’s. With that we should all know
that we, all of us, have failed in doing the best job possible for our community.
page1of2
STREET TREES - The Council will be bringing back the recently approved V-
B Master Plan for additional review. One issue not yet on their list but that
should be added is a comprehensive plan for street trees. The V-B is a semi
urban neighborhood, yes the only one in all of Carlsbad. Hence trees along
its streets should be viewed as an important element in making this
neighborhood the best it can (World Class City -right) . Important enough not
be held as an after thought guided by too limited a scope of inputs. The Grand
Jeff. site today has 6 -30ft Queen palms on the parcel that would be ideal as
street trees adjacent to a 50ft building. Instead the dev proposal shows
planting King Palms from 36 inch boxes. I was told the applicant is doing this
because they where directed to by the City. Kings naturally shed their fronds
at the end of the life cycle making them the easiest tree to maintain.
Certainly, maintenance should be a consideration but not the primary one in
selecting trees for our streets. Re-use is a part of sustain ability, and I am
confident your Commission supports that practice. Please ask that the
applicant dig, box, store and then reuse the existing Queen Palms. Also
please ask the City Council to put the issue of Street Trees on their list of
Master Plan items to be further discussed in their upcoming hears.
Respectfully,
WILKINSON DESIGN GROUP
Robert E W ilkinson PLA 1999
October 9, 2019
Planning Commissioners,
City of Carlsbad
The hearing back on the 2 was the first I’ve attended in a few months, givingnd
me the opportunity to view the commission with your newer appointees. I was
impressed with the thoroughness and depth of your review of the development
proposals before you and as a member of the engaged community I appreciate
that very much. Once again my comments herein are regarding proposal
CT2018-008;SDP2018-0010 labeled “Grand Jefferson”. I am sure you all, as
I, hope that a creative proposal for development of this corner property can
find its way to approval and be built. However, as for how it was presented at
your split vote on the 2 the proposal is not there yet. This project my be a firstnd
rate example of the term “efficiency of scale” that is that it may just be too small
a parcel for a four story mixed use building.
Since a number of you where not seated during the approval of the recent V-B
Master Plan allow me to provide some background. As a founding member of
”Imagine Carlsbad” we originated the idea of the Grand Promenade. W e have
also pitched and pushed for retaining a commercial core and taking the steps
needed to see that it can compete with other retail centers so the Village
flourishes as Carlsbad’s Town Center. This means that many of the projects
in this area will be “mixed use” with retail in the street level space and housing
above. Getting this type of development right seems to be no easy task.
Certainly there are many requirements or ingredients needed to make it work.
One is parking, all to often, the proposal does all it can to max out the number
of residential units where the developer gets their quickest return on
investment. That means parking for those units, all to often pushes the street
level commercial space to only get the area that is left over as an after
page1of3
thought. To solve that conflict we want to see the parking go sub-grade. But
there in lies the scale issue, when the property is this small there is no room for
ramped access. A common car lift can work for resident parking but only
where there is ample area for queuing as in an alley, Grand J can’t make either
of these two solutions work, economy of scale right? We have pitched that
mixed use project’s should, not only have the ability to purchase off site parking
for commercial uses (parking in lieu), but also be allowed to offer residential
units to have only one parking space on site offering additional parking spaces
on a lease basis in a near by group, shared, multi level parking facility. To
make it easier to achieve that kind of facility the city government should be a
partner in it.
Allow me to circle back to the big picture of a strong commercial / retail center
in the Village. Regarding private use of cars, the City pitches the idea that the
Village does not need a parking structure. That our society will move away from
today’s norm of using private cars for every move we make. We are all for
that but realistically if it happens it will take time. W hile we wait, the Village’s
retail core must compete with other retail centers in the area all of which have
ample parking. Our solution to this is to build a couple shared facilities that are
constructed so a portion of the facility (as we evolve over 25 years) can be
remodeled and re-purposed to something other than parking. To achieve this
means that our local government has wrapped its arms around the Village to
insure it becomes our Town Center.
Back to the Grand J, on parking, at this point they should look at the solutions
used by other approved projects in the Village-Barrio providing two parking
space for each res unit by stacking then vertically. Using individual lifts that
puts one car below grade. This should free up the area needed to solve the
other demands on this development. One of those other demands is the
cleaning of drainage water.
page2of3
To solve the drainage issue the project has proposed to use a prefab planter
devise. However the project has limited space to place these devices so they
are putting four of them at each of the street tree locations. The devise limits
the size of the plants that can be used within them. The solution, as proposed,
uses Magnolia trees, specifically Magnolia Little Gem, descriptive name as yes
the tree is a dwarf verity. At maturity it will top out at a 20ft height and that will
take twenty years (Magnolias are slow growers). Realistically these trees will
never see 20ft, as one of the criteria street trees should be judged by is their
durability. Unfortunately small trees like the one proposed are subject to
vandalism. More important in bringing this forward for your consideration is the
design issue of scale and proportion that seems to have been ignored. In an
semi urban environment like the Village there needs be a relationship between
the trees we place along our streets and the buildings they are adjacent to.
Propose the use of a dwarf tree next to a 50ft building, what! The Master Plan
has made the statement “Make Great Streets”, the solution proposed in the
Grand J falls far short of that. The proposed solution is a prime example for my
current pitch to the Council, as they bring back the MP for re-consideration, that
is the need for a comprehensive street tree plan for the Village. The project
must find other areas to clean storm water and it should reuse the Queen
Palms (30ft) existing on site as project’s street trees.
Again, like you I hope we can find a creative solution for a new development
at this corner. However, if the solutions discussed here continue to be part of
this proposal I ask that you all vote no, as we need to do better than misguided
and mediocre.
Respectfully,
WILKINSON DESIGN GROUP
Robert E Wilkinson PLA 1999
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
ARCHITECTURAL
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
NO. OF PLANNING COMMISSION
RESOLUTION NO.
