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HomeMy WebLinkAbout2020-06-17; Planning Commission; ; CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION Item No. Application complete date: March 20, 2020 P.C. AGENDA OF: June 17, 2020 Project Planner: Cliff Jones Project Engineer: Kyrenne Chua SUBJECT: CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION - Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct a four-story mixed-use project consisting of two buildings with eighty-three condominium units comprising seventy-nine residential units and four commercial units on a 1.75-acre site located at 2747, 2775, 2777, 2785, and 2081 Roosevelt Street and 2780 and 2802 State Street 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. 7375 RECOMMENDING APPROVAL of Tentative Tract Map CT 2019-0003 and Site Development Plan SDP 2019-0004 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Setting: The 1.75-acre site is comprised of eight (8) legal lots located between Roosevelt Street and State Street, north of Grand Avenue and south of Beech Avenue. The site consists of a relatively level, L-shaped property, and is developed with eight structures constructed between 1947 and 1981. The existing structures are occupied by office, retail, multi-family residential, and restaurant uses. There are eight residential units and 21,130 square feet of commercial use on-site. The project site is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP) and outside the Coastal Zone. 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 Office, Retail, Residential and Restaurants North V-B V-B (VC) General Commercial 2 CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 2 TABLE A – SITE AND SURROUNDING LAND USES (CONTINUED) Location General Plan Designation Zoning Current Land Use South V-B V-B (VC) Theater, General Commercial East V-B V-B (VC) Post Office, General Commercial West V-B V-B (VC) Theater Project Description: The project developer, McKellar McGowan, is requesting approval of a Tentative Tract Map (CT) and Site Development Plan (SDP) to demolish the eight existing structures and construct a 177,945-square-foot (gross) four-story mixed-use building consisting of seventy-nine (79) residential units and four (4) ground floor commercial units totaling 9,777 square feet. A detailed breakdown of each unit is summarized in Table “B” below. The 177,945-square-foot building consists of 137,791-square-feet of units and 40,154 square feet of building hallways, stairs, etc. The underground parking garage totals 60,586 square feet. TABLE B – DETAILS FOR UNIT TYPE Unit Type Unity Quantity Size (SF/Unit) Bedroom/ Bathrooms Open Space Private Balconies Commercial A 1 1,220 SF -- -- B 1 2,687 SF -- -- C 1 3,000 SF -- -- D 1 2,870 SF -- -- Subtotal 4 9,777 SF -- -- Residential A 14 747 SF 1/1 1,316 SF AX 2 1,205 SF 3/2 146 SF B 8 1,325 SF 2/2.5 624 SF C 2 1,409 SF 2/2.5 224 SF D 6 1,511 SF 2/2.5 978 SF E 3 1,511 SF 2/2.5 429 SF F 3 1,631 SF 2/2.5 537 SF FX 1 1,704 SF 2/2.5 179 SF G 1 1,636 SF 2/2.5 323 SF GX 1 1,754 SF 2/2.5 204 SF H 8 1,752 SF 2/2.5 1,440 SF I 2 1,758 SF 2/2.5 602 SF IX 2 1,771 SF 2/2.5 246 SF J 4 1,818 SF 2/2.5 752 SF K 2 1,845 SF 2/2.5 712 SF KX 2 1,864 SF 2/2.5 180 SF L 2 2,042 SF 3/2.5 426 SF M 2 2,007 SF 3/2.5 344 SF N 8 2,185 SF 3/2.5 928 SF CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 3 Unit Type Unity Quantity Size (SF/Unit) Bedroom/ Bathrooms Open Space Private Balconies NX 4 2,877 SF 4/3.5 464 SF O 1 2,452 SF 3/3.5 426 SF OX 1 2,840 SF 3/3.5 78 SF Subtotal 79 128,014 sf -- 10,242 sf The project also includes construction of a below-grade parking garage with 143 vehicle parking spaces and twelve (12) bicycle parking spaces. Access to the garage is provided from Roosevelt Street. The project increases on-street parking along Roosevelt Street and State Street by eight (8) parking spaces through a reduction in the number of driveways from six (6) to one (1). The proposed density is 44.89 dwelling units per acre (du/ac) that is requested through state Density Bonus Law. The residential units combined with the commercial uses result in a decrease of 181 average daily trips (ADT) compared to the existing on-site uses. Grading for the proposed project includes 28,300 cubic yards (CY) of cut and export. In addition to the 10,242 square feet of private open space a fourth-floor common residential open space roof terrace is provided totaling 4,000 square feet. Frontage improvements along both Roosevelt Street and State Street include new curb, gutter, sidewalks, bike racks, street trees and landscaping. The applicant characterizes the project’s design as “timeless Main Street architecture.” Buildings fronting on State Street and Roosevelt Street are primarily finished with brick and painted plaster finishes. Storefronts are clear glass with dark bronze anodized aluminum frames. Upper floors and side elevations are finished in brick sections and plaster with earth tone colors consisting of off-white, light grey, and beige. The buildings are broken up with varying wall planes, vertical massing, deeply recessed balconies, recessed windows and storefronts, plaster and brick roof cornices, and common courtyards adorned with landscape. Pursuant to Chapter 21.86 of the Carlsbad Municipal Code (CMC), the applicant is requesting a 35 percent density bonus which requires a minimum of 20 percent of the base maximum density units as inclusionary (i.e., rent-restricted or sales price restricted) units affordable to “low-income households.” With this density bonus, the maximum number of units allowed for the 1.75-acre site is 84 units, with 12 of those units required to be affordable to low-income households. The project is proposing 79 units, which is five units less than what is allowed per density bonus law for providing 12 low-income units. The project is also required to comply with the city’s inclusionary housing requirement of 15 percent of the total proposed units, or 12, affordable units, which is satisfied though the provision of the 12 low-income units. The 79-unit project has a proposed density of 44.9 dwelling units per acre. As part of the density bonus request for providing 20 percent of the base units affordable to low-income households, up to two incentives or concessions may be requested (CMC Section 21.86.050) and an unspecified number of waivers. Accordingly, the applicant is requesting: 1) one incentive to allow the removal of 79 units from the city’s Excess Dwelling Unit Bank; and 2) a waiver from the provision specified in Section 2.71(I)(1) of the VBMP that new ground floor commercial street frontage uses shall occupy more than one-half of the habitable space developed on the ground floor. The project is proposing 26% of the habitable space on the ground floor to be commercial. Section A below provides a detailed discussion on the density bonus request. The applicant conducted enhanced stakeholder public outreach. The applicant’s team met with surrounding residents, property owners, and interested parties on September 11, 2019 at an open house forum; attended a Village Voices meeting on November 5, 2019 to present the project; met with individual stakeholders; and developed a website (www.CarlsbadStation.com) to receive input. Public concerns CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 4 included a dislike for the increasing density in the Village and a dislike for taller buildings being built in the Village. The applicant explained that the project is meeting city standards, except the requirement that the commercial use occupy more than one-half of the habitable space developed on the ground floor and is allowed the density per Density Bonus Law. A CT is required to merge the eight (8) existing legal lots into one (1) common lot with eighty-three airspace condominium units consisting of seventy-nine (79) residential units and four (4) commercial units. 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 in size or new buildings or projects with more than four (4) dwelling units. The project requires 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 and Density Bonus Ordinance (CMC Chapter 21.86); B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio Master Plan; C. Qualified Development Overlay Zone (CMC Chapter 21.06); D. Subdivision Ordinance (CMC Title 20); E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and F. 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 and Density Bonus Ordinance (CMC Chapter 21.86) 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 1.75 1.75 28-35 dwelling units per acre (du/ac) Minimum: 25 dwelling units Maximum: 62 dwelling units 44.9 du/ac 79 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). For density bonus projects fractional units shall be rounded up per CMC Section 21.86.040(G). CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 5 The proposed project entails a request to construct a 79-unit mixed use project. As summarized above, the maximum number of units for a 1.75-acre parcel at 35 dwelling units per acre is 62 dwelling units. In order to construct 79 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement state law and the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower- and moderate-income households. Specifically, the applicant is requesting a 35 percent density bonus pursuant to Table A of CMC Section 21.86.040. In exchange for the 35 percent density bonus, the applicant is required to designate 20 percent of the 62 base maximum density units, or 12 units, as inclusionary units. The inclusionary units are required to be affordable to “low-income households” for a period of 55 years. Pursuant to CMC Section 21.86.020, a “low-income household” is defined as a household whose gross income is more than fifty percent but does not exceed eighty percent of the median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development. As discussed in Section E below, CMC Chapter 21.85 requires a minimum of 15 percent of the project’s total number of residential units as inclusionary units, or 12 inclusionary. The project is satisfying both requirements by providing 12 inclusionary housing units. Summary of density bonus request: Base maximum density: 62 dwelling units per acre Base maximum units: 1.75 acres x 35 = 62 dwelling units (round up per CMC Section 21.86.040(G)) (15% or 12 units required to be inclusionary units) 35% density bonus: 62 + 35% = 84 units (round up per CMC Section 21.86.040(G)) Proposed number of units: 79 units Proposed density: 79/1.75 = 44.9 dwelling units per acre Table “D” below summarizes the project’s compliance with standards required for a density bonus. TABLE D – CMC SECTION 21.86.090 - DENSITY BONUS HOUSING STANDARDS Standard Analysis Complies? A. Required target dwelling units shall be constructed concurrent with market-rate dwelling units unless both the final decision-making authority of the city and the developer/applicant agree within the density bonus housing agreement to an alternative schedule for development. The twelve affordable units will be built concurrent with the market rate units. Yes B. Whenever feasible, target dwelling units and density bonus dwelling units should be built on- site (within the boundary of the proposed development) and, whenever reasonably possible, be distributed throughout the project site. The inclusionary units will be built on- site and located within Building 1 that includes market rate units. Yes C. Whenever feasible, target dwelling units should be located on sites that are in proximity to, or will provide access to, employment opportunities, urban services, or major roads or other The proposed project is located within 0.2 miles from the Carlsbad Village Transit Station, and the project is located within the Village that Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 6 Standard Analysis Complies? transportation and commuter rail facilities (i.e., freeways, bus lines) and that are compatible with adjacent land uses. contains urban services. The proposed project is compatible with the mix of adjacent land uses. D. Whenever feasible, target dwelling units should vary in size and number of bedrooms, in response to affordable housing demand priorities of the city. The inclusionary housing includes ten one-bedroom units that are 747 square feet