A0.1 COVER SHEET
A1.1 SITE PLAN
NOTE: ALL PROJECT SIGNAGE TO BE UNDER A SEPARATE PERMIT
NEW PROPOSED MIXED USE RETAIL AND RESIDENTIAL PROJECT CONSISTING OF A FIRST FLOOR RETAIL /
COMMERCIAL / PARKING GARAGE, SECOND, THIRD AND FOURTH FLOOR RESIDENTIAL UNITS. 6 TOTAL
RESIDENTIAL UNITS PROPOSED.
786 GRAND AVENUE
203-302-04-00
AREAS:
1ST FLOOR TOTAL GROSS:
HANDICAP PARKING SPACES PROVIDED:
TOTAL SPACES PROVIDED:
STANDARD PARKING SPACES PROVIDED:
1 SP.
12 SP.
11 SP.
LOT AREA:
EXISTING COMMERCIAL LOT:9,060 S.F. / .208 AC
RESIDENTIAL UNITS:
TOTAL GROSS FLOOR AREA:16,272 S.F.
TOTAL PARKING GARAGE AREA:4,334 S.F.
- COMMERCIAL:1,823 S.F.
1,947 S.F.
5,637 S.F.
2ND FLOOR (2 1/2 CONDO UNITS TOTAL GROSS):
VILLAGE (V)GENERAL PLAN
VILLAGE REVIEW (V-R)ZONING
VILLAGE MASTER PLAN (VMP)MASTER PLAN
NOCOASTAL ZONE
PROPOSED WATER USAGE
RESIDENTIAL 250 GPD X 6 UNITS = 1,500 GPD
COMMERCIAL (RETAIL).23 GPD PER SF X 1,823 SF = 419 GPD
BUILDING TOTAL 1,919 GPD
RESIDENTIAL 8 TRIPS PER D.U. X 6 UNITS = 48 ADT
COMMERCIAL (RETAIL)40/1,000 S.F.=.04 X 1,823 GROSS S.F. = 73 ADT
BUILDING TOTAL 121 ADT
TOTAL LOT AREA:
PARKING REQUIRED
COMMERCIAL RETAIL (1,823 SF GROSS / 415)4 SP.
MULTI FAMILY CONDO (4-3 BDRM. UNITS X 1.5)
TOTAL SPACES REQUIRED: 13 SPACES
PARKING PROVIDED
CARLSBAD UNIFIED SCHOOL DISTRICTSCHOOL DISTRICT
CARLSBAD MUNICIPLE WATER DISTRICTWATER SERVICE
CARLSBAD WASTEWATER DIVISIONSEWER SERVICE
PROPOSED SEWER USAGE
RESIDENTIAL (EDU) = 220 GAL/DAY X 6 DU X (1 EDU PER/DU) = 1,320 GAL/DAY
COMMERCIAL (R)1 EDU / 1,800 SF = 1,823 SF / 1,800 = 1.01 X 220 = 223 GAL/DAY
BUILDING TOTAL 1,543 GAL/DAY
TOTAL CONDOMINIUM UNITS 6 UNITS
- LOBBY AREA:124 S.F.
DWELLING UNIT DENSITY:
.208 AC X 35 D.U./AC = 7.28 UNITS ALLOWED (MAX. PER VILLAGE MASTER PLAN)
BUILDING / LOT COVERAGE:
TOTAL GRADE USEABLE AREA AND COVERED PARKING AREA 6966 SF / 87.9%
NOTE: THE RESIDENTIAL CONDOMINIUM AND APARTMENT UNITS MUST BE ACCESSIBLE AND
ADAPTABLE.
PROPOSED DRAINAGE DISCHARGE / BASIN
DRAINAGE BASIN/ HYDROLOGICAL AREA:
CONDOMINIUM NOTE
THIS IS A MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE
STATE OF CALIFORNIA AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. THE NUMBER OF
CONDOMINIUM UNITS IS 7. 6 RESIDENTIAL UNITS AND 1 COMMERCIAL UNIT.
CARLSBAD, CALIFORNIA
WATER METER NOTE
THE DIRECTOR OF PUBLIC WORKS SHALL CONSIDER THE INSTALLATION OF SUB METERS PER SEC. 9
FROM CMWD ORD. 45. A LETTER SHALL BE SUBMITTED INDICATING THE REASONS FOR THE REQUEST
ALONG WITH AN ANALYSIS OF ALL THE FIXTURE UNITS OF ALL RESIDENTIAL AND COMMERCIAL/OFFICE
CONDOMINIUMS SERVED BY THE MASTER PUBLIC METER TO DETERMINE THE NUMBER AND SIZE OF
MASTER PUBLIC METERS NEEDED.
1 SP. CREDIT
MULTI FAMILY ON SITE PARKING SPACES PROVIDED:9 SP. (ALL REQUIRED)
EXISTING BUILDING:
DAY CARE BUILDING TO BE REMOVED 2,124 SF
40/1,000 S.F.=.04 X 2,124 S.F. = 85 ADT
NOISE NOTE
THIS PROJECT IS NOT WITHIN A NOISE CRITICAL AREA (CNEL CONTOUR OF 60 dB) AS SHOWN ON THE
GENERAL PLAN.
RESIDENTIAL CONDO UNIT 1 (3 BEDROOM)
6 SP.
DENSITY PROPOSED = 28.85 UNITS PER ACRE
A2.1 FIRST FLOOR PLAN
A2.2 SECOND FLOOR PLAN
A3.1 BUILDING ELEVATIONS
3,418 S.F.4TH FLOOR (1 CONDO UNITS TOTAL GROSS):
RESIDENTIAL CONDO UNIT 6 (4 BEDROOM)
9,060 S.F. / .208 AC
A2.3 THIRD FLOOR PLAN
A2.4 FOURTH FLOOR PLAN
A2.5 ROOF PLAN
A3.2 BUILDING ELEVATIONS
A1.2 SETBACK EXHIBITS
RESIDENTIAL CONDO UNIT 2 (3 BEDROOM)
RESIDENTIAL CONDO UNIT 3 FIRST FLOOR (2 BEDROOM)1,378 S.F.
2,112 S.F.
2,147 S.F.
TOTAL 2ND FLOOR
5,270 S.F.
3RD FLOOR (2 1/2 CONDO UNITS TOTAL GROSS):
RESIDENTIAL CONDO UNIT 4 (3 BEDROOM)
RESIDENTIAL CONDO UNIT 5 (3 BEDROOM)
RESIDENTIAL CONDO UNIT 3 LOFT 1,017 S.F.
2,112 S.F.
2,141 S.F.
TOTAL 3RD FLOOR
(1-2 BDRM. UNITS X 1.5)1.5 SP.
THE GRAND JEFFERSON
MIXED USE DEVELOPMENT
786 GRAND AVENUE
SHEET INDEXPROJECT DIRECTORYPROJECT INFORMATIONCODES
VICINITY MAP
APPROVALS
DEFERRED SUBMITTALS
SPECIAL INSPECTIONS
SCOPE OF WORK
UTILITY/ SERVICE PROVIDERS
OWNER/ DEVELOPER: RINCON HOMES
CONTACT: KEVIN DUNN
3005 S EL CAMINO REAL
SAN CLEMENTE, CALIFORNIA 92672
T: 949-438-5494
-
-
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA FIRE CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA EXISTING BUILDING CODE
2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
2016 CALIFORNIA ENERGY CODE
PLUMBING CALCULATIONS
ASSESSORS PARCEL NUMBER:
ADDRESS:
OCCUPANCY/ SEPARATED OR NON-SEPARATED:B, S-2, R-2
TYPE OF CONSTRUCTION:IIIB
FIRE ALARM:YES
FIRE SPRINKLERS:YES, NFPA 13
STORIES:4
HEIGHT (MAXIMUM):45'-0"
USE:MIXED-USE: RETAIL/ RESIDENTIAL
BUILDING AREA ANALYSIS
GENERAL NOTES
NOTE: CONTRACTOR TO PROVIDE A DEFERRED SUBMITTAL TO THE FIRE DEPARTMENT FOR FIRE
SPRINKLER AND FIRE ALARM PLANS.
NOTE: FLAMMABLE AND COMBUSTIBLE LIQUIDS SHALL BE IN COMPLIANCE WITH CFC 5705.3.5.2.
HAZARDOUS MATERIALS SHALL BE IN COMPLIANCE WITH CBC 307.1(1) AND 307.1(2).
NOTE: SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE
REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM AND
FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED
SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN
GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS
SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN
APPROVED BY THE BUILDING OFFICIAL.
SITE
PASCO LARET SUITER & ASSOCIATES (PLSA)
CONTACT: TYLER LAWSON
535 N HIGHWAY 101 STE A
SOLANA BEACH, CALIFORNIA 92075
T: 858-259-8212
CIVIL:
KIRK MOELLER ARCHITECTS, INC.
CONTACT: KIRK MOELLER
2888 LOKER AVENUE EAST, STE 220
CARLSBAD, CALIFORNIA 92010
T: 760-803-8006
ARCHITECT:
ALLOWABLE ARCHITECTURAL PROJECTIONS (VBMP 2.6.2.C.4.C)55'-0"
NOTE: ENTIRE BUILDING SHALL BE FIRE SPRINKLERED PER NFPA STANDARD 13 AND CITY OF CARLSBAD
REGULATIONS. A WET STANDPIPE PER NFPA 24 SHALL ALSO BE PROVIDED. PLANS SHALL BE PROVIDED
TO THE FIRE DEPARTMENT FOR REVIEW AND APPROVAL.
(1-4 BDRM. UNITS X 1.5)1.5 SP.
PARKING ANALYSIS
OPEN SPACE ANALYSIS
N
DAEDALUS DESIGN GROUP
CONTACT: JEFF SMITH
2725 JEFFERSON ST, STE 15B
CARLSBAD, CA 92010
T: 760-720-4337
LANDSCAPE
ARCHITECT:
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
ALL OF LOTS 13, 14, 15 AND 16 IN BLOCK 50 OF CARLSBAD TOWNSITE, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE
OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, MAY 2, 1888, EXCEPTING THEREFROM, THE SOUTHWESTERLY 50 FEET THEREOF.
AVERAGE DAILY TRAFFIC
STANDPIPE SYSTEM:YES, WITHIN STAIRWELLS
LANDSCAPE AREA:
1ST FLOOR:
PLANTER AREAS: 92 S.F.
SITE LANDSCAPE AREA: 443 S.F.
2ND FLOOR (PLANTERS): 72 S.F.
3RD FLOOR (PLANTERS):72 S.F.
4TH FLOOR (PLANTERS): 72 S.F.
ROOF DECK (PLANTERS): 0 S.F.
TOTAL LANDSCAPE AREA:751 S.F.
TOTAL LANDSCAPE % OF LOT AREA:8.3%
PRIVATE RESIDENTIAL OPEN SPACE PER SECTION 2.7.1.2 OF VBMP:
RESIDENCE 1 BALCONY: 174 S.F.
RESIDENCE 2 BALCONY: 149 S.F.
RESIDENCE 3 BALCONY: 238 S.F.
RESIDENCE 4 BALCONY: 164 S.F.
RESIDENCE 5 BALCONY: 149 S.F.
RESIDENCE 6:
4TH FLOOR DECK:1,614 S.F.
ROOF DECK: 1,934 S.F.
TOTAL RESIDENCE 6:3,548 S.F.
TOTAL PRIVATE RESIDENTIAL OPEN SPACE:4,422 S.F.
PUBLIC PLAZA SPACE:
FIRST FLOOR: 344 S.F.