and two three-bedroom units that are 1,205 square feet. Yes E. Density bonus projects shall comply with all applicable development standards, except those which may be modified as an incentive or concession, or as otherwise provided for in this chapter. In addition, all units must conform to the requirements of the applicable building and housing codes. The design of the target dwelling units shall be reasonably consistent or compatible with the design of the total project development in terms of appearance, materials and finished quality. With the exception of the allowance for the commercial use to occupy less than one-half of the habitable space developed on the ground floor, which is a permissible waiver, the project is consistent with all applicable development standards. Further, the design of the target inclusionary units will be the same as the market rate units as they will be incorporated within a building also containing market rate units. Yes F. No building permit shall be issued, nor any development approval granted, for a development which does not meet the requirements of this chapter. No target dwelling unit shall be rented or sold except in accordance with this chapter. A density bonus agreement is required to be recorded prior to building permit issuance. The agreement will include details as specified pursuant to CMC Section 21.86.130. Yes G. Upon the request of the applicant, the parking ratio (inclusive of handicap and guest parking) for a housing development that conforms to the requirements of Section 21.86.040(A) shall not exceed the ratios specified in Table E or as noted, below. If the applicant does not request the parking ratios specified in this section or the project does not conform to the requirements of Chapter 21.86.040(A), the parking standards specified in Chapter 21.44 of this code shall apply. The applicant has not requested the parking ratios specified in Table E, therefore the parking requirements of the VBMP apply for the market rate units. The VBMP requires one parking space per unit for units with zero- to one-bedroom, and one and a half parking spaces per unit for units with two or more bedrooms. Four, one-bedroom market rate units 4 units x 1 space/unit = 4 spaces 63 market rate units with two or more-bedrooms 63 units x 1.5 spaces = 94.5 spaces Total market rate spaces required 4 + 94.5 = 98.5 spaces required for market rate units. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 7 Standard Analysis Complies? 1. If a development includes the maximum percentage of low- or very low-income units provided for in Chapter 21.86.040(A) and is located within one-half mile of a major transit stop, as defined in the state Public Resources Code (subdivision (b) of Section 21155), and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. 2. If a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in state Health and Safety Code (section 50052.5), then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: The development includes the maximum percentage of low-income units as provided in Chapter 21.86.040(A), which requires the developer to designate 20 percent of the base maximum density number of units, or 12 units, as inclusionary units. Additionally, the project is located within 0.2 miles of a major transit stop. Therefore, the affordable units require 0.5 parking spaces per bedroom. 10, one-bedroom affordable units 10 units x 0.5 space/unit = 5 spaces Two, three-bedroom affordable units 2 units x 1.5 spaces = 3 spaces Total affordable spaces required 5 + 3 = 8 spaces required for affordable units. Total Parking Required Residential: 98.5 spaces + 8 spaces = 106.5 spaces required, which is rounded down to 106 per Chapter 21.86.090(G)(3). Commercial: 29 Spaces (see Section B below) Total Required: 106 + 29 = 135 spaces Total Provided: 143 spaces 2. N/A CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 8 Standard Analysis Complies? a. If the development is located within one- half mile of a major transit stop, as defined in state Public Resources Code (subdivision (b) of section 21155), and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. b. If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with state Civil Code (sections 51.2 and 51.3), the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. c. If the development is a special needs housing development, as defined in state Health and Safety Code (section 51312), the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. 3. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded down to the next whole number. 4. For purposes of this section, a housing development may provide “on-site” parking through tandem parking or uncovered parking, but not through on-street parking. 5. The applicant may request parking incentives or concessions beyond those provided in this section, subject to the findings specified in Chapter 21.86.050(A) (2). 6. Notwithstanding subsections G.1 and G.2 of this section, if the city or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed 3. The number of residential parking spaces has been rounded down from 106.5 spaces to 106 spaces. 4. N/A 5. N/A 6. N/A CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 9 Standard Analysis Complies? the ratio described in Table E, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low income individuals, including seniors and special needs individuals. The city shall pay the costs of any new study. The city shall make findings, based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. Incentives/Concessions: Pursuant to CMC Section 21.86.050(A)(3)(b) of the Density Bonus Ordinance, for a project which designates at least 20 percent of the total units for low-income households, a total of two incentives or concessions shall be granted. An incentive or concession may include any of the following: a. A reduction in site development standards or a modification of zoning code or architectural design requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required. b. Approval of mixed-use zoning in conjunction with the housing development if: (i) commercial, office, industrial or other land uses will reduce the cost of the housing development; and (ii) the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned future development in the area where the proposed project will be located. c. Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. d. The city council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. The applicant is requesting the following incentive: 1. Request for excess dwelling units: 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. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 10 Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to building permit issuance pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to construct 79 units, including 12 inclusionary units, is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project to be consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7375, the proposed project meets these findings. Waivers: In addition to incentives or concessions, CMC Section 21.86.060 also authorizes the waiver or reduction of development standards that would “have the effect of physically precluding the construction of a density bonus housing development at the density or with the incentives or concessions permitted by” CMC Chapter 21.86. There is no limit on the number of waivers or reductions that may be granted, and the grant of a waiver or reduction shall neither increase nor decrease the number of incentives or concessions to which the project is entitled. The project is requesting one waiver from the provision specified in Section 2.71(I)(1) of the VBMP that new ground floor commercial street frontage uses shall occupy more than one-half of the habitable space developed on the ground floor. The project is proposing 26% of the habitable space on the ground floor to be commercial. Waivers or reductions of development standards shall be granted by the city unless certain findings can be made. In order to deny the requested waivers or reductions, the city would have to make any of the following findings in writing based upon substantial evidence: 1. The standard(s) requested to be waived or reduced will not have the effect of physically precluding the construction of a housing development at the densities or with the incentives or concessions permitted by this chapter; 2. The requested waiver or reduction of development standards would have a specific adverse impact (a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete) upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact; or 3. The waiver or reduction of development standards would be contrary to state or federal law. Staff has found no substantial evidence that any of the above findings apply in this case. Summary of General Plan compliance: The following Table “E” describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 11 TABLE E – 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 79 residential condominiums and ground floor commercial 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. See response above. 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. 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. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 12 TABLE E – GENERAL PLAN COMPLIANCE (CONTINUED) Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply Land Use Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless the following findings are made: a. The project qualifies for and will receive an allocation of “excess” dwelling units, pursuant to City Council Policy No. 43. b. There have been sufficient residential projects approved at densities below the GMCP so the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project. c. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. Policy 2-P.9 Incentivize development of lower- income affordable housing by allowing residential development above the GMCP and maximum densities permitted by the General Plan, subject to the findings specified in 2-P.8, above, and an evaluation of the following: (a) the proposal’s compatibility with adjacent land uses, and (b) the project site’s proximity to a minimum of one of the following: freeway or major street; commercial center; employment opportunities; The proposed 79-unit mixed-use project qualifies for an allocation of excess dwelling units pursuant to City Council Policy No. 43 since the project includes the inclusionary housing units required by CMC Chapters 21.85 and 21.86 and the project is conditioned to execute affordable housing and density bonus housing agreements. There are currently excess dwelling units available in the Northwest Quadrant as a result of residential projects approved at densities below the GMCP. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. The proposed 79-unit mixed-use project includes 12 inclusionary units which will be required to be sold to low-income households. The adjacent properties are also located within the VC District of the VBMP. Given the variety of existing uses within the vicinity of the project site, which include multi-story residential and commercial developments, as well as the wide variety of uses permitted in the surrounding VC District, the proposed project is compatible with existing and future land uses. The project site is conveniently located 0.2 miles from the Carlsbad Village train station. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 13 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply city park or open space; or commuter rail or transit center. Mobility Goal 3-G.3: Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project is located approximately 0.2 miles 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. Traffic impact fees are not required for this project because the proposed uses have less ADT generation compared to the existing on- site uses. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 14 TABLE E – 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 two commercial parking spaces for 12 bicycle parking spaces in accordance with the Area-Wide Standards of the Village and Barrio Master Plan. 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 (Veneklasen Associates, dated June 21, 2019) 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 and to comply with the construction methods outlined in the noise study. 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. Policy 10-P.18 Adhere to City Council Policy Statement 43 when considering allo- cation of “excess dwelling units” for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 10.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. The proposed project includes 12 inclusionary units (20 percent) which will be required to be rented to low-income households. The provision for inclusionary housing will contribute toward achieving the city’s Regional Housing Needs. The project has been conditioned accordingly to require the approval of an Affordable Housing Agreement prior to building permit issuance. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7375, the proposed project meets these findings. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 15 TABLE E – 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 “F” and “G” below. Please see Attachment 4 for an analysis of the project’s compliance with the Design Guidelines of the VBMP. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 16 TABLE F – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT Standard Required/Allowed Proposed Comply Front 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. Roosevelt Street: 1st floor: 0’ to 8’-3”* 2nd floor: Ϭ഻ƚŽϳ͛-6” 3rd floor: 0’ to 7’-6” 4th floor: 54’ State Street 1st floor: 0’ to 24’-6”* 2nd floor: ϱϬ഻ 3rd floor͗ϱϬ഻ 4th ĨůŽŽƌ͗ϱϬ഻ *Areas that are greater than 5’ from property line are considered courtyards that include outdoor seating and/or landscape. Yes Side Setback No minimum setback North side: 11഻ South side: 11഻ Yes Rear Setback No minimum setback Building 1 fronts two streets and, therefore, has two front setbacks. Building 2 has a 10’ rear setback. Yes Lot Coverage Not applicable 68 percent Yes Density 28 to 35 du/ac 44.9 du/ac per Density Bonus Law 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 78 square feet with a dimension of 6’-2” by 12’-4”. Each patio/roof deck area exceeds the minimum area and dimension requirements. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 17 TABLE F – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT (CONTINUED) Standard Required/Allowed Proposed Comply 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 Equipment screening, and parapet walls allowed up to 42 inches above maximum height. 45 feet, 4 stories Equipment screening, and parapet walls do not exceed 42” above maximum height. 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. Roosevelt Street 4th floor: All of the building’s lineal street frontage is set back greater than 30 feet. State Street 4th Floor: All of the building’s lineal street frontage is set back greater than 50 feet. 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: 52,256 SF Excluding patios: 50,809 SF 4th floor area (excluding patios): 31,659 SF The enclosed 4th story floor space represents 62.3 percent of the 3rd floor area 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 Roosevelt Street and State Street on the east and west elevations have been articulated to incorporate the minimum 5-foot variation in wall plane as required. The building roofline is also varied appropriately. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 18 TABLE F – VILLAGE AND BARRIO MASTER PLAN - VILLAGE CENTER (VC) DISTRICT (CONTINUED) Standard Required/Allowed Proposed Comply 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 project provides for approximately 26% of the ground floor to be used for commercial uses. The applicant had requested a waiver of the provision that new ground floor street frontage uses shall occupy more than one-half of the habitable space developed on the ground floor per Density Bonus Law. The average depth of the commercial uses is 42 ft. and will allow sufficient depth to accommodate commercial uses. In addition, the commercial spaces all adhere to, or exceed, the minimum 14-foot floor plate height. The interior heights on Roosevelt range from 14’-6” to 16’ and from 16’ to 18’ on State St. Yes Ingress/ Egress Development shall be permitted a maximum of one access point from the public street. The city engineer may permit an additional access point or points upon demonstration of need. A driveway curb cut shall not exceed 20 feet in width and shall maintain a free line of sight. A single two-way driveway with a median is proposed off Roosevelt Street in order to preserve an existing street tree between the access points. The width of each drive is 10 feet with a five-foot planter in between to accommodate the existing street tree. The two- way driveway provides a free line of sight. Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 19 TABLE G – VILLAGE AND BARRIO MASTER PLAN - AREA-WIDE STANDARDS Standard Required/Allowed Proposed Comply Parking Studio and one-bedroom units: One space per unit. For condominiums, the space must be covered. 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. Affordable units*: 0.5 spaces per bedroom *If a development includes the maximum percentage of low- or very low-income units provided for in Chapter 21.86.040(A) and is located within one-half mile of a major transit stop, as defined in the state Public Resources Code (subdivision (b) of Section 21155), and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. 1-Bedroom Market Rate Units: 4 market rate units x 1 space/unit = 4 spaces 2/3/4-Bedroom Market Rate Units: 63 units x 1.5 spaces = 94.5 spaces 1-Bedroom Affordable Units: 10 units x .5 space/bedroom = 5 spaces 3-Bedrrom Affordable Units: 2 units x 1.5 (.5 space per bedroom) = 3 spaces Development includes maximum percentage of low-income units and is located within 0.2 miles of a major transit stop (i.e. Carlsbad Village Train Station). No. of Residential Spaces Required: 4 + 94.5 + 5 + 3 = 106.5 spaces, which is rounded down to 106 per Chapter 21.86.090.G.3. No. of Spaces Provided: 106 spaces All spaces are covered. No compact spaces are provided. Yes Commercial Retail: One space per 415 square feet of gross floor area Restaurant, Delicatessen: One space per 300 square feet of gross floor area Retail A: 1,220 ÷ 415 = 3 spaces Restaurant (Delicatessen) B: 2,687 ÷ 300 = 9 spaces Restaurant C: CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 20 Standard Required/Allowed Proposed Comply Restaurant: One space per 170 square feet of gross floor area 3,000 ÷ 170 = 18 spaces Retail D: 2,870 ÷ 415 = 7 spaces No. of Non- Residential Spaces Required: 3 + 9 + 18 + 7 = 37 spaces Minus 8-space reduction = 29 spaces. (8-space reduction for Bicycle Parking, Additional Street Parking and Handicap EV spaces; see section below for explanation of reduction. No. of Spaces Provided: 37 spaces (8-space surplus) 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. 12 bicycle parking spaces provided within the courtyard area have been substituted for 2 commercial/retail parking spaces inside the garage. The proposed bicycle parking consists of three racks that accommodate up to four bicycles each. In addition, the project is also providing bicycle parking along both the Roosevelt Street and State Street frontages. 12 bicycle parking spaces = 2-space reduction in required vehicle parking New On-Street Public Parking: The creation of two on-street public parking spaces along the frontage of the subject property by closing existing curb cuts or providing additional right of way may result in the reduction of one on-site required parking space, subject to the city engineer’s approval and the following stipulations: The closing of curb cuts (6 exist along State Street and Roosevelt Street) results in the creation of 8 additional spaces over the existing 16 spaces along the street frontages of State Street and Roosevelt Street, for a total of 24 spaces. The city engineer recommends approval for the following reasons: 1. The on-street spaces are located within the Village Center District and CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 21 Standard Required/Allowed Proposed Comply 1. The on-street spaces must be located within the boundaries of the Village and Barrio Master Plan and may not be located within the BP or BC districts. 2. The on-street spaces must not be located where they would interfere with planned or needed improvements. 3. The on-street spaces shall be public and shall not be reserved or designated for any particular use. 4. The creation of on-street public spaces shall be the net result of any existing spaces that might be reconfigured or removed to accommodate the created spaces. is not located within the BP or BC District. 2. The on-street spaces are not located where they would interfere with planned or needed improvements. 3. The on-street spaces shall be public and not reserved for any particular use. 4. The creation of 8 on-street spaces is the net result of the 16 on- street spaces existing along State Street and Roosevelt Street over the 24 on-street spaces created along the street frontages. 8 spaces ÷ 2 = 4-space reduction in required parking. Electric Vehicle Parking Standards California Vehicle Code 225112.2(B) specifies that “An accessible parking space with an access aisle served by electric vehicle supply equipment or an accessible parking space with an aisle designated as a future electric vehicle charging space shall count as at least two standard automobile parking spaces for the purpose of complying with any applicable minimum parking space requirements established by a local jurisdiction.” The project is providing 2 accessible spaces with an access aisle designated as future vehicle charging spaces. The two spaces count as four required parking spaces = 2-space reduction. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 22 TABLE G – 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. The buildings are oriented towards both the State Street and Roosevelt Street frontages. Ground floor commercial storefronts and entrances have been oriented towards these frontages. The upper floors of the buildings, which include the residential units, have also been oriented such that their primary living spaces and patios are oriented towards the street frontages to help activate the street frontage below. 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 = 2,744 square feet Percentage Required = 45 percent Percentage Provided = 49.8 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. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 23 TABLE G – 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 3’-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. 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. There are no architectural features located within 10 feet of the building face which protrude above the maximum 45-foot building height. C. Qualified Development Overlay Zone (CMC Chapter 21.06) Pursuant to Section 6.3.3.B.1(a) of the VBMP, new construction of buildings over 5,000 square feet in size or new buildings or projects with more than four (4) dwelling units are subject to the approval of a site development plan (SDP) pursuant to CMC Chapter 21.06. The project meets the required findings as summarized below. The project is consistent with the General Plan and the Village & Barrio Master Plan as discussed in this Analysis section. The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that mixed-use is a permitted use within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP) and is compatible with the other commercial and residential uses surrounding the project site. The site is adequate in size and shape to accommodate the proposed use in that the project complies with the development standards (i.e. front, side and rear setbacks, lot coverage, parking) of the VC District and the VBMP, as demonstrated in Table F above, with exception to the waiver from the provision that new ground floor street frontage uses occupy more than one-half of the habitable space developed on the ground floor as discussed in Section “A” above. The street system serving the project is adequate to handle all traffic generated by the project in that Roosevelt Street is designed to adequately handle the 1,615 Average Daily Trips (ADT) generated by the project, which is a net decrease of 181 ADT below the existing on-site uses that generate a total of 1,796 ADTs. CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 24 D. 