PROVIDED MAX. BLDG HEIGHT W/ ARCH.PROJECTIONS PER VBMP 2.6.2.C.4.C 49'-6"
6 BICYCLE SPACES PROVIDED (2 RACKS OF 3-BICYCLES EACH PROVIDED WITHIN
PARKING GARAGE) IN LIEU OF 1 CAR PARKING SPACE PER VBMP 2.6.6 TABLE 2-4
(SUBSTITUTION OF CAR PARKING WITH BICYCLE PARKING):
TOTAL SPACES PROVIDED INCLUDING CREDITS: 13 SPACES
PEAK DRAINAGE DISCHARGE POST DEVELOPMENT (Q100)= 1.13 C.F.S.
CARLSBAD/ BUENA VISTA CREEK/ BASIN "B" PER MASTER PLAN
A4.1 BUILDING SECTIONS
A4.2 BUILDING SECTIONS
CIVIL
C-1 COVER SHEET
C-2 PRELIMINARY GRADING PLAN
C-3 SECTIONS AND DETAILS
LANDSCAPE
L-1 TREE SURVEY PLAN
L-2 CONCEPTUAL LANDSCAPE PLAN SITE/1ST FLOOR
L-3 CONCEPTUAL LANDSCAPE PLAN 2ND, 3RD, AND 4TH FLOORS
L-4 WATER CONSERVATION PLAN
L-5 LANDSCAPE WATER USE EXHIBIT
L-6 LANDSCAPE MAINTENANCE RESPONSIBILITY
EXISTING ON-SITE COMMERCIAL BUILDING
NET DIFFERENCE 121 - 85 = 36 ADT NET ADDITIONAL
EVSE PARKING REQUIREMENT:1 SPACE RESIDENTIAL (9 X .1=1)
EVSE IINSTALLED SPACE (50% EVSE):1 SPACE RESIDENTIAL EVSE INSTALLED
A. CONSISTENT WITH GENERAL PLAN LAND USE AND ZONING YES
CLIMATE ACTION PLAN (CAP)
I. GHG STUDY REQUIRED NO
B. ENERGY EFFICIENCY REQUIREMENT NO
C. PHOTOVOLTAIC REQUIREMENT YES
I. KW-DC ROOF MOUNTED 24
II. KW-DC GROUND MOUNTED 0
III. KW-DC TOTAL PROJECT 24 (48 PANELS TOTAL)
D. ELECTRIC VEHICLE CHARGING REQUIREMENT YES
I. # EV CHARGERS 1
II. # EV READY 0
III. # EV CAPABLE 1
E. HOT WATER HEATING REQUIREMENT
F. TRAFFIC DEMAND MANAGEMENT REQUIRED NO
YES, 40 SF SOLAR COLLECTORS PROVIDED
(2 PANELS TOTAL)
C-4 DRAINAGE MANAGEMENT AREA EXHIBIT- ROOF PLAN
C-5 DRAINAGE MANAGEMENT AREA EXHIBIT- 4TH & 3RD FLOOR BMP'S
C-6 DRAINAGE MANAGEMENT AREA EXHIBIT- 2ND & GROUND FLOOR BMP'S
ATTACHMENT 6
XXX
XXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXE
G
G
S
T T
T
C
C
W
DECK
HOUSE
HOUSE SIDEWALKSIDEWALK
FF 55.76
RF 65.0 CONC DWY
SIDEWALK
RF 68.9
RF 66.8 RF 66.42
RF 64.0
FF 55.44
FF 54.6
FF 54.9
SHED
ACC
E
S
S
LI
MI
T
E
D
FF 56.30
FF 56.44
RF 70.8
RF 68.8
DECK
ST
E
P
S
C
O
V
E
R
E
D
P
A
T
I
O
ASPHALT
CONC
SHED
FF 56.4
STEP 5555
54545454
5454545453
5353
54.
8
54.
5
54.
2
53
.
7
53
.
7
54.
1
55
.
2
53.
5
53.
7
53.
3
53.
2
53.
2
53.
1
53
.
8
53.
9
54.
1
55.
3
55.
3
54
.
9
54.
7
54.
5
54.
1
54.
0
54.
3
54.
2
54.
2
53
.
2
53.
5
53
.
6
53
.
7
53.
7
54.
8
54.
3
GRAND AVENUE JEFFERSONSTREET(N09°33'57"
E 51.25' R
O
S 18380)(335.19' ROS 21269)(N09°35'32"
E 51.25'
R
O
S 21269)
N10°01'31"E 51.25'
(N55°32'11"E 89.96' ROS 18380)(N55°32'11"E 321.27' - ROS 18380)
B
E
L
I
E
V
E
D
T
O
B
E
D
I
S
T
U
R
B
E
D
B
Y
C
O
N
S
T
R
U
C
T
I
O
N
N55°55'01"E 89.90'
N55°58'24"E 89.90'N34°02'34"W 99.68'N34°02'34"W 99.77'S S S S S S S S S S S S S S S S S S S S S S S S
SSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWW W W W W
GGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G
IR
W
S
S
W W W W W
S S S S
S S S S
SSSSSSSSSSSSSSSSSSSSSSSSS S S S WWWWWWWWWWWWW W W W W W
W W W W W
S
W W W W W W WWGRAND AVENUE JEFFERSON STREETTRASH
LOBBY
ELEV EQUIPMENT
ELEC.
COMMERCIAL
1,823 SF GR
FDC
TRANS.
RECYCLE
PLANTERCOVERED OUTDOOR PLAZA
344 SF
UP
UP
STAIR 1
STAIR 2
ELEVATOR
PLANTERPLANTERNOTE: ELECTRIC VEHICLE
CHARGING STATION PROVISIONS SHALL BE
PROVIDED PER CURRENT CODE AND VBMP
GAS MTRS
PLANTER
PARKING GARAGE - 12 VEHICULAR SPACES
AND (2) 3-BICYCLE (6 TOTAL) PARKING SPACES20'-0"24'-0"20'-0"8'-0"9'-0"8'-6" TYP.18'-0"2'8'-6" TYP.