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. E. Inclusionary Housing The Inclusionary Housing regulations, specifically CMC Chapter 21.85, shall apply to any new construction of rental units where the developer receives offsets or any incentives of the type specified in the density bonus law pursuant to the provisions of CMC Chapter 21.86 and the developer agrees by contract to limit the units to either: 1) rents for below-market-rate rental units; or 2) below-market-rate for sale units. Pursuant to CMC Chapter 21.85.030, not less than 15% of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. To satisfy this requirement, the applicant proposes to designate 15%, or 12 units, as inclusionary units. The 12 units will be affordable to households earning more than 50% but not exceeding 80% of the San Diego Area Median Income (AMI) as determined annually by the U.S. Department of Housing and Urban Development. Further, because 10 or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three- bedroom inclusionary units. The city’s Housing Policy Team recommended approval of the request on May 4, 2020. As required by CMC Chapters 21.85 and 21.86, the project has been conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to recordation of the final map. F. 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 I below. TABLE I – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 279.42 square feet Yes Library 149.02 square feet Yes Waste Water Treatment Residential: 17,380 GPD Commercial: 1,415 GPD Total: 18,795 GPD Yes Parks 0.56 acres Yes Drainage 9.48 CFS, Basin B Yes Circulation Existing: 1,796 ADT Proposed: 1,615 ADT Net decrease: 181 ADT Yes Fire Station 1 Yes Open Space NA NA Schools Carlsbad Elementary: 19.91 students Yes CT 2019-0003/SDP 2019-0004 (DEV2019-0063) – CARLSBAD STATION June 17, 2020 Page 25 Standard Impacts Compliance Carlsbad Middle: 6.43 students Carlsbad High: 8.21 students Sewer Collection System Residential: 17,380 GPD Commercial: 1,415 GPD Total: 18,795 GPD Yes Water Residential: 19,750 GPD Commercial: 2,736 GPD Total: 22,486 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, since 79 residential units are proposed to be constructed, a total of 79 dwelling units will be deducted from the city’s Excess Dwelling Unit Bank (EDUB). Pursuant to Planning Commission Resolution No. 7375, the allocation from the EDUB can be supported since 528 units are available for allocation in the Village according to the city’s Quadrant Dwelling Unit Report dated April 30, 2020, 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 seven buildings on-site that were constructed prior to 1969 are not included in a local register of historical resources, and a qualified professional has determined that they do not meet the criteria for listing on the California Register of Historical Resources so their removal will not constitute an adverse impact. A Notice of Exemption will be filed by the City Planner upon final project approval. The project is consistent with the Climate Action Plan (CAP) because the project will be required to comply with all applicable CAP ordinances and state law requirements in effect at the time of application for grading and building permits. ATTACHMENTS: 1.Planning Commission Resolution No. 7375 2.Location Map 3.Disclosure Statement 4.Village and Barrio Master Plan Design Guidelines Analysis 5.Reduced Exhibits 6.Public Comments 7.Full Size Exhibits “A - OOOO” dated June 17, 2020 S TA T E S T ROOSEV E L T S T GRAN D A V S T A T E S T A L L E Y MADISON S T BEEC H A V WASH I NG TON S T CHRI S TI A N S E N W Y CT 2019-0003/SDP 2019-0004 (DEV2019-0063) CARLSBAD STATION SITE MAP J SITE E L C AMINO R E ALLA COSTA AVCARLSBAD B L MELROSE D R POINSETT I A L N ATTACHMENT 2 ATTACHMENT 3 (_ City of Carlsbad Development Services DISCLOSURE STATEM~J:..r._--~ fl r ,. P-1(A) · ~' -Lll /; 'J!) . -?0~9 Planning Division 1635 Faraday Avenue (760) 602-4610 f-,1 l\ c.., ... ~ • www .carlsbadca.gov n P!...ANN1I\G 01\IIS'C': ! Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit.• Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person__________ Corp/Part Carlsbad Village 80, LLC Title____________ Title See attachment A. Address __________ _ Address ___________ _ 2. OWNER (Not the owner's agent) P-1 (A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. A lso, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE {N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person See attachments B & C. Corp/Part ___________ _ Title ___________ _ Title _____________ _ Address _________ _ Address ____________ _ Page 1 of 2 Revised 07/10 DISCLOSURE STATEMENT FORM P-l(A) ATTACHMENT "A" Applicant: Carlsbad Village 80, LLC, a Delaware limited liability company Address: 1903 Wright Place, Suite 280, Carlsbad, CA 92008 Members: HF CV80, LLC, a Delaware limited liability company JM3 Carlsbad Village, LP, a Cahfomia limited partnership Manager: HF CV80, LLC, a Delaware limited liability company Paul J. Borden -Vice Chairman Erin N. Ruhe -Vice President/CFO Chris Foulger -President VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS CT 2019-0003 / SDP 2019-0004 CARLSBAD STATION 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 project is adjacent to and is architecturally oriented towards both State Street and Roosevelt Street. There are commercial spaces that front State and Roosevelt with easily identifiable entries that open on to both major streets, as well as building recesses, courtyards and pedestrian plazas. These will break up building mass and create architectural interest and a continuous pedestrian-oriented environment. The onsite parking required for the project is fully subterranean with a single access from Roosevelt, which does not interrupt the commercial street frontage. The project includes an easily identified landscaped pedestrian walkway linking State and Roosevelt streets where none before existed. There are plazas and landscape areas with textured paving and vertical building features enhancing the pedestrian experience. Buildings are spaced with courtyards between to allow sunlight and air to circulate through the project, and every residence has an outside deck and windows creating views to the surroundings and helping to activate the street frontage below. 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 height for safety and security purposes. The parking is all underground and access is provided off Roosevelt Street at the north end of the site where there is less pedestrian activity. There is no surface parking for the project. Bicycle parking is provided within the courtyard and along both State Street and Roosevelt Street. The project provides 70 separate Electric Vehicle charging connections in the underground garage, including one servicing a handicap space. ATTACHMENT 4 2 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. 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 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 78 square feet with a dimension of 6’-2” by 12’-4”. In addition, courtyards are provided facing Roosevelt Street and State Street with a large courtyard that also functions as a pedestrian connection between State Street and Roosevelt Street. The courtyards include tables and chairs to support pedestrian activity and enhance the living environment. The courtyards are visible and accessible from adjacent public sidewalks. The courtyards provide enhanced hardscape which is designed with a range of different patterns and textures. The project is further designed with outdoor spaces sized to allow seating to serve the commercial uses. Bike racks will be conveniently located for the use of the homeowners, people patronizing the commercial spaces, and for the general public. 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. Outdoor seating areas are provided as part of the ground floor commercial tenant spaces located at Roosevelt Street and State Street. The public right-of-way along both streets is wide enough to easily accommodate future sidewalk café-type seating, consisting of movable 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. 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. All commercial units’ front sidewalks on both Roosevelt Street and State Street and access is direct from both streets. As stated above, a large courtyard also functions as a pedestrian connection between State Street and Roosevelt Street. There are no alleys adjacent to the project site. 3 5. Provide secondary entries to alleys. 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. A new electrical transformer will be located on the south side of the project, screened by a new wall which will also screen two existing transformers. The existing transformers serve properties to the south. Mechanical and electrical support systems are located within the underground garage, as are meters for electric, gas and water. The roof-mounted mechanical equipment is screened and located at the center of the roof so as to not be visible from public locations. Ample space for solar panels is provided. Commercial trash and recycling rooms are proposed within the building structure and away from the public view. Residential trash and recycle dumpsters are all located within the underground garage and will be serviced by Waste Management. 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 the building 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. 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, The building edges, and the courtyards providing access into the buildings from both State Street and Roosevelt Street, are framed with landscaping to soften the building edges and to define points of entry to the courtyard and courtyard entries. Trees with ground cover are provided within the sidewalk to enhance and soften architectural elevations. All standards relating to preserving visual lines of sight as defined by the City of Carlsbad have been met for Carlsbad Station. The tree plantings along the street offer a typical urban parkway design solution where pedestrian access has been accommodated. The trees will offer shade as well as soften the building elevations. Careful consideration has been given to the selection of plant materials for this project. The plant options for the 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 are placed in so as to minimize the need for pruning. This will help preserve the natural character of the plant varieties as they grow to maturity. Planters are proposed along the courtyard leading into the residential space. The decorative tree grates that have been incorporated provide a safe walking surface to the public, but also offer a decorative contrasting surface to the public sidewalk where ease of pedestrian travel is necessary. Planters will also be installed on upper level decks, balconies and the roof terrace. 4 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 fencing and 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. The underground garage entrance has been designed with minimal width while providing safe access. Approximately 80 percent of the plant materials qualify as drought tolerant, and none of the proposed species have the potential of being classified by the State of California as being invasive or noxious. Along the pedestrian link, vines and espalier-form plant varieties have been placed into open planters and pocket planters to offer a vertical accent to the building’ exterior. The buildings and landscape as well as the surrounding public right-of-way area will be maintained by the project’s Property Owner Association. Numerous areas of the project are engineered for water purification and stormwater runoff control. At final landscape installation, 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. The tree selected for the streetscape area is a broadleaf evergreen variety that will form a canopy to provide shade and offer a flowering accent during the summer months. 5 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. 