1 2 3 4 5 6 7
9 10 11 12
EXISTING BUILDING
1'-5"34'-6"12'-0"17'-7"1'6'-3"1'98'-0"9"77'-5"11'-2"1'-4"
SIDEWALK13'-0"SIDEWALK
SIDEWALK
DRIVEWAY
LANDSCAPE
LANDSCAPE
LANDSCAPE
1'-1"
4'-0"
10'-0"
40'-0"
16'-0"23'-11"
BICYCLE
PARKING
BICYCLE
PARKING
DECORATIVE SCORED
COLORED CONCRETE19'-5"3'-4"
ACCESSIBLE PATH
OF TRAVEL
5'-2"6'-0"2'-3"6'-0"1'-9"2'-0"3'-0"18'-5"
MAIL
6'-0"5'-0"LANDSCAPE
SIDEWALK
LANDSCAPELANDSCAPE LANDSCAPE4'20'-0"LOCATION OF FUTURE
GREASE INTERCEPTOR
LOCATION OF (1)
ELECTRIC CAR
CHARGING STATION
INSTALLED
8
18"
8'-6"
5'-0"
8'-6" TYP.
18"
LANDSCAPE
F.F.E.= 54.3
PAD= 53.6
DECORATIVE
SCORED
COLORED
CONCRETE
3-BIKE VERTICAL
HANGING RACK- SARIS
INFRASTRUCTURE
MODEL #8043
3-BIKE VERTICAL
HANGING RACK- SARIS
INFRASTRUCTURE
MODEL #8043
GREASE DUCT
LOCATION ABOVE
1 RESIDENTIAL
METER (TO BE
SUB-METERED)
AND 1
COMMERCIAL
METER
LOCATION OF (1)
ELECTRIC CAR
CHARGING STATION
CAPABLE
17'-0"
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
NO. OF PLANNING COMMISSION
RESOLUTION NO.
A1.1
10'0 5'20'
PROPERTY LINE
ZERO CURB
8'-6" x 17'-6" W/ 2'-6" O.H.
LANDSCAPED AREA
"C" DRWGS. FOR THICKNESS
CONCRETE PAVING - SEE
8'-6" x 20'-0" MIN.
STANDARD PARKING STALL
STANDARD PARKING STALL
HANDICAP PARKING STALL,
9' x 18' MIN.
SEWER LATERAL
GAS LINE - SEE CIVIL
S
G
SEE CIVIL
FIRE HYDRANT
EXISTING PUBLIC
LIGHT STANDARD
PRIVATE FIRE HYDRANT-
CATCH BASIN
WATER LINE - SEE CIVIL
APPROX. LOCATION
APPROXIMATE LOCATION
C.B.
W
F.H.
ACCESSIBLE PATH OF TRAVEL
FIRE LANE - CURB TO BE PTD.
NOTE: ALL PROPERTY LINES, EASEMENTS AND BUILDINGS, BOTH EXISTING AND PROPOSED, ARE
SHOWN ON THIS SITE PLAN.
8'-0" x 15'-0" MIN.COMPACT PARKING STALLc
NOTE: ALL SIGNAGE TO BE "UNDER SEPARATE PERMIT" AND "SEPARATE REVIEW".
RED W/ WHITE LETTERS "NO
PARKING FIRE LANE"
REF.D/WPANTRY
WINE11'-3"21'-2"21'-2"3'-9"20'-10"
PER VBMP SECTION 2.7.1 #3 A & B
TOTAL 4TH STORY LINEAL FEET FRONTAGE ALONG GRAND AVENUE: 78'-2"
TOTAL BUILDING LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE:0
TOTAL BUILDING LINEAL FRONTAGE MORE THAN 10' SETBACK FROM PROPERTY LINE: 78'-2"
PERCENTAGE OF LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 0 / 78'-2" = 0% (MAX. 30%)
78'-2"20'-4"PER VBMP SECTION 2.7.1 #3 A & B
TOTAL 4TH STORY LINEAL FEET FRONTAGE ALONG JEFFERSON: 78'-8"
TOTAL BUILDING LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 21'-0" (SEE RECTANGULAR BOXES)
TOTAL BUILDING LINEAL FRONTAGE MORE THAN 10' SETBACK FROM PROPERTY LINE: 57'-8"
PERCENTAGE OF LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 21' / 78'-8" = 26.7% (MAX. 30%)
10'-4"12'-8"10'-8"45'-0"11'-2"1'-0"4'-0"10'-0"78'-8"
REQUIRED: TOTAL SF OF ENCLOSED
FOURTH FLOOR SPACE SHALL NOT
EXCEED 80% OF THE THIRD FLOOR
FOOTPRINT PER VBMP 2.7.1.G.3 b
PROVIDED: ENCLOSED FOURTH
STORY IS 54% OF THIRD FLOOR
FOOTPRINT22'-9"ENCLOSED FOURTH
FLOOR = 4,048 SF / 54%
THIRD FLOOR FOOTPRINT
INCLUDES AREA BELOW
FOURTH FLOOR
TOTAL = 7,478 SF
KEY
3RD FLOOR ROOF AREA
WALKWAY PLANTER
STORAGE
22'-3"29'-8"3RD FLOOR ROOF AREA 3RD FLOOR ROOF AREA
3RD FLOOR ROOF AREA
4TH FLOOR AREA
4TH FLOOR AREA
3RD FLOOR FOOTPRINT 7,478 SF
3,730 SF
103 SF
215 SF
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A1.2
8'0 4'16'8'0 4'16'
8'0 4'16'
TRASH
LOBBY
ELEV EQUIPMENT
ELEC.
COMMERCIAL
1,823 SF GR
FDC
TRANS.