15. Utilize details such as wall surfaces constructed with On State Street the four-story building is stepped back 50 feet from the property line above the single-story restaurant. On Roosevelt Street, the street-fronting building is three stories with landscaped terraces on the top floor, creating a step back. The buildings contain commercial storefronts on the first level with canopies providing a visible line of separation between the commercial and the residential elements above. To create vertical building articulation, the buildings utilize decorative elements such as heavy cornices and building sections separated by textured bricks and stucco with extensive color variation. These elements occur at varying wall planes enhancing the architectural transitions. Recessed balconies create additional levels of building articulation which reduce perceived massing. The project has been designed to orient patios toward the street and courtyards avoiding adjacent properties as much as possible. No overhanging type balconies are proposed. Blank walls have been minimized by adding and recessing windows and storefronts in all locations possible. Decorative canvas canopies have been added at commercial space window and door openings. Additionally, a decorative brick pattern texture has been included with the stucco areas. Multiple wall plane changes have been provided along with strategic color and texture enhancements. The building façades have been articulated using plane changes, material changes, added projection elements and color changes. The building roofs are designed to incorporate a photovoltaic solar system per current California Building Code and Carlsbad Municipal Code requirements. The buildings feature an extensive decorative brick veneer, large open windows and decorative metal, which incorporate the characteristic proportions of traditional facades in new infill development. Building wall surfaces are brick veneer and stucco. The stucco colors are white, tan and grey and the brick is either unpainted or painted white. The changes in building materials have been strategically located throughout the project. Accent lighting is provided, which is appropriately scaled to the size of the building. The street frontage storefront and entry door systems have been designed to promote a high level of visibility into the commercial spaces. 6 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 or where 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 given proper emphasis. 30. Ensure lighting is architecturally compatible with the Building entrances have been strategically situated in locations that clearly portray the primary entry element for the residential and commercial portions of the project. Open spaces like courtyards and Paseos have been created to break down building forms so their proportions become appropriate and balanced. Recessed framed windows have been incorporated into the design of the buildings to provide an added level of architectural interest. 7 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 exterior elevations along the buildings. Canvas awnings are located above the commercial areas at entrances or window displays. The proposed awnings avoid wrapping around the buildings 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 faux balconies are proposed with this project. However, each residential unit does provide an outdoor deck area with a wall-metal railing treatment. Each of these areas is located adjacent to operable doorways. Balconies on the fourth floor of the State Street-facing building wrap at the corners. 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 provides articulated flat roofs with parapets at different heights, including differing cornice types, textures and colors. These treatments create interesting and varying roof forms. The result is a reduction of building mass, addition of visual appeal, and an enhancement of the existing Village character. No interior side of parapets will be visible from public view. 8 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 exterior lighting is proposed on the commercial buildings fronting the streets, on the buildings within the courtyards and within the pedestrian connection between Roosevelt Street and State Street. Proposed light fixtures are selected to be compatible with the architectural style and considered downcast or low cut-off type fixtures. They will help to prevent light glare and light pollution. For increased safety, light fixture locations have been selected that provide exterior building lighting in the commercial and high pedestrian traffic areas. They will help with pedestrian orientation, and will also accentuate architectural detailing at night. All lights will have adaptive lighting controls and bulbs used will be energy-efficient LEDs with a low Kelvin rating. This warmer light color will cast a soft appearance upon the public sidewalk with sufficient luminosity. 18008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CACT 20190003/SDP 20190004ATTACHMENT 5R H A ROBERT HIDEY ARCHITECTS MCKELLAR MCGOWAN REAL ESTATE DEVELOPMENT CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020SHEET INDEXARCHITECTURAL2. ROOSEVELT STREET RENDERING3. ROOSEVELT STREET RENDERING4. ROOSEVELT STREET RENDERING5. STATE STREET RENDERING6. STATE STREET RENDERING7. PROJECT INFORMATION8. SITE PLAN GRAPHIC9. SITE PLAN9A. CARLSBAD STATION PEDESTRIAN ACCESS TO TRAIN DEPOT EXHIBIT10. ROOF PLAN11. SUBTERRANEAN GARAGE FLOOR12. FIRST FLOOR13. SECOND FLOOR14. THIRD FLOOR15. UPPER FLOOR16. 3 STORY / 4 STORY CONDITIONS17. BUILDING 1 – EAST ELEVATION18. BUILDING 1 - EAST TECHNICAL ELEVATION19. BUILDING 1 – SOUTH ELEVATION20. BUILDING 1 – SOUTH ELEVATION21. BUILDING 1 – SOUTH TECHNICAL ELEVATION22. BUILDING 1 – SOUTH TECHNICAL ELEVATION23. BUILDING 1 – WEST ELEVATION24. BUILDING 1 - WEST TECHNICAL ELEVATION25. BUILDING 1 – NORTH ELEVATION26. BUILDING 1 – NORTH ELEVATION27. BUILDING 1 – NORTH TECHNICAL ELEVATION28. BUILDING 1 – NORTH TECHNICAL ELEVATION29. BUILDING 2 – EAST ELEVATION30. BUILDING 2 – EAST TECHNICAL ELEVATION31. BUILDING 2 – SOUTH ELEVATION32. BUILDING 2 – SOUTH TECHNICAL ELEVATION33. BUILDING 2 – WEST ELEVATION34. BUILDING 2 – WEST TECHNICAL ELEVATION35. BUILDING 2 – NORTH ELEVATION36. BUILDING 2 – NORTH TECHNICAL ELEVATION37. BUILDING 2 – SOUTH COURTYARD ELEVATION38. BUILDING 2 – SOUTH COURTYARD TECHNICAL ELEVATION39. BUILDING 2 – NORTH COURTYARD ELEVATION40. BUILDING 2 – NORTH COURTYARD TECHNICAL ELEVATION41. MAXIMUM ALLOWABLE HEIGHT EXHIBIT42. BUILDING 1 – BUILDING SECTION43. BUILDING 1 – BUILDING SECTION44. BUILDING 2 – BUILDING SECTION45. BUILDING 1 & BUILDING 2 – BUILDING SECTIONCIVIL1. KEY MAP & NOTES2. EXISTING CONDITIONS PLAN3. SHEET INDEX PLAN SHEET/ STREET SECTIONS4. DESIGN PLAN SHEET5. DESIGN PLAN SHEET6. DESIGN PLAN SHEET7. GARAGE DESIGN PLAN SHEET8. WATER,SEWER & STORM DRAIN PLAN9. DESIGN SECTIONS/ DETAILS10. ON STREET PAKING EXHIBIT11. CARLSBAD STATION PEDESTRIAN ACCESS TO TRAIN DEPOT EXHIBITLANDSCAPE1. TITLE SHEET2. EXISTING VEGETATION PLAN3. CONCEPTUAL LANDSCAPE PLAN4. CONCEPTUAL WATER CONSERVATION PLAN5. CONCEPTUAL MAINTENANCE REPONSIBILITY EXHIBITFIRE1. CONCEPTUAL FIRE MASTER PLAN46. BUILDING 1 & BUILDING 2 – BUILDING SECTION47. UNIT PLAN – A48. UNIT PLAN - AX49. UNIT PLAN – B50. UNIT PLAN - C51. UNIT PLAN - D52. UNIT PLAN - E53. UNIT PLAN – F54. UNIT PLAN - FX55. UNIT PLAN - G56. UNIT PLAN - GX57. UNIT PLAN - H58. UNIT PLAN - I59. UNIT PLAN - IX60. UNIT PLAN - J61. UNIT PLAN - K62. UNIT PLAN - KX63. UNIT PLAN - L64. UNIT PLAN - M65. UNIT PLAN – N66. UNIT PLAN - NX67. UNIT PLAN - O68. UNIT PLAN - OX69. PASEO RENDERING70. PASEO RENDERING71. ROOSEVELT STREET RENDERING72. VIEW FROM GRAND AND ROOSEVELT INTERSECTION73. VIEW FROM GRAND AND STATE ST.74. VIEW FROM TRAIN STATIONR H A ROBERT HIDEY ARCHITECTS I I I I VICINITY MAPLEGEND ~DMY FINISHED FLOOR EU'VATION EXISTING SPOT £LEVA TION D«ST/NG CONTOUR EXISTING WAIDi' METER PROPOSED SJOEWALX 0£CORATI~ PAVffiS-IMPER'-fOUS (SE£ LANOSCAff PLANS FOR OCTA/LS) PROPOSED C-J RETAINING WALL W,/F'ENCING. MAX 6' COUSIN({) HEIGHT PROPOSCO C-9 RETAINING WAU TYPE: A W/FENONG, MAX 6' COAJBIN£D HEIGHT PROPOSED STORM DRAIN Pl~ PROPOS£O CATCH BASIN PROPOSED YARD DRAIN PROPOS£O SPOT ELEVATION TOP OF WALL FINISH GRADE cXISTING OVffi-HEAO UTIUTY EXISTING WAmi' UN£ EXISTING SEllE"R UN£ EXISTING SEllE'R IIANHa.£ EXISTING FIRE H'rDRANT PROPOSED FIRE WA mi' SER'"1C£ PROPOSED DOIJ£STIC WA TE:R S£R'rfCC PROPOSED SEll£R LA TE:RALS PROPOSED IRR/GA TION S£R',fC£ PROPOS£O GAS S£R',1C£ CARLSBAD MUNICIPAL WATER DISTRICT STANDARD DRA'MNG arr OF CARLSBAD STANDARD DRAltfNG SAN DIEGO REGIONAL STANDARD DRAWING PUBLIC UTILITIES x44,4 .....---45-□ r, ,',' --SD--SD--0--SD-~ $ -OH ----M----<S)--SM 0 FIH()t --FS----W----s----,----G--C./tl.W.D. C.S.D. SDRSD CARLS8AO IIUHICIPAL WAIDi'DISTR/CT RCSIDEN'f/AL: 250GPOX 79 • 19,750GPD RHAIL,IR£STA/JRANT: 2J()() GPO X 1.1896 • 2,736 GPO arr CF CARLSBAD RCSIDCNTW.: 79 CD/J'S 0220 G,',L P£R /JNIT • 17,JBO G,',L RHAIL/R£STAIJRANT: 1 EDIJ/1800 SF. 11,SlJ/1800 • 6.4J £DU 6.4.J EDU X 220 <PO/EDU• 1.415 GPO CARI.SBAOIJNlf£DSOKJa..DISTRICT SANO/£GOG-4S.t-aECTRIC AT.tT IIIEWAJ/1/£JICAa'.£ CARI.SBAD f1RC PROTCCTION DISTRICT cl I~ ' -" TENTATIVE SUBDIVISION MAP "CARLSBAD STATION" FOR CONDOMINIUM PURPOSES " . s ' ===,==,=---:v,===w=, ,i=v) -='" ~~~~~-=~~~:1= <V> HJ!lf!J,A~ ,--,,-,----'---,-,----,-~~~ KEYMAP I I r ,~ l i HYDROLOGY-HYDRAULIC REPORTS BU/WING TABULATIONS ,so· (2) 50' 25' 0 so· 100' PARKING REQUIREMENTS HYDRa.OGY AND HIDRAIAJC RCPORT PRCPARCD BY SHA, INC. DATCD: 09-18-2019 (Dosr Q/00-9.17 CFS/PR<P Q100z9.48 CFS} PRIORITY ~OPIICNT PRO.ECT-ST'ORM WA1CR MIHG41/0N Pt.AN PRCPARCD 8YBHA, INC. OATCD:04-04-19 GEOTECHNICAL REPORT GCOTCa/NICAL RCPORT OATCO: OATW: tillf1IJNfl.12. 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SF SF/IIMT roTAL PRa>OS£D "CURii aJTS" I RETAIL 1,220 1,220 RCTM. 2.687 2.687 R£STA/Jfl4NT 2,870 2,870 ,.m roTAt aJ IJ7.1tt NOTE: THIS IS A TENT A 711,£ MAP OF A CONDOAI/N/UM PROJECT AS DEFINED AS DEFINED IN SEC710N 4125 OF THE CIWL CODE OF THE STA TE APPROVED THIS IS THE APPR()I,£[) TCNTAn~ MAP/SITE PLAN FOR PRO.ECT NO. __ PCR IXJN0/00, NO. __ OF PLANNJNG COIIMISSKJN RESOLUTION NO __ LEGALDESCRIPTION CT 2019-0003/SDP2019-0004 ~1/0NS OF LOTS 29. JO AND JI OF MAP NO. 1722 FIL£D IN TH£ OFF/CC OF Tl£ COUNTY RECCRD£R CW .1./LY 28. 1921, PARCEL 2 OF PARCEi. MAP NO. I.JJ9 FUD IN THE omcc OF If£ CCIJNrY RCCXROBl CW FfJJRUARY 2~ l97J AS OOCVMENr NO. lJ-048297 AND PARCEL j(" OF Lor UN£ AD.AJSTMENT NO. 190 R£CQR[)£J) IN 11£ OFFICC OF If£ CaJNTY R£COROlR CW FUJRUARY 19. 1981 AS OOCUM£Nr NO. 81-0507:JS, WITHIN 11£ arr OF CARLSBAD. CCIJNTY OF SAN ll!CGn STATE OF CAI.FORNJA OWNER'S CERTIFICATE 1£HlR£8YCCRT1FY 7HAT llf' ARC Tf£RCCa?D OWERS OF THEPRCPCRTYSHO~ CW 11£ TE:NTAII\£ SV80JVISl(WIIAP ANO THAT SAJO I/AP SHOWS All aJR camrows otNERSHIP IN 'M#(J-( llf' HA\£ ANY OC£D OR TRUST INTCR£ST. 11£ IJNOfRSrANO THAT aJR PRCPCRTY IS CCNSIDCRED CCNTIGilOIJS £l£N IF ,r IS SCP.AR.AT[() BY ROADS: STRCETS. IJTIL/rY £ASDIENTS. OR RAJLROAO RIGHTS-OF-WAY. mwlRS:DfllHURSrfAIIILYRCK1CABl.£1RUST OATWIIARCHl.\1990 M25SCACRCSTOR/1£ CARtSBAO,CA92008 1HEHOWARD-.KJNESIIARITAL TRUST OATWIIARCHJI, 1981 4825ARt,OSYLAN£ CARtSBAO,CA92008 ,7t::::, 5-15-20 OONALDK.OE»HURSr IRUSlfi' /fJrwattZ OONNA 00'1'1.£' IRUSlfi' Dflfi.OPCR:CARLSBAD lftLAG£ sq U.C. l90J 'M?JCHTF't.Aa; SIATE 280 CARL.5BAO.CA92008 (760)918-8200 j'm1Jf,.J,......,-, 5-15-20 N. RUH£, OATt 1-fa'PRESIOCNT/CFO ENGINEER OF WORK bltA.lnc. ===~..--,.v SUITE"l" CARLSSAD,CA.92008-1387 (760)1131-8700 PROJECT INFORMATION t. SrRfETADDRESS 2. ASSCSSOR'SPARCCJ.. NlJll8£RS J.SITEAOl!AGC 4. DJSTINCZONING 5. CEl£RAL PUN &.MIN/WII/JNIT>taO 1,MAXIIIU/tlOENSITY 8.PRa>OSEDDCNSITY 9. NfAIB£R OFCXJSTINCLOTS 10.NIJIIBEROFPRa'OSCDLOTS tt.DtlSTINCLANO/JSC 12.PR<ROSEDLANO/ISC I~ fflOPOSCD OPENSl"Aa' 15.ltllNl/tlUMLOT511( 16.fflOPOSCDNtlllBEROFAJRSPAa'UNITS 17.SCTBACKDATA """' SU'11'11K/1/ SIDESTRCEr RCAR INTCRIOR REARSTRCEr ROOS£1£l.T STRC£r{2747, 2775, 2777, 2785, 2081) srATE SrRffr (2780 ANO 2802} 20J-IOl-t2, 20.J-181-o.J, ZOJ-/81-04, 20J-t81-07, 20J-181-08. ZOJ-181-09, 20J-18l-t0. ANO ZOJ-181-16. l.7'6ACRCS(76..5C8$f}GROSS V-R-\fUAGC R(W£W (CARtSBAO MU.AG£ ClNTcR I) lfUAGC {V}. 28-JS Oll'S/AC """" """" .U.9/JHITS BLOTS I LOT RCTAL/RfSIDCN1IAL/OfFICEIRESTAIJRANT MIXED/ISC(79C()NDOFtATS/.'RETAJLUNITS/IR£STAURANTUNIT) """"' N/A 8fSIDfN11JJPRIVA1f. 60 SF/UNIT, lllrH ltllNlltlUM OF 6' IN ANY DJRCCTION (RCQUIRB)) VARIE5SFBAJ..CONIESX7911N17S{PROWJED)•ll,54/SF (SC£ ARal/Tr:CTURAL Pf.ANS FOR UNIT &41..