RECYCLE
PLANTERCOVERED OUTDOOR PLAZA
344 SF
UP
UP
STAIR 1
STAIR 2
ELEVATOR
PLANTERPLANTERNOTE: ELECTRIC VEHICLE
CHARGING STATION PROVISIONS SHALL BE
PROVIDED PER CURRENT CODE AND VBMP
GAS MTRS
PLANTER
PARKING GARAGE - 12 VEHICULAR SPACES
AND (2) 3-BICYCLE (6 TOTAL) PARKING SPACES
38'-0"15'-0"24'-0"21'-0"77'-5"10'-1"
36'-6"12'-0"20'-7"20'-7"12'-8"10'-8"24'-0"21'-0"5'-2"9'-1"87'-6"98'-0"20'-0"24'-0"20'-0"8'-0"9'-0"8'-6"18'-0"6'-0"8'-6"6'-3"1 2 3 4 5 6 7
8 9 10 11 12
1'-0"1'-5"1'-0"
1'-1"1'-4"9"1'-0"8"LOCATION OF
SECURITY GATE
3'-0"6'-0"
1'-0"
A4.2
3
A4.2
4
A4.1
2
A4.1
1
18'-5"
8'-6"2'-0"4'-0"WHEEL
STOP
LINE OF
COMMERCIAL
GREASE DUCT
SHAFT OVERHEAD
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
17'-0"
10'-0"
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A2.1
8'0 4'16'
UP
DN
STAIR 2
PLANTER 72 SFFACE OF BUILDING WALL BELOWSTORAGE 1
37 S.F.
D W
DINING
LIVINGD/WMASTER
BEDROOM
PATIO
174 SF
BEDROOM 3
BEDROOM 2
KITCHEN
CL
LAUNDRY
CL REF.UNIT 1
2147 SF PANTRYWALKWAY
UP
DN
STAIR 1
DININGWDLIVINGLINENMASTER
BEDROOM
BEDROOM 3 BEDROOM 2
KITCHEN
POWD.
CL
CL
CL
CL
LAUNDRY
UNIT 2
2112 SF
REF.PANTRY
CL
PATIO
149 SF
LINEN
DINING
D/W
REF.
UP
PATIO
238 SF BEDROOM 2
KITCHEN
CL
PANTRY
UNIT 3
1378 SF MAIN
1017 SF LOFT
2395 SF TOTAL
DESK
D/WCL
CL
ELEVATOR
FP
STORAGE 2
37 S.F.
LIVING3'-0"2'-8"
15'-11"12'-0"16'-7"19'-4"7'-2"11'-10"5'-2"21'-0"10'-4"87'-6"97'-0"9'-2"13'-3"
15'-11"27'-9"20'-1"11'-0"10'-1"11'-2"31'-2"13'-8"16'-4"10'-8"1'-0"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"10'-1"11'-0"18'-11"
10'-4"29'-7"5'-6"11'-2"2'-6"8'-2"6"3'-0"6'-0"1'-0"8"6'-9"12'-4"
9'-8"4'-5"4'-5"2'-8"1'-0"
8"
A4.2
3
A4.2
4
A4.1
2
A4.1
1
8"6'-0"4'-4"1'-0"4'-0"1'-0"1'-0"1'-0"7'-0"5"12'-9"AREA OF
COMMERCIAL
GREASE DUCT SHAFT
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A2.2
8'0 4'16'
UP
DN
STAIR 2
72 SF PLANTERFACE OF BUILDING WALL BELOWCL
MASTER BEDROOM
OPEN TO BELOW
UNIT 3
LOFT
DN
WDLAUNDRY
PATIO
164 SF
WALKWAY
UP
DN
STAIR 1WDLINENBEDROOM 3 BEDROOM 2
POWD.
CL
CL
CL
CL
LAUNDRY
UNIT 5
2112 SF
PATIO
149 SF
ELEVATOR
LIVING
DINING
LIVING
MASTER
BEDROOM
KITCHEN
REF.PANTRY
D/WSTORAGE 4
37 S.F.
STORAGE 5
37 S.F.
D W
DINING
D/WMASTER
BEDROOM
BEDROOM 3
BEDROOM 2
KITCHEN
CL
LAUNDRY
CL REF.UNIT 4
2147 SF PANTRYLINEN
CL
CL3'-0"2'-8"
15'-11"12'-0"16'-7"19'-4"7'-2"11'-10"5'-2"21'-0"10'-4"87'-6"97'-0"9'-2"13'-3"
15'-11"27'-9"20'-1"11'-0"10'-1"11'-2"31'-2"13'-8"16'-4"10'-8"1'-0"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"10'-1"11'-0"18'-11"
10'-4"29'-7"5'-6"11'-2"2'-6"8'-2"6"3'-0"6'-0"1'-0"8"6'-9"12'-4"
9'-8"4'-5"4'-5"2'-8"1'-0"
8"
A4.2
3
A4.2
4
A4.1
2
A4.1
1
8"6'-0"4'-4"1'-0"4'-0"1'-0"1'-0"1'-0"7'-0"5"12'-9"AREA OF
COMMERCIAL
GREASE DUCT SHAFT
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A2.3
8'0 4'16'
PLANTER 72 SFCOVERED WALKWAY FACE OF BUILDING WALL BELOWUP
DN
UP
DN
STAIR 1
STAIR 2
STORAGE 6
78 S.F.
DINING
D
W
UP
UNIT 6
3418 SF
UP
BEDROOM 3
BEDROOM 4
PATIO
191 SF
CL
CL
CL
LAUNDRY
MASTER
BEDROOM
REF.D/WFOYER
LIVING
PANTRY
DUAL SIDED
FIREPLACE / TV
COVERED PATIO
620 SF
BEDROOM 2
LINENUP
SKYLIGHT
ABOVENICHELINEN
RAISED PATIO
803 SF
CL
CLPOWDER
ELEVATORWINE
LOW WALL, TYP.
GUARDRAIL
HEIGHT PER
ROOF PLAN
UNOCCUPIED
ROOF AREA
LOW WALL, TYP.