<»IY SQUARC FOOTACCS) 8fSIDfN11JJ Q3W)'t 15 SF X 79/JNITS• 1,185 SF{REQ(HRCO) 11,898 SF (PROWJED} 1,51XJSF BJ (79 R£Slll£N11AL/J RUAJl./1 R£SW.JRANr UNIT) liIJUli!/J.,,,,,,..,. o'-5' o'-5' o· 10· N/A o· o· N/A GENERAL DESIGN NOTES 1.CONTWRIN1CRV.Al 2.£ARTHtffiKOUANn11£S wr 28,J()()CY FILL 0.000CY EXPORT 28,J()()CY RE1EDIAL GRAOING 6.51XJCY(J'O'l£R-£X) .1rorALlftll'fR'MJUSAli'f'A 77.~SF 4.TOTALPUl'M)(JSAR(A J,828SF 5.BIJILDINGHOGHr 45;FOURSTOOCS(CROIINOFLOCRF't.ATEHOGHT14J 6. CO(STAL ZON£ NO 7. 8£,Aal O\eiUYZONC NO 8. OIWNAGCDISTR/Cr A (N.W. OUAORANT) 9. "NFPAIJ" FIR£ SPRINKLERS ARC RCQURCD rHROUCHOIJr FOR 1HS PRO,ECT 1a NQ f»'STRAIN7S EXIST. SITE HAS 8£fJI 100 PCRCENT OISTUR8£D. AND 1H£R£ ARC NO /JNOfl£l.<PCD I.ANDS PURSUANT ro SCC1/0N 21.5J.2JO OF 11£ CARLSBAD IIUNICIPAL COOC II. saJRCEOFTrPOGRAPH'f: FLOVrNTrPOGRAPHY INLANO AERIAL 5VRl£Y"S INC. OATW 01-0J-19 12. INQ.USICWARY HOUSING: PRO.ECr TO /Na.UDE AFFrRMBI.£ 12 I/NITS ro SA11SJ'Y 1H£ 79 RESID£NIIAL UNITS. "CARLSBAD STATION" STATE STREET/ROOSEVELT STREET KEY MAP & NOTES CARLSBAD, CA OF CALIFORNIA. THE PROJECT CONTAINS A MAXIMUM OF BJ AIRSPACE UNITS. Ml/CH INCLUDES 79 RES/DEN71AL AIRSPACE UNITS, 3 RETAIL AIRSPACE UN/rs AND I RESTUARANr AIRSPACE UNIT. Pi.ANNING OIIASION OAT( _°""""""" ___ 01,S,C,,--O-,-,, t==t================::1===::1t==::1 W. 0 1026-1439-4()() SHEET 1 °' 11 K;"\Clvll 3D\1439\DVG\TM\ 1439-Carlsbad Statlon_TMOl.dwg May 15, 2020 12,56pe, "CARLSBAD STATION"EXISTING CONDITIONS PLANCARLSBAD, CASTATE STREET/ROOSEVELT STREETI ~ -0 'lli l ~ ? ; I ~ ~ :,, I ~ ~ ' I Af'N 203-181-16 DETAIL "A" b~A.lnc. landplannin9,civilen9ineerin9,surveying 5115 Avenida Encinas Suilel Carlsbad, California 92008-4387 (760) 931-8700 aw,;; \I ~ '],© :1 I I I I I ~ I I I DETAIL "B" NO SCALE 20· ,o· o ~t m 1-10' topOC>W\j Moy 1' "<a \, ' :' SCALE: 1• -20' I I 1t "®1 I-'"® I I I I I Jg , I§ 4.8' P/c DETAIL BLDG "" I I I I I ~I . ~! r BWC I~ I I I I I I I I-'"® I 1"--© I It I I I I I I I I NOTE; EXISTING SEWER LATERALS WITHIN THE PROJECT LIMITS AND OUTSIDE OF THE ROW ON ROOSEVELT STREIT WILL CT 2019-0003/SDP2019-0004 LEGEND (for this sheet only) @ INDICATES WATER VAL\.£ @ IND/CA TES S£1t£R MANHOLE @ INDICATES SElt£R CLEANOUT @ IND/CA TES WATER METER TO BE REMO'vrn (l} IND/CA TES WOODEN FENCE (b IND/CA TES CHAINL/NK OR IRON FENCE @ INDICATES FIRE HYDRANT @ INDICATES STREET LICHT Q) INDICATES CONCRETE CURB & CUTTER Q) INDIC,._ TES CONCRETE CURB @ IND/CA TES WAU Q) IND/CA TES TRANSFORMER TO REMAIN 12' IND/CA TES TRANSFORMER TO BE REM0\1£D @ IND/CA TES UTILITY HANDHOLE/PULL BOX @ EXISTING DRI\IE"WA Y TO BE REMO\IE"D @ IND/CA TES STREET TREE {SIZE) ® IND/CA TES UTILITY VAULT @ REMO\/£ EXISTING WATER SERVICES ® EXISTING PARCEL LINES TO BE MERGED WITT-I FINAL SUBDMS/ON MAP 1$) EXIST/NC ROW (D PUBLIC STREET & PUBLIC UTILITY EASEMENT TO BE DEDICATED WITT-I FINAL SUBDIVISION MAP @ PROPOSED PODIUM WALL oun!NE LIMITS OF DEMOLITION, EXCEPT AS NOTED IND/CA TES GAS UN£ IND/CA TES S£Y,£R IND/CA TES WATER c::) PLOTTED EASEMENT EASEMENTS @) SDG&E EASEMENT PER DOC. 84-IJJ610 CANNOT 8£ PLOTTED FROM DESCRIPTION. (!ID SOC&:£ EASEMENT PER DOC. 75-244007 CI[) SOC&:£ EASEMENT PER DOC. 78-176792 Q.i_) ~ic:~~g~~&~T PER DOC. 81-286246 TO WO. 1026-1439-4()() SHEET 2 OF 11 DNODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODOD"CARLSBAD STATION"SHEET INDEX PLAN SHEET/STREET SECTIONSCARLSBAD, CASTATE STREET/ROOSEVELT STREETbl-IA.Inc. landplannlng,civilengJneerlng,surveyJng 5115 Avenida Encinas Sultel Carlsbad, California 92008-4387 (760) 931-8700 FF=42.20 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT FF=45.00 FF=42.20 : FF=45.80 I I s1-I,o f-(f-t::l1t:J V5(V5 t:Jlt:J Ul(Ul I I I I /"'" FF=42.20 f FF=42.20 EE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT ----=_,,_,_ ___ ----'--_ _,--------------_ '--L._~_r-=-:--~1_-_s-..r:c::11:r:r::-. ~1 j -1 -1~·r~r,,k;1;~+1·~-·1~~1-~~~~ -~ : __ 7 ~~~ ~~fRt . l 1: FF=42.20 20· 10· 0 20· SCALE: 1• = 20' (f) £XIST R/W CT 2019-0003/SDP2019-0004 VARIES 50'-58' c/c 25' 21.5' EXIST. PCC WALK EXIST. CURB/CUTTER I EXIST. AC PVMT DOST. CURB/CUT7£R _,,,,1 rn• : R' 9-"-EX!ST. 5• AC WATER £XIST. ! 1/2 HP G4S'_/ ~ /JAIN PER owe 101-T ~Pft/?~OT-/ 1 Xf,§7? J/!ftiN FIELD) {VERIFY DEPrH IN FIEW) v~:~.";,p OE~~~'/[y r;::,i~ ~~~; " NOTC: PROJECT TO OEOICATE' 8' OF R/W ALONG ROOSEV£l.T WHERE~ IS 25' EXIST R/W PROP EXIST R/W R/W ROOSEVELT STREET (EXISTING) ,a.s. EXIST ROOSEVELT STREET (PROPOSED) N.T.S. VARIES 69.9'-79.B' EXIST R/W R/W EXIST. CURB/GUTTER~ /g' ! EXIST AC PVAIT £)(!ST. CURB/CUTTER f!o+ ;fffi;1t1r MAP ~,-~:~r/c;,Eip~~; ;:;~~ ~~J;;' {VERIFY DEPTH IN FIELD) STATE STREET (EXISTING) N.T.S. VARIES 74.5'-79.8' PROP. SD CO P£R A-4 • NOTE: WIDTl-f VARIE.5" (5" MINIMUM) STATE STREET (PROPOSED) N.r.S. W. 0. 1026-1439-4()() SHEET 3 °' 11 DNODODODODODODODODODODODODODOD"CARLSBAD STATION"DESIGN PLAN SHEETCARLSBAD, CASTATE STREET/ROOSEVELT STREETOD---0------------------------------------------------------------------------------------------------------=--M _.,, _"' -M _"' -M _,0, ~~,snNc,:,· 'GPet:,~: c,r, :~;".c ,:•-•l"~-M _ ~Q°'"SE,Y£_-_ 1::,T'_ ,-, -M _,0STJ!:E~'~'"' " 'J 7: <t' --')· IE-J6.JB W \X' ,:;..J ~ ~ . I -0 . -~ ~ ----:~-~5.~~-~~ ------------~~~---i~~------------------~H~--Vll="1<~ RIM -42.08 IE-JJ.98 -<ul!SJ -<C-,,,,SJ -<GAS) -tGASJ -CG~$) -(GAS) -(GASi:! I I bl-aA,lnc. londplonning,civilengineering,surveying 5115 Avenido Encinas Suittl Carlsbad, California 92008-4387 (760) 931-8700 FF=42.20 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT FF =42.20 ~ s:i-1,i + FF=45.00 ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD FF=42.20 I.[) f--w w :r: IJ) w w IJ) CT 2019-0003/SDP2019-0004 LEGEND: (for sheets 4-6 only/ ® ri~~fr> ~~~~ i~0-E~TI~i t~,~~1EM,tJN) ® (~E ~~~~~E:~~J-JEwY,1~,:D~~:~a5~~~~~MTREES) @ 6" PCC CURB ANO GUTTER PER SORSO G-2, UNLESS OTHERv.tSE NOTED @ GAS CONNECTION TO EXISTING GAS LINE AND GAS SERVICE © SAWCUT PA'vOilENT 12" FROM EXISTING UP OF GUTTER (D SEVIER CONNECTION AND 6" SE\lo£R LATERAL PER C.S.O. S-7 @ 6" SE'ft£R BUILDING Cl.EANOUT PER C.S.O. S-6 @ DOMESTIC, IRRIGATION AND FIRE WATER CONNECTIONS PER C.M.W.D. W-8 OR W-9 {I) 2" DOMESTIC WATER SERVICE PER C.M,W.D. W-8 Q) 2" WATER METER PER C.M.W.O. W-4 @ 2" BAO<FLOW PREVENTER PER C.M.W.0. W-20 (0 6" FIRE SER\1CE OOCVA PER C.M,W.D. W-22 @ 1" IRRIGATION MElER @ MODULAR WETLANDS BIO-FILTRATION SYSlEM (SEE SWCMP FOR DETAILS) @ STORM WATER ..RJNCTION BOX WITH WEIR SYSlEM (SEE S'MJMP FOR DETAILS) ® IMPERVIOUS Fl.ATWORK (SEE LANDSCRAPE PLANS) @ 5' WIDE IMPERVIOUS PERIMElER WAI..KWAY (SEE LANDSCAPING PLANS) @ 12" YARD DRAIN/BOX ® 8" YARD DRAIN/BOX. DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECI< AND PIPED ALONG THE GARAGE CEILING THROUGH THE PODIUM WAU. AND INTO THE 48" HOPE PIPE CISTERN (SEE SWQMP FOR DETAILS). © VENTILATION OPENING FOR GARAGE @ LANDSCAPED AREA (SEE LANDSCAPE PLANS) 0 LANDSCAPED AREA (SEE LANDSCAPE PLANS) DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECK AND CONNECTED TO A STORM DRAIN PIPE ALONG THE GARAGE CEILING THEN THROUGH THE POOIUM WAU. AND INTO THE 48" HPDE PIPE CISTERN. ® EXISTING TREES TO REMAIN/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) @ NEW TREES 'MTHIN ROW/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) © FENCING/GATE (SEE LANDSCAPE PLANS) {f) 48" HOPE CISTERN 12 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT AND S'MJMP FOR DETAILS) @ 2◄"x2◄" BROOKS BOX CATCH BASIN/GRATE LOW IMPACT DEVELOPMENT BMPS ((or sheets 4-6 onlv/ B SIDEWALK DRAINS TO LANDSCAPING PER SWQMP C'.J ROOF DRAIN DO'M'I SPOUT RIP-RAP PAO TO LANDSCAPING (T'1'PICAL) PER SWCMP ,.~o·"'iiiisl"· "iiiii----"""----i'°iii-==;,-'° .. -..,."'"'i'°-SCALE: 1" -10' W. 0. 1026-1439-4()() SHEET 4 °' 11 ODODODODODODODODODODODODODOD"CARLSBAD STATION"DESIGN PLAN SHEETCARLSBAD, CASTATE STREET/ROOSEVELT STREETOD------=------------------------------------________ " -----------i-----------~-----~--------:c:_==J__11 ()'9 £X1SnNG 6" ACP WAJER PER ClrY GJS/DWG 101-1 \ ROOSEVELT H STREET E -S -0-<"-"Cfcr<'•"-'>-M-<' -"-M -M-"-<S>-M-M-M-M-M-M-_,_ ---M-M-M-">-">-< 1£-3764 W o IE-84 W I IE=Je 34 N/S £XJSnNG 8" VCP SEW£R PER CJTY GIS/DWG 101-! 1 ----W-cc.....Sl. ,_ ~ _0i.\.-.-(il-==-W----=-~ .f:i} --------=..lil=-(.'.l.. =-...SLF -~l~=-=W----------------------~,. s::1-f-w w :r: (/) w w (/) ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD FF =42.20 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT FF=46.50 FF=42.20 RIM -46.55 IE-37.65 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT PROP SMH RIIJ-41.70 CONNECT 1D EXISTING 6 I TPJJ.5J ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD @ (~;sttii; SEE SHEET 6 R -~~-------------------L CT 2019-0003/SDP2019-0004 LEGEND: (for sheets 4-6 only/ ® ri~~fr> ~~~~ i~0-E~TI~i t~,~~1EM,tJN) ® (~E ~~~~~E:~~J-JEwY,1~,:D~~:~a5~~~~~MTREES) @ 6" PCC CURB ANO GUTTER PER SORSO G-2, UNLESS OTHERv.tSE NOTED @ GAS CONNECTION TO EXISTING GAS LINE AND GAS SERVICE © SAWCUT PA'vOilENT 12" FROM EXISTING UP OF GUTTER (D SEVIER CONNECTION AND 6" SE\lo£R LATERAL PER C.S.O. S-7 @ 6" SE'ft£R BUILDING Cl.EANOUT PER C.S.O. S-6 @ DOMESTIC, IRRIGATION AND FIRE WATER CONNECTIONS PER C.M.W.D. W-8 OR W-9 {I) 2" DOMESTIC WATER SERVICE PER C.M,W.D. W-8 (B 1" IRRAGATION WATER SERVICE PER C.M.W.D. W-8 0 r WATER METER PER C.M.W.D. W-4 @ 2" BAO<FLOW PREVENTER PER C.M.W.0. W-20 (I} 6" FIRE SER\1CE OOCVA PER C.M.W.0. W-22 @ 1• IRRIGATION METER @ MODULAR WETLANOS BIO-FILTRATION SYSTEM (SEE SWOMP FOR DETAILS) @ STORM WATER ..RJNCTION BOX WITH 'ft£1R SYSTEM (SEE Sv.QMP FOR OETAILS) ® IMPER\10US Fl.ATVKlRK (SEE LANOSCRAPE PLANS) @ 5' WIDE IMPERVIOUS PERIMETER WALKWAY {SEE LANDSCAPING PLANS) ® 12" YARD DRAIN/BOX ® 8" YARD DRAIN/BOX. ORAINAGE TO BE TAKEN THROUGH THE PODIUM DECI< AND PIPED ALONG THE GARAGE CEILING THROUGH THE PODIUM WAU. AND INTO THE 48" HOPE PIPE CISTERN (SEE DRAINAGE REPORT ANO SYKIMP FOR DETAILS). © VENTILATION CPENING FOR GARAGE @ LANDSCAPED AREA (SEE LANDSCAPE PLANS) 0 LANDSCAPED AREA (SEE LANDSCAPE PLANS) DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECK AND CONNECTED TO A STCRM DRAIN PIPE ALONG THE GARAGE CEILING THEN THROUGH THE PODIUM WAU. AND INTO THE 48" HPDE PIPE CISTERN. @ EXISTING TREES TO REMAIN/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) @ NEW TREES 'MTHIN ROW/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) @ FENCING/GATE (SEE LANDSCAPE PLANS) <i) 48" HOPE CISTERN 12 DRAINAGE STCRAGE PIPE (SEE DRAINAGE REPORT ANO Sv.QMP FOR DETAILS) Q} 48" HOPE CISTERN 11 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT AND Sv.QMP FCR DETAILS) © 24"x24" BROOKS BOX CATCH BASIN/GRATE LOW IMPACT DEVELOPMENT BMPS (for sheets 4-6 only) E:3 SIDEWALK DRAINS TO LANDSCAPING PER SWOMP ~ ROOf DRAIN OO'tW<I SPOUT RIP-RAP PAO TO LANDSCAPING (TYPICAL) PER SWOMP b!-aA.lnc. landplann!ng,civilengineerlng,surveying SCAL£: 1• -10" W. 0. 1026-1439-4()() SHEET 5 °' 11 ODODODODODODODODODOD"CARLSBAD STATION"DESIGN PLAN SHEETCARLSBAD, CASTATE STREET/ROOSEVELT STREETODbl-IA.Inc. londplonning,civilengineering,surveying 5115 Avenido Encinas Suitel Carlsbad, Cal!fomlo 92008-4387 (760) 931-8700 59 LF OF PR/VAT£ 18-RCP SD O 0.50%, Sff SHEET 8 FOR DETAIL -~!4~~,. - - - - - - - - - - - - - - - --I ~ I CONNECT TO EX,STTNG, ss SEE SHEET 5 --➔-1 ;:_3i}i3 (ASSUMED) FF =42.20 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT FF=41.80 ROOF DRAIN DO\m SPOUT AND RIP-RAP PAD CT 2019-0003/SDP2019-0004 LEGEND: (for sheets 4-6 only/ @ JO' WIDE DRIVE PER C.S.O. GS-20 (MODIFIED) (MOOIF'IED TO ALLOW FOR EXISTING TREE TO REMAIN) @ PCC SIDEWALK PER SORSO G-7, WIDTH VARIES 5' MINIMUM (SEE LANDSCAPE PLANS FOR NEW LANDSCAPING AROUND TREES) @ 6" PCC CURB ANO GUTTER PER SORSO G-2, UNLESS OTHERWISE NOTED @ GAS CONNECTION TO EXISTING GAS LINE ANO GAS SERVICE © SAWCUT PA'vOilENT 12" FROM EXISTING UP OF GUTTER (D SEVIER CONNECTION AND 6" SE\lo£R LATERAL PER C.S.O. S-7 @ 6" SE'ft£R BUILDING Cl.EANOUT PER C.S.O. S-6 @ DOMESTIC, IRRIGATION AND FIRE WATER CONNECTIONS PER C.M.W.D. W-8 OR W-9 {I) 2" DOMESTIC WATER SER'v'ICE PER C.M,W.D. W-8 Q) 2" WATER METER PER C.M.W.D. W-4 @ 2" BAO<FLOW PREVENTER PER C.M.W.D. W-2D (0 6" FIRE SER'v'ICE DDCVA PER C.M,W.D. W-22 @ 1• IRRIGATION METER @ MODULAR WETL&.NDS BIO-FILTRATION SYSTEM (SEE SWCMP FOR DET,t,1LS) @ STORM WATER ..RJNCTION BOX WITH 'ft£1R SYSTEM (SEE S'MJMP FOR DETAILS) ® IMPER'v'IOUS Fl.ATWORK (SEE LANDSCRAPE PLANS) @ 5' WIDE IMPER'v'IOUS PERIMETER WALKWAY (SEE LANDSCAPING PLANS) @ 12" YARD DR,t,1N/90X ® 8" YARD DR,t,IN/BOX. OR,t,INAGE TO BE TAKEN THROUGH THE PODIUM DEO< AND PIPED ALONG THE GARAGE CEILING THROUGH THE PODIUM WAU. AND INTO THE 48" HOPE PIPE CISTERN (SEE DRMNAGE REPORT .-.ND SWQMP FOR DETAILS). © VENTILATION OPENING FOR GARAGE @ LANDSCAPED AREA (SEE LANDSCAPE PL..-.NS) 0 LANDSCAPED AREA (SEE LANDSCAPE PLANS) DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECK AND CONNECTED TO A STORM DRAIN PIPE ALONG THE GARAGE CEILING THEN THROUGH THE POOIUM WAU. AND INTO THE 48" HPDE PIPE CISTERN. ® EXISTING TREES TO REMAIN/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) @ NEW TREES 'MTHIN ROW/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) © FENCING/GATE (SEE LANDSCAPE PLANS) {J) 48" HOPE CISTERN #2 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT .-.ND SWQMP FOR DETAILS) (!, 48" HOPE CISTERN #1 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT .-.ND SWQMP FOR DETAILS) © 24"x24" BROOKS BOX CATCH BASIN/GRATE LOW IMPACT DEVEWPMENT BMPS ((or sheets 4-6 only/ Ei3 SIDEWALK DRAINS TO LANDSCAPING PER S'MJMP ~ ROOF' DRAIN DOWN SPOUT RIP-RAP PAO TO LANDSCAPING (TYPICAL) PER SWCMP SCALE: 1" -10' W. 0. 1026-1439-4()() SHEET 6 °' 11 MAILMAILMAIL8283817980781021031041051061412425232726212220181917151614121391086753425152504849474546444243413940383637353334323031297677757374727071696768666465636162605859575556541421401381391371351361341321331311291301281231221201211191171181169997989493919290888987858684114113115111109112107108128531011001241251261271101431196953040506030405060"CARLSBAD STATION"GARAGE DESIGN PLAN SHEETCARLSBAD, CASTATE STREET/ROOSEVELT STREETbl-aA.lnc. land planning, civil engineering, surieying 5115 Avenida Encinas Suitel Carlsbad, California 92008-4387 (760) 931-8700 DRIVEWAY PROFILE SCAJ.E: ,. • 20' HORZ r-s'IIEl?T -~~~------------== CT 2019-0003/SDP2019-0004 LEGEND: (for this sheet only) @ DRIVEWAY RAMP (SEE THIS SHEET FOR PRDFlLE) @ 12° lHICK PCC PODIUM WALL © VENTILATION OPENINGS FOR POOIUM (GARAGE) @ OUTLINE Of BUILDING ABOVE PODIUM DECK @ ELEVATOR (PRIVAlE-RESIDENT USE ONLY) (D STAIRCASE (PRIVAlE-RESIDENT USE ONLY) 5 STAIRCASE (GENERAL PUBLIC TO STREET LEVEL ONLY) @ SllE STORAGE ROOM @ EXISTING GROUND CONTOURS (D TRASH ENQ.OSURE ROOM. DUMPSlERS TO BE TAKEN UP TO lHE STREET LEVEL FOR WASlE MANAGEMENT PICKUP Q} UTILITY ROOM (0 8" PVC STORM DRAIN LINE O I.OX SLOPE @ MODULAR WEllANDS BIO-FILTRATION SYSlEW (SEE SWOMP FOR DETAILS) @ STORM WAlER JUNCTION BOX WllH WEIR SYSlEM (SEE SWOMP FOR DETAILS) @ 2◄"x2◄" BROOKS BOX TO BE USEO AS JUNCTION BOX ® 12"x12" BROOKS BOX TO BE USED AS JUNCTION BOX @ ◄a• HOPE CISlERN DRAINAGE STORAGE PIPE (SEE SWQMP FOR DETAILS) (D COLUMN AND SPREAD FOOTING (TYP) @ STORM DRAIN CLEAN<XJT BOX (Y) DUAL PUMP SYSTEM TO TAKE NUISANCE DRAINAGE FROM GARAGE AND CONVEY TO PROPOSED SEWER LINE IN STAlE STREET WHEN NEEDED. LOW IMPACT DEVELOPMENT BMPS (for this sheet only) @ 18"x18" BROOKS BOX CATCH BASIN WllH SUNTREE GISB (GRAlE INLET SKIMMER BOX) PER SWOMP @ 12" WIDE TRENCH DRAIN W/FlOGARO TRENCH DRAIN FILlER PER SWOMP 20· ,o· o SO' W. 0. 1026-1439-4()() SHEET 7 °' 11 "CARLSBAD STATION"STATE STREET/ROOSEVELT STREETWATER, SEWER &STORM DRAIN PLANCARLSBAD, CAALL ON-SITE STORM DRAIN &SEWER IS TO BE PRIVATELYMAINTAINED._ _ _ __ _ __ _ _ _ ~ ,,;°"NF;i:o EX'.:N.G w~~R PER,:,-!!__!!!:,-9 ~"~rls,-(uAs,-, I I I I I I ~ I §: I "' ~ I ~I ~1 I I ___ ___[___ ___ _J, I r r I ~ -~~==~=~J=-e;'° ~ c, 5• PCC CURB PROP COR -----~ ---;, STIVCM DOC/ BANK _1_o (EG 405) EX c INLET ---V ";~h ?' --~ _ _ _ "f:/!' OEPTH/LOCA nON IN mo J ~ SEWER ue m "'"""-' ,s ro i~/W' _ ,,_,, _, IM-_ ~ ---_TEC"[_IN PLACE _ __ _ ~E PRIVATE"LY MAINTAINED ------v-------I il.li ~ -,, -" ,, -,i ;0.0< f -M -M -M -,,, _ "' _, 1 ,e cC OF PRWA~ '8' RCP SD o o,o, ---------IE 2962 N IE 30.02 N t£XIS~:G-----;:~;~ WA;_;' PER ci';;--;;;;-<Ii! -'"'' -_ LIMITS FOR L_G.Jjj_NiL._& 0\IERLA RCP SD O O.Jl:C=-7--CT 2019-0003/SDP2019-0004 I I I I I I I ,-1 I L b= , EXIST SDMH I 1· ~' i ' ! l ~----L~__L__L___L__J__l_____j_~~! ------====~~~--~~-~,=-=-----_--_-_-='--~--'"==-=-"'_~_'_~-=-=':-::=~~ bl-IA.Inc. 30' 15' o SCALE: 1• -JO' lorid planning, civil engineering, surveying 5115AvenidaEncinos Suitel Carlsbad, California 92008-4387 (760) 931-8700 ~=-:-------.-------_J~ W. 0. 1026-14394()() SHEET 8 °' 11 P/4 ~/:71-1 PROPERTY , f----,-,,--~-------il (FF -42.JO+/-) SDRSD C-9 RETAINING WALL TYPE A DECOR A !IV£ IMPERVIOUS PA \.fRS, 5££ LANDSCAPE PLANS FOR STYl..£/COI..OR 5.5' 5.5' SECTION A-A (ALONG NORTH PROPERTY LINE ON SHEET 4) NORll-l OR WEST PROPERTY UN£ COMBINED WALL/FENCE HEIGHT SHALL 8£ 6.0'. A MIN OF 3.5' OF SAFETY FENCING IS REQUIRED ON THE HIGHER GRADE EVEN IF 6.0' HEIGHT IS REACHED---~-+--<> DECORATIVE" IMPERVIOUS PA \-!"RS. SEE LANDSCAPE PLANS FOR STYLE/COlOR SECTION 8-8 5.5' (ALONG NORTH AND WEST PROPERTY LINES ON SHEETS 4 AND 5) MODULAR WULANO SYSTEM /1 N.T.S. r--'-"---=----'"-" ~I I r-r-ct~·.t:_r·7,·~~ 48" HDPE CISTERN AND MODULAR WETIAND SYSTEM DETAILS BMPI N.T.S. SECTION C-C (ALONG NORTH PROPERTY LINE ON SHEET 6) N.T.S. MODULAR WETLAND SYSTEM /2 TOP OF PODIUM WALL"" 41.1 TOP OF PODIU WALL -41.12 4.7' CT 2019-0003/SDP2019-0004 10.6' FENCING PER ARCHITECTURAL PLANS SECTION D-O 0----+--'-----COMBINED WALL/FENCE HEIGHT SHALL BE 6.0'. A MIN OF 3.5' OF SAFETY FENCING IS REQUIRED ON Tl-IE HIGHER GRADE EVEN IF 6.0' ,fE1GHT IS REACHED (ALONG SOUTH PROPERTY LINE ON SHEETS 5 AND 6 ) N.T.$. ~---"_---_•~--~•,_· -fl_J~~,:J r PLAN VIEW SECT/ONA-A 48" HDPE CISTERN AND MODULAR WETLAND SYSTEM DETAILS BMP2 N.T.S. "CARLSBAD STATION" STATE STREET/ROOSEVELT STREET DESIGN SECTIONS/DETAILS CARLSBAD, CA W. 0 1026-1439-4()() SHEET 9 °' 11 "CARLSBAD STATION""ON-STREET" PARKING EXHIBITCARLSBAD, CASTATE STREET/ROOSEVELT STREETbl-IA.Inc. londplonnin9,civilen9ineerin9,surveying 5115 Avenldo Encinas Suite L Carlsbad, Collfomio 92008-4387 (760) 931-8700 "ON-STREET PARKING EXHIBIT FOR CARLSBAD STATION PROJECT ROOSEVELT STREET AND STATE STREET APN 203-/0J-12 STREET 7-9 I ROPOS£D R-0-W I APN APN I 2ro-1a,--,o I 20J-1e1-09 I 203~;1_08 @ EXISTING "ON-STREET" PARKING SPACES (0 PROPOSED "ON-STREET" PARKING SPACES ZOJ:;:,~°is I G R-0-W 203-181-04 PROPOS!DR-0-W STATE STREET @ EXISTING "ON-STREET" PARKING SPACES STATE STREET APN 203-181-07 . -------m=--. =:t i t I I ~-I <PN 203-181-12 PARKING STATISTICS· TOTAL EXISTING "ON-STREET PARKING SPACES 16 TOTAL PROPOSED "ON-STREU" PARKING $PAC£$ 24 (PARKING SPACE$ PER CMG 21.44.050 "TABLE B") DRIVEWAY "CURB CUTS" STATISTICS· TOTAL EXISTING "CURB CUT$" 6 TOTAL PROPOSED "CURB CUTS" 1 20' 10' 0 20· SCALE: 1" • 20' so· >----------------! 8 ~ i (z) PROPOSED "ON-STREET" PARKING SPACES W. 0. 1026-1439-4()() SHEET 10 OF 11 ~ K•\Civll JD\1439\D\IG\TM\ 1439-Co.rlsbo.d Sto.tlon_TMIO_on street po.rklng e><hlbit.dlfl'g Mo.y 15, 2020 -12•57pn "CARLSBAD STATION""ON-STREET" PARKING EXHIBITCARLSBAD, CASTATE STREET/ROOSEVELT STREETbl-IA.Inc. land planning, civil engineering, surveying 5115AvenidaEncinas Suilel Carlsbad, Collforn!o 92008-4387 (760) 931-8700 CARLSBAD STATION PEDESTRIAN ACCESS TO TRAIN DEPOT EXHIBIT BUILDING1 PEDESTRIAN ACCESS TO/FROM TRAIN DEPOT: TO/FROM BU/LO/NG 1 ENTRANCE 920 FEET (0. 17 MILES} TO/FROM BU/LO/NG 2 ENTRANCE 40' 20· 0 ao· SCALE: 1" = 40' W0.1026-1439-400 1,032 FEET (0.19 MILES} 120' SHEET 11 OF 11 218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004ROOSEVELT STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR H A ROBERT HIDEY ARCHITECTS I I I I 318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004ROOSEVELT STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR H A ROBERT HIDEY ARCHITECTS I I I I 418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004ROOSEVELT STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR HARC~ECTS ROBERT HIDEY I I I I GOWANI MC KE L LA R ~:PMENT REAL ESTATE DEV 518008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004STATE STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR H A ROBERT HIDEY ARCHITECTS I I I I 618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004STATE STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR H A ROBERT HIDEY ARCHITECTS I I I I 718008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004PROJECT INFORMATIONVICINITY MAPPROJECT INFORMATION DESCRIPTIONDEMOLITION OF EIGHT EXISTING STRUCTURES COMPRISED OF OFFICE, RETAIL, APARTMENTS AND RESTAURANT. CONSTRUCTION OF TWO NEW MULTI-FAMILY RESIDENTIAL & RETAIL BUILDINGS AND RESTAURANT. 79 TOTAL DWELLING UNITSCURRENT USE:COMMERICAL, RESIDENTIAL, RETAIL ANDRESTAURANTSPROPOSED USE:MULTI-FAMILY RESIDENTIAL WITH RETAIL ANDRESTAURANTEXISTING STRUCTURE TO REMAIN:NONEEXISTING STRUCTURES TO BE DEMOLISHED:EIGHT EXISTING STRUCTURES COMPRISED OF OFFICE, RETAIL, APARTMENTS & 2 RESTAURANTS. PROJECT ADDRESSROOSEVELT ST: 2747, 2775, 2785, AND 2801STATE ST: 2780, 2786, 2788, AND 2802EXISTING ZONINGVC (VILLAGE CENTER)LAND USEVR (AS PER MASTER PLAN)CLASSIFICATION OF LOTMIXED USEFIRE SPRINKLERSNFPA13 SYSTEM THROUGHOUT BLDGFIRE ALARMSNFPA72 SYSTEM THROUGHOUT BLDGPROPOSED ARCHITECTURE/ ARCHITECTURAL INFLUENCESDESCRIPTIONTHE APPLICANT CHARACTERIZES THE ARCHITECTURE AS TIMELESS MAIN STREET ARCHITECTURAL STYLE. IN KEEPING WITH MAIN STREET ARCHITECTURAL STYLE, BUILDINGS FRONTING ON STATE STREET AND ROOSEVELT STREET ARE PRIMARILY FINISHED WITH BRICK AND PAINTED PLASTER FINISHES. STOREFRONTS ARE CLEAR GLASS WITH DARK BRONZE ANODIZED ALUMINUM FRAMES. UPPER FLOORS AND SIDE ELEVATIONS ARE FINISHED IN BRICK SECTIONS AND PLASTER WITH EARTH TONE COLORS CONSISTING OF OFF-WHITE, LIGHT GREY, AND BEIGE. THE BUILDINGS ARE BROKEN UP WITH VARYING WALL PLANES, VERTICAL MASSING, DEEPLY RECESSED BALCONIES, RECESSED WINDOWS AND STOREFRONTS, PLASTER AND BRICK ROOF CORNICES, AND COMMON COURTYARDS ADORNED WITH LANDSCAPE.PROJECT TEAM OWNER/ APPLICANTMCKELLAR MCGOWAN5075 SHOREHAM PL., SUITE 280SAN DIEGO, CA 92122PH: 858-342-9725CHRIS@MCKELLARMCGOWAN.COMCONTACT: CHRIS MCKELLAR ARCHITECTROBERT HIDEY ARCHITECTS3337 MICHELSON DRIVE, SUITE 170IRVINE, CA 92612PH: 949-655-1550LENCISO@ROBERTHIDEY.COMCONTACT: LUIS ENCISOCIVIL ENGINEERBHA, INC.5115 AVENIDA ENCINAS, SUITE “L“CARLSBAD, CA 92008-4387PH: 760-931-8700RBRADLEY@BHAINCSD.COMCONTACT: ROB BRADLEY LANDSCAPE ARCHITECTC.M. BROWN LANDSCAPE ARCHITECTPH: 858-633-3550CHRIS@CMBROWNLA.COM CONTACT: CHRISTOPHER BROWNSITE TABULATIONSGROSS SITE AREA:1.76 ACRES = 76,665 SQ. FT.DWELLING UNITS:BUILDING 1:MARKET RATE UNITS: 29AFFORDABLE UNITS: 12BUILDING 2:MARKET RATE UNITS: 38TOTAL UNITS PROVIDED: 79 SITE DENSITY:79 D.U. / 1.76 ACRES = 44.89 DU/ACRE(INCLUDES STATE DENSITY BONUS)TOTAL BUILDING COVERAGE:52,035 SQ. FT. = 68%BUILDING AREA TABULATIONSSUBTERRANEAN GARAGE 60,586 SQ. FT.BUILDING 1 80,338 SQ. FT.BUILDING 2 97,607 SQ. FT.TOTAL GROSS AREA238,530 SQ. FT.BUILDING TABULATIONSPARKING TABULATIONSAUTOMOBILE PARKING:PROVIDED: 143PRIVATE OUTDOOR SPACE UNIT TABULATIONS`UNIT QUANTITYBLDG. QTY.RETAIL ARETAILBRETAILCRETAILDUNIT AUNIT AXUNIT BUNIT CUNIT DUNIT EUNIT FUNIT FXUNIT GUNIT GXUNIT HUNIT I UNIT IXUNIT JUNIT KUNIT KXUNIT LUNIT MUNIT NUNIT NXUNIT OUNIT OXBUILDING 1 1(PER BLDG.)TOTAL0 1 1 013280003100022022004011BUILDING 2 1(PER BLDG.)TOTAL1 0 0 1 1002630011800400224400SITEhE/ddzWhE/dYdz͘ ^͘&͘dŽƚĂů^&ƉĞƌhŶŝƚϭZKKD͕ϭd,ϭϰϳϰϳϭϬ͕ϰϱϴyϯZKKD͕Ϯd,Ϯϭ͕ϮϬϱϮ͕ϰϭϬϮZKKD͕Ϯ͘ϱd,ϴϭ͕ϯϮϱϭϬ͕ϲϬϬϮZKKD͕Ϯ͘ϱd,Ϯϭ͕ϰϬϵϮ͕ϴϭϴϮZKKD͕Ϯ͘ϱd,ϲϭ͕ϱϭϭϵ͕ϬϲϲϮZKKD͕Ϯ͘ϱd,ϯϭ͕ϱϭϭϰ͕ϱϯϯ&ϮZKKD͕Ϯ͘ϱd,ϯϭ͕ϲϯϭϰ͕ϴϵϯ&yϮZKKD͕Ϯ͘ϱd,ϭϭ͕ϳϬϰϭ͕ϳϬϰ'ϮZKKD͕Ϯ͘ϱd,ϭϭ͕ϲϯϲϭ͕ϲϯϲ'yϮZKKD͕Ϯ͘ϱd,ϭϭ͕ϳϱϰϭ͕ϳϱϰ,ϮZKKD͕Ϯ͘ϱd,ϴϭ͕ϳϱϮϭϰ͕Ϭϭϲ/ϮZKKD͕Ϯ͘ϱd,Ϯϭ͕ϳϱϴϯ͕ϱϭϲ/yϮZKKD͕Ϯ͘ϱd,Ϯϭ͕ϳϳϭϯ͕ϱϰϮ:ϮZKKD͕Ϯ͘ϱd,ϰϭ͕ϴϭϴϳ͕ϮϳϮ<ϮZKKD͕Ϯ͘ϱd,Ϯϭ͕ϴϰϱϯ͕ϲϵϬ<yϮZKKD͕Ϯ͘ϱd,Ϯϭ͕ϴϲϰϯ͕ϳϮϴ>ϯZKKD͕Ϯ͘ϱd,ϮϮ͕ϬϰϮϰ͕ϬϴϰDϯZKKD͕Ϯ͘ϱd,ϮϮ͕ϬϬϳϰ͕ϬϭϰEϯZKKD͕Ϯ͘ϱd,ϴϮ͕ϭϴϱϭϳ͕ϰϴϬEyϰZKKD͕ϯ͘ϱd,ϰϮ͕ϴϳϳϭϭ͕ϱϬϴKϯZKKD͕ϯ͘ϱd,ϭϮ͕ϰϱϮϮ͕ϰϱϮKyϯZKKD͕ϯ͘ϱd,ϭϮ͕ϴϰϬϮ͕ϴϰϬEdZ^/Ed/>dKd>ϳϵϭϮϴ͕ϬϭϰhE/dhE/ddzWhE/dYdz͘Zd/>ϭϭ͕ϮϮϬϭ͕ϮϮϬZd/>ϭϮ͕ϲϴϳϮ͕ϲϴϳZ^dhZEdϭϯ͕ϬϬϬϯ͕ϬϬϬZd/>ϭϮ͕ϴϳϬϮ͕ϴϳϬϰϵ͕ϳϳϳϭϯϳ͕ϳϵϭEdZd/>ͬZ^dhZEddKd>EddKd>Zd/>ͬZ^dhZEdhE/ddzWhE/dYdz͘ ^͘&͘dŽƚĂů^&ƉĞƌhŶŝƚ^hdKd>ϳϵϭϬ͕ϮϰϮBUILDING TYPE OF CONSTRUCTIONBUILDING 1:TYPE VA (RESIDENTIAL/RETAIL/RESTAURANT) OVER TYPE I (GARAGE)BUILDING 2:TYPE VA (RESIDENTIAL/RETAIL) OVER TYPE I (GARAGE)ϭϰϵϰϭ͕ϯϭϲyϮϳϯϭϰϲϴϳϴϲϮϰϮϭϭϮϮϮϰϲϭϲϯϵϳϴϯϭϰϯϰϮϵ&ϯϭϳϵϱϯϳ&yϭϭϳϵϭϳϵ'ϭϯϮϯϯϮϯ'yϭϮϬϰϮϬϰ,ϴϭϴϬϭ͕ϰϰϬ/ϮϯϬϭϲϬϮ/yϮϭϮϯϮϰϲ:ϰϭϴϴϳϱϮ<ϮϯϱϲϳϭϮ<yϮϵϬϭϴϬ>ϮϮϭϯϰϮϲDϮϭϳϮϯϰϰEϴϭϭϲϵϮϴEyϰϭϭϲϰϲϰKϭϰϮϲϰϮϲKyϭϳϴϳϴR H A ROBERT HIDEY ARCHITECTS I I I I I I I I I I I I 111111111111111 I 11 I I 8CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020SITE PLANBLDG NO.2BLDG NO.1BLDG NNO.2BLDG NO.1O.11O.STATE STREETROOSEVELT STREET BEECH AVENUER H A ROBERT HIDEY ARCHITECTS ~~ I 0 7.5'15' 30' 60' SCALE: 1":30' I I I I 9CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020SITE PLANRESIDENTIAL PRIVATE OPEN SPACERESIDENTIAL COMMON OPEN SPACEPROPERTY LINE (RIGHT AWAY)RECIPROCAL ACCESS FROM ADJACENT PROPERTYPEDESTRIAN CIRCULATIONBIKE ROUTEITEM:3a. 2.6.1.A.3.a.3e. 2.7.1.A.1.3f. 2.7.1.E.2-3.4b. 2.8.2.A.5.4e. 2.8.2.B.10PLPLRESIDENTIAL PRIVATE OPEN SPACE LEVEL # # OF UNITS RPOS SF1 17 2,104 SF2 18 2,288 SF3 23 3,504 SF4 21 3,645 SF TOTAL: 11,541 SFROOSEVELT ST.STATE ST.RESIDENTIAL PRIVATE OPEN SPACE ON UNITSSEE PAGES 46 TO 65 FOR AREAS AND SIZES.ADJACENT PROPERTYADJACENT PROPERTYADJACENT PROPERTYRESIDENTIAL COMMON OPEN SPACE TOTAL: 11,898 SF12’-6”12’-0”14’-5”11’-0”11’-0”8’-10”7’-0”11’-0”7’-0”ROOSEVELT ST. ROBE~ HID~ ARC~ ECT S =i~;_,-~~;--~~-~~~~~~---~=-_-~_,,-,~=-~:-:_::~=--=-~..,_~,.,..