UNOCCUPIED
MECHANICAL
AREA3'-2"3'-7"
6'-4"2'-6"10'-5"5'-2"7'-2"18'-10"5'-2"21'-0"10'-4"87'-6"98'-0"3'-0"14'-2"19'-1"14'-7"20'-1"11'-0"10'-1"18'-0"12'-5"16'-3"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"8'-9"9'-5"
10'-4"1'-4"5'-6"11'-2"2'-6"2'-4"3'-0"6'-0"1'-0"4'-0"2'-8"
6'-9"11'-10"
9'-8"
A4.2
3
A4.2
4
A4.1
2
A4.1
13'-0"7'-9"6'-11"6"1'-11"5'-2"14'-2"1'-0"18'-8"10'-9"3'-9"20'-10"3'-0"5'-10"1'-0"4'-9"7'-4"8"1'-0"6'-5"
1'-5"
1'-10"
1'-6"
2'-7"
AREA OF
COMMERCIAL
GREASE DUCT SHAFT
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A2.4
8'0 4'16'
DN
UNIT 6 PRIVATE ROOF DECK
1934 SF
W
G
S
81 C.F.
LOW
STORAGE
MECHANICAL YARD 4TH FLOOR BELOW4TH FLOOR PLANTER BELOWBALCONY PARAPET 2ND FLOOR BELOW
4TH FLOOR WALKWAY BELOW49'-6"
ALL ROOF DECK AREAS TO DRAIN MINIMUM
1/4"/FT. TO INTERNAL DRAIN SYSTEM
GREASE DUCT
CHASE BELOW
BALCONY PARAPET 3RD FLOOR BELOW
SCUPPER
ROOF DRAIN
(TYP.)
4TH FLOOR DECK BELOW
4TH FLOOR
DECK BELOW
MECHANICAL YARD
48'-6"
49'-6"
48'-6"
49'-6"
48'-6"
48'-6"
46'-4"
47'-4"
46'-4"
49'-6"
47'-4"
49'-6"
48'-6"38'-4 1/2"
38'-4 1/2"
48'-6"
38'-4 1/2"
16'-7 1/2"18'-1 1/2"
43'-4"
39'-8 1/2"
38'-4 1/2"
38'-4 1/2"
43'-7"
40'-10 1/2"
41'-3"42'-11"
38'-10 1/2"41'-10 1/2"
40'-4 1/2"
45'-3"
RIDGE 47'-5 1/2"
RIDGE 46'-10 1/2"
AREA OF SOLAR
FIELD. 16 PV PANELS
WITH A MIN. OF 500
WATTS EACH UNIT.
48 TOTAL PANELS.
OPERABLE SLIDING
SKYLIGHT- DASHED LINE
INDICATES "OPEN"
POSITION
48'-6"
GUARDRAIL
48'-6"
GUARDRAIL48'-6"
GUARDRAIL
48'-6"
49'-6"
48'-6"
48'-6"
48'-6"
48'-6"
2:12
2:12
2:12
2% MIN.
TYP.
2% MIN.
TYP.
2% MIN.
TYP.
2% MIN.
TYP.
2% MIN.
TYP.
2% MIN.
TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2:12
2:12 2:122:122:122:1248'-6"
GUARDRAIL
46'-4"
SCUPPER
SCUPPER
41'-10 1/2"41'-10 1/2"
40'-10 1/2"
TYP.
AREA OF SOLAR
FIELD. 11 PV PANELS
WITH A MIN. OF 500
WATTS EACH PANEL.
48 TOTAL PANELS.
AREA OF SOLAR
FIELD. 9 PV PANELS
WITH A MIN. OF 500
WATTS EACH PANEL.
48 TOTAL PANELS.
AREA OF SOLAR
FIELD FOR HOT
WATER HEATING. 2
PV PANELS WITH A
MIN. OF 500 WATTS
EACH PANEL. 2
TOTAL PANELS.
AREA OF SOLAR
FIELD. 13 PV
PANELS WITH A
MIN. OF 500
WATTS EACH
UNIT. 48 TOTAL
PANELS.
48'-6"
GUARDRAIL
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A2.5
8'0 4'16'
PROJECT
COMMERCIAL LIGHTING- LIGHT FIXTURES SHALL BE
DOWNCAST OR LOW CUT OFF FIXTURES TO PREVENT GLARE
AND LIGHT POLLUTION
OFF-WHITE SMOOTH STUCCO
COVERED PLAZA 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"2ND FLOOR
3RD FLOOR
MAX. HEIGHT
4'-6"4TH FLOOR
ROOF DECK
45'-0"49'-6" ARCHITECTURAL PROJECTIONROLL-UP COMMERCIAL METAL
GRATE GARAGE DOOR
LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS
54.2 (E) GRADE
APPROX. LOCATION OF
MECHANICAL UNITS BEHIND ARCH.
FEATURE PER VBMP 2.8.2.F.6.
LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH
EYEBROW ACCENTS, TYP.
HORIZONTAL SIDING- JAMES HARDIE DREAM
COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509)
NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY
ARIZONA TILE
DARK GREY METAL CANOPY AND PARAPET CAP
ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD
PROVIDED BY THOMPSON BUILDING MATERIALS
DECORATIVE STOREFRONT SYSTEM WITH MATTE BLACK MULLION COLOR
CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM,
RECESSED 2"-3", TYPICAL
7
8
6
G
R
A
N
D
TENANT
OFF-WHITE SMOOTH STUCCO
NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY ARIZONA TILE
GLASS RAILING
DARK GREY METAL CANOPY AND PARAPET CAP
RETAIL STREET FACADE FROM
FINISHED FLOOR TO PLATE
HEIGHT- WALL AREA: 911 SF
(DASHED LINE)
AREA OF GLAZING: 460 SF
PERCENTAGE REQUIRED: 45%
PER VBMP 2.6.3A 1
PERCENTAGE PROVIDED: 50%14'-7 1/2"10'-1 1/2"10'-1 1/2"8'-1 1/2"2'-0"4TH FLR DECK
4TH FLOOR
3RD FLOOR
2ND FLOOR
ROOF DECK
MAX. HEIGHT
4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONAPPROX. LOCATION OF
MECHANICAL UNITS BEHIND ARCH.
FEATURE PER VBMP 2.8.2.F.6.
LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS
54.2 (E) GRADE
8" TRIM BOARD PAINTED TO MATCH
TRIM COLOR
HORIZONTAL SIDING- JAMES HARDIE DREAM COLLECTION PACIFIC
BLUE (EQ. SW PAINT #6509)
ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD
PROVIDED BY THOMPSON BUILDING MATERIALS
LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH EYEBROW
ACCENTS, TYP.
DECORATIVE STOREFRONT SYSTEM WITH MATTE BLACK MULLION COLOR
CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM,
RECESSED 2"-3", TYPICAL
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A3.1-2
8'0 4'16'
8'0 4'16'
DECORATIVE BURNISHED BLOCK
DECORATIVE METAL SCREENS 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"3RD FLOOR
ROOF DECK
4TH FLR DECK
4TH FLOOR
2ND FLOOR
MAX. HEIGHT
4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONLIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS
54.2 (E) GRADE
DECORATIVE ARTIFICIAL WALL PLANTERS
OFF-WHITE SMOOTH STUCCO
HORIZONTAL SIDING- JAMES HARDIE DREAM
COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509)
LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH
EYEBROW ACCENTS, TYP.
8" TRIM BOARD PAINTED TO MATCH
TRIM COLOR
NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY
ARIZONA TILE
1'-0"
DARK GREY METAL CANOPY AND PARAPET CAP
CLEAR RESIDENTIAL GLASS WITH BLACK VINYL
WINDOW TRIM, RECESSED 2"-3", TYPICAL 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"4TH FLOOR
3RD FLOOR
2ND FLOOR
ROOF DECK
MAX. HEIGHT
4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONDECORATIVE BURNISHED BLOCK
DECORATIVE METAL SCREENS
54.2 (E) GRADE
LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS
OFF-WHITE SMOOTH STUCCO
HORIZONTAL SIDING- JAMES HARDIE DREAM
COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509)
LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH
EYEBROW ACCENTS, TYP.
ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD
PROVIDED BY THOMPSON BUILDING MATERIALS
CLEAR RESIDENTIAL GLASS WITH BLACK VINYL
WINDOW TRIM, RECESSED 2"-3", TYPICAL
STORAGE ROOMS
DIRECTLY ABOVE TRASH
ENCLOSURE ACTING AS
"ROOF"
DECORATIVE BLACK
VENT IN EACH DOOR TO
BE SIZED PER REQ'D.7'-0"13'-0" 4 EQ.1'-0"2'-7"
METAL TRIMMED
DOORS WITH
DECORATIVE AEP
SPAN FLEX
SERIES 1.5FX20-12
METAL PANEL,
COLOR TO MATCH
BUILDING TRIM
Date:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A3.1-2
8'0 4'16'
8'0 4'16'
8'0 4'16'
PARKING GARAGE
EXTERIOR HALLWAYFOYERCLKITCHENPANTRY
EXTERIOR HALLWAYFOYERCLKITCHENPANTRY
KITCHEN HALLWAY BEDROOM
STORAGEROOF DECK ROOF DECK ROOF
9'-0"5'-0"7 1/2"3'-6"6'-7 1/2"3'-6"6'-7 1/2"3'-6"6'-7 1/2"4'-6"2'-0"3'-6"10'-1 1/2"1'-0"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF10'-1 1/2"8'-1 1/2"14'-7 1/2"3'-6"LIVING ROOM DINING KITCHENLIVING ROOM
RETAIL COVERED PATIORETAIL
LIVING ROOM DINING KITCHENLIVING ROOM
EXTERIOR
BALCONYBALCONY
BALCONYBALCONY
RAISED PATIO
14'-0"BOTTOM OF PLATE7 1/2"3'-6"14'-7 1/2"3'-6"6'-5 1/2"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"12'-1 1/2"8'-1 1/2"45'-0" TOP OF ROOF8'-11 1/2"1'-2"10'-11 1/2"1'-2"6'-10 1/2"1'-3"4'-6"8'-7 1/2"6'-7 1/2"3 4
2
1
GRAND JEFFERSONDate:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A4.1-2
8'0 4'16'
8'0 4'16'
PARKING GARAGERETAIL
LIVING ROOM
RAISED PATIO
KITCHEN DINING ROOM HALLWAY/ ENTRY
LIVING ROOM KITCHEN DINING ROOM HALLWAY/ ENTRY
MASTER BEDROOMHALLDINING ROOM/ KITCHENLIVING ROOMCOVERED PATIO
STORAGE
ROOF DECK
LIVING ROOM5'-0"4'-6"1'-6"10'-1 1/2"2'-0"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF14'-0"BOTTOM OF PLATE7 1/2"3'-6"6'-7 1/2"8'-11 1/2"1'-2"3'-4"5'-7 1/2"1'-2"4'-6"3'-1 1/2"6'-7 1/2"3'-6"14'-7 1/2"3'-6"PARKING GARAGERETAIL
BALCONY
BALCONY
MASTER BEDROOM MASTER CLOSET BEDROOM KITCHEN
KITCHENPANTRYCOVERED PATIO MASTER BEDROOMRAISED PATIO
CLOSET SHOWER MASTER BEDROOMMASTER BEDROOM MASTER CLOSET
BALCONYBEDROOM
BEDROOM BEDROOM
ROOF DECK
33'-6"4'-2"3'-6"3'-6"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF14'-0"BOTTOM OF PLATE3'-6"5'-5 1/2"1'-2"8'-11 1/2"1'-2"3'-4"5'-7 1/2"1'-2"4'-6"7 1/2"3'-11 1/2"8'-7 1/2"6'-7 1/2"14'-7 1/2"3 4
2
1
GRAND JEFFERSONDate:5-13-19
Sheet Title:
Sheet Number:
Project:
File:
Revisions:
1
2
GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008
SDP 2018-0010
DEV 2018-0055
KIRK MOELLER ARCHITECTS, INC.
2888 LOKER AVE. EAST, STE 220
CARLSBAD, CA 92010
KIRK@KMARCHITECTSINC.COM
760-814-8128
A4.1-2
8'0 4'16'
8'0 4'16'