-----.,-~----p--,----~--~i-----.r-,~--c~~~~-;: ~ :-i ~ ~--~-~ ,~~ ~ ~: ~-;--t{ ; ~~~ ~-:_ ~ -~:::::::::::::::::::::::::= , , . L::IJ ~ I (f'·----ir: "-/• } ~ ~ I ; i i.., ~ -i , : 1 Al i .....---... ~ I 1--'f ,,.._, ,.......L-----L-=~ , I r,--=:r-r:---r-r-"--<>--'-o----,r--r-4 i-,-....,.._:;.-+--=-,.,-.-t F'--.--_._,.-d:-0 . I I r .I I, , L _______________________________________________________________________________ _ -I I I I CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/20209ACARLSBAD STATION PEDESTRIAN ACCESS TO TRAIN DEPOT EXHIBITR H A ROBERT HIDEY ARCHITECTS I I I I PEDESTRIAN ACCESS TO/FROM TRAIN DEPOT: TO/FROM BUILDING 1 ENTRANCE 920 FffT TO/FROM BUILDING 2 ENTRANCE: 1,032 FEET 40' 20' 0 .,. 80' 120' SCALE: 1• -40' bl-IA.Inc. land planning, cMI engineering, surveying 5115AvenidoEncinos Su!lel Carlsbad, California 92008-4387 (760) 931-8700 10CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020ROOF PLANITEM:4w 2.8.3.A.144y 2.8.3.D.2-44l 2.8.2.F.66a6b6c6d7dALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH THE BUILDING DEPARTMENT POLICY 80-6SOLAR SYSTEM AREAROOFHATCHWHITE COLORTPO ROOFING(REFER TO LANDSCAPE PLANS)ROOFHATCHROOFHATCHPLPLR HARC~ECTS ROBERT HIDEY • I I I -----------------7 ! i i i i i i i i i i i i i i i i i i _/ i_ _____________ _ H I ~ ~ •• 32' /'Q\04'8' 16 '61 SCALE: 1116":1'-0" I MCGOWANI MC KE L LA R DEVELOPMENT REAL ESTATE 11CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020SUBTERRANEANGARAGE FLOORPROVIDED:143 PARKING SPACES(77 EV SPACES + 2 ACCESSIBLE EV SPACES) = 79SEE CIVIL PLANS FOR ADDITIONAL STREET PARKINGCIRCULATIONUTILITIESSTORAGEEV PARKING SPACEMAILTRASH ROOMPLPLPLRAMP UPMECH.TRASHROOMTRASHROOMMECH.ELECTRICALROOMITEM:4f. 2.8.2.B.114m. 2.8.2.F.77i.7ii.7iii.7iv.7v.PARKING NOTES:THE PROPOSED 12 ON-SITE BICYCLE PARKING SPACES FOR THIS PROJECT GRANTS (2) COMMERCIAL PARKING SPACES PER SECTION 26.6 OF V.B.M.P.TWO PARKING SPACES ARE ADA EV SPACES WHICH COUNT BOTH AS AN ADA SPACE AND AS AN EV SPACE PER CALIFORNIA GOVERNMENT CODE SECTION 22511.2 (AN-1100 ELECTRIC VEHICLES: PARKING REQUIREMENTS).TOTAL NUMBER OF RESIDENTIAL SPACES REQUIRED SHALL BE ROUNDED DOWN PER CMC SECTION 21.86.090.6.3R H A ROBERT HIDEY ARCHITECTS -----I ~ -------------------[ ______________________ [ ------------------------------------------------------------------------------------1 --+ L--------------------------------------------------------------------------------------------7 ,,, I .. I .. I .. I I .. I I • I ... =---~~·-" -'-Ii ~ ··! I .. -i -_--! -.• -. I ... . I ,,, ::7t:: I .. -i-, .. -~ '~ , .. .. I ,,, I .. I .. I .. I .. I -.. I ,,, I .. I . .. I ... I ... I L _______________ / I I I -I-TotalProvldedl M1rketrate-'l/3/4bdrm 63 l.S0 94 M•rk1tr.i1-tbdrm 4 1.00 4 Afford1bt1-lbdrm 10 0.50 5 Afford,bte-3bdrm 2 I.SO 3 Ret1IIA 1,220 415 3 R1t1HB 2,687 300 CJ Re1aUC-RHt1uram 3,000 170 18 RetaUO 2,870 415 7 H•ndlc.,p C0111tedlntherequlrementsabove Credlt-Handlca withEVch.ir11inll !2 (2 Cr1d1tf0<1dd'lstree1Ph. ' Credltfo,-onsitebicycleparkin 12 /0.166667) ,,, Total Required ~~ I 0 4' 8' 16' 32' SCALE: 1116":1'-0" 12AFFORDABLE UNITCARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020FIRST FLOORBUILDING 1 TABULATIONSRESIDENTIAL AREA:FIRST LEVEL14,375 SQ. FT.RETAIL AREA:FIRST LEVEL7,286 SQ. FT.CIRCULATION AREA:FIRST LEVEL2,765 SQ. FT.TOTAL GROSS AREA:24,426 SQ. FT.BUILDING 2 TABULATIONSRESIDENTIAL AREA:FIRST LEVEL19,268 SQ. FT.RETAIL AREA:FIRST LEVEL4,516 SQ. FT.CIRCULATION AREA:FIRST LEVEL3,825 SQ. FT.TOTAL GROSS AREA:27,609 SQ. FT.(1,220 SQ. FT.)(2,870 SQ. FT.)RETAIL DRETAIL CRETAIL BRETAIL A(2,687 SQ. FT.)(3,000 SQ. FT.)TOTAL GROSS AREA:52,035 SQ. FT.PLAZAPLAZAOUTDOORSEATINGOUTDOORDININGOUTDOORSEATINGCOURTYARDPASEOCOURTYARDPASEOCOURTYARDITEM:4m. 2.8.2.F.7TRASHROOMTRASHROOMCORRIDORCORRIDOR‘BUILDING 1’‘BUILDING 2’12’-6”12’-0”(1,000 SQ. FT.)14’-5”11’-0”11’-0”8’-10”7’-0”11’-0”7’-0”RAMP DOWNROOSEVELT ST. R H A_-------,----------------------, I . ROBERT HIDEY ARCHITECTS : ' : :---------------------------~ ___________ II_____________ I -------------lrtt ___________ -------------· -----------r-----------4 ----r--'---.Jh...--~-.---"---.~ ' ~ H D D -I I H I ---------7 □ □ a FX AX AX A = ~I ~~ I 0 4' 8' 16' 32' SCALE: 1116":1'-0" 13AFFORDABLE UNITCARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020SECOND FLOORBUILDING 1 TABULATIONSRESIDENTIAL AREA:SECOND LEVEL 14,496 SQ. FT.CIRCULATION AREA:SECOND LEVEL2,205 SQ. FT.TOTAL GROSS AREA:16,701 SQ. FT.BUILDING 2 TABULATIONSRESIDENTIAL AREA:SECOND LEVEL 17,440 SQ. FT.CIRCULATION AREA:SECOND LEVEL2,712 SQ. FT.TOTAL GROSS AREA:20,152 SQ. FT.TOTAL GROSS AREA:36,853 SQ. FT.‘BUILDING 1’‘BUILDING 2’TRASHROOMTRASHROOMCORRIDORRETAILBELOWRETAILBELOWRESTAURANTBELOWRETAILBELOWGARAGEBELOWCORRIDORPLPLR H A ROBERT HIDEY ARCHITECTS -I ~--------------------,==fl ----, ,-----, -i i -i i ROOSEVELT ST. :--------------------------------------------------------------------------------------_____ l__ , . .:.-,;il".-r-~ ---.--. ~ : . --' --------------------.-----~--......t::;:1::---~__J , IF_____j' .. --d ----I-E N B L____________________________________________ -----------------------------------------------7 H D D H B I I L _______________ /r I STATE ST. F A A A A ~~ I 0 4' 8' 16' 32' SCALE: 1116":1'-0" 14AFFORDABLE UNITCARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020THIRD FLOORTOTAL GROSS AREA:46,789 SQ. FT.‘BUILDING 1’‘BUILDING 2’CORRIDORCORRIDORROOFPLPLBUILDING 1 TABULATIONSRESIDENTIAL AREA:THIRD LEVEL17,670 SQ. FT.CIRCULATION AREA:THIRD LEVEL2,205 SQ. FT.TOTAL GROSS AREA:19,875 SQ. FT.BUILDING 2 TABULATIONSRESIDENTIAL AREA:THIRD LEVEL23,990 SQ. FT.CIRCULATION AREA:THIRD LEVEL2,924 SQ. FT.TOTAL GROSS AREA:26,914 SQ. FT.R H A ROOSEVELT ST. ROBERT HIDEY ARCHITECTS C ox F A A L _________________________ _ H D --------------------------------------------------7 D H i B A i i i IA i K IX -I I I r ------------------L _______________ /' STATE ST. I ~~ I 0 4' 8' 16' 32' SCALE: 1116":1'-0" 15CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000418008.02 04/28/2020UPPER LEVELTOTAL GROSS AREA:42,268 SQ. FT.‘BUILDING 1’‘BUILDING 2’CORRIDORROOFTOPDECKPLPLLLLLLLLLBUILDING 1 TABULATIONSRESIDENTIAL AREA:UPPER LEVEL16,893 SQ. FT.CIRCULATION AREA:UPPER LEVEL2,443 SQ. FT.TOTAL GROSS AREA:19,336 SQ. FT.BUILDING 2 TABULATIONSRESIDENTIAL AREA:UPPER LEVEL19,452 SQ. FT.CIRCULATION AREA:UPPER LEVEL3,480 SQ. FT.TOTAL GROSS AREA:22,932 SQ. FT.(REFER TO LANDSCAPE PLANS)LPlanterKEYNOTESR H A ROOSEVELT ST. ROBERT HIDEY ARCHITECTS C 0 A A L ________________ ------------------------------------------------------------------------7 H H B A A K ! ! r-----------------------~~ I 0 4' 8' 16' 32' SCALE: 1116":1'-0" I I I L _______________ / STATE ST. I 1618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004FOOTPRINT 3 STORY / 4 STORY CONDITIONS3RD FLOOR AREA: 52,256 SFEXCLUDING PATIOS: 50,809 SF4TH FLOOR AREA(EXCLUDING PATIOS): 31,659 SFTHE ENCLOSED 4TH STORY FLOOR SPACE REPRESENTS 62.3 PERCENT OF THE 3RD FLOOR AREA.ITEM:2.3g. 2.7.1.G.3.bCORRIDORROOFTOPDECKPLPLR H A ROBERT HIDEY ARCHITECTS I I -+ i i i i i i i i i i ROOSEVELT ST. l. ____________________________________________________________________________________________ 1 ,r··-··-· L _______________ / STATE ST. I I 17CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.SIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITSCHEME 2SCHEME 1 KEY MAPBLDG 2BLDG 2BLDG 1EAST ELEVATIONADNEFLGHBIKKMABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMR H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~A~.~A: D~:.~N~w A NI 18CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3d. 2.6.2.A.1-44k. 2.8.2.F.44l. 2.8.2.F.65a.6a.8.KEY MAPBLDG 2BLDG 2BLDG 1RETAIL BGLAZING CALCULATION / 2.6.3 BUILDING ELEMENTS RETAIL FACADE - 1,097 SQ. FT. GLAZING - 579 SQ. FT.52.75% GLAZINGNOTE : THE BOTTOM OF ALL GLAZING AT RETAIL TO BE UNDER THE MAX. 3.5 FEET ABOVE THE ADJACENT SIDEWALK.EAST ELEVATIONR H A ROBERT HIDEY ARCHITECTS I 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.6.2 /4B IN ~ VILLAGE & BARRIO MASTER PLAN 45'• O" MAX. ALLOWABLE HEIGHT TO TOP OF ROOF SHEATHING PER SUPPLEMENTAL DISTRIC STANDARDS ~ SECTION 2.7.1 IN VILLAGE & BARRIO MASTER PLAN ~ -------------------' ----------------------------------------------· LEVEL3 -------LEYEL2 -------RETAIL B -CLG HT -------.LOSlAB•RETM..B __ ■ I I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I Mc K ER~A~.~A: D~:.~N~w A NI 19CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5b.5e.8a.8b.KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 20PARTIAL SOUTH ELEVATIONSCHEME 3SCHEME 9SCHEME 2LABEHCD19’-6”25’-5”16’-5”21’-9”13’-7”12’-0”13’-4”12’-0”13’-4”12’-0”13’-4”ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMR H A ROBERT HIDEY ARCHITECTS I I + ., I I I _ _J_ I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I Mc K ER~A~.~A: D~:.~N~w A NI 20CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5b.5e.8a.8b.SCHEME 3SCHEME 9SCHEME 5KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 19PARTIAL SOUTH ELEVATIONDABLBCEH13’-4”12’-0”13’-4”12’-0”27’-11”19’-1”18’-5”6’-5”ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMR H A ROBERT HIDEY ARCHITECTS I I I I r+ I I I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~A~.~A: D~:.~N~w A NI 21CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3d. 2.6.2.A.1-44k. 2.8.2.F.44l. 2.8.2.F.65a.6a.8.72)522)6+($7+,1*726/$% 5(7$,/%   KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 22PARTIAL SOUTH ELEVATIONRESIDENTIAL MIXED USER H A ROBERT HIDEY ARCHITECTS + ., I I I -------------------------------------------------------------------------------------------------------~----------------------------------------------+ .. I I I I ·11~ I I , I ~ I 0 2' 4' 8' 16' SCALE: 1/8":1'-0" 22CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3d. 2.6.2.A.1-44k. 2.8.2.F.44l. 2.8.2.F.65a.6a.8.5(7$,/&833(5&/*+7726/$% 5(7$,/& 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1 0$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1  KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 21PARTIAL SOUTH ELEVATIONRETAIL RESIDENTIALR H A ROBERT HIDEY ARCHITECTS r+ I------------------L+ ·1 l i~ ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~A~.~A: D~:.~N~w A NI 23CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.SCHEME 5SCHEME 4KEY MAPBLDG 2BLDG 2BLDG 1WEST ELEVATIONIKEBAFHLDDD11’-0”31’-0”31’-10”26’-0”ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMMLR H A ROBERT HIDEY ARCHITECTS ______________ _/ mi ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~A~.~A: D~:.~N~w A NI 24CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020KEY MAPBLDG 2BLDG 2BLDG 1WEST ELEVATIONRETAIL CGLAZING CALCULATION / 2.6.3 BUILDING ELEMENTS RETAIL FACADE - 1,770 SQ. FT. GLAZING - 879 SQ. FT.49.5% GLAZINGNOTE : THE BOTTOM OF ALL GLAZING AT RETAIL TO BE UNDER THE MAX. 3.5 FEET ABOVE THE ADJACENT SIDEWALK.R H A ROBERT HIDEY ARCHITECTS I 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.6.2 /48 IN VILLAGE & BARRIO MASTER PLAN 45' -0" MAX. ALLOWABLE HEIGHT TO TOP Of ROOF SHEATHING PER SUPPLEMENTAL DISTRIC STANDARDS SECTION 2.7.1 lN VILLAGE & BARRIO MASTER PLAN I ■ ■ I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I Mc K ER~A~.~A: D~:.~N~w A NI 25CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.EBBAHLSCHEME 9 SCHEME 3 SCHEME 1 GKEY MAPBLDG 2BLDG 2BLDG 1PARTIAL NORTH ELEVATION(PUBLIC PEDESTRIAN WAY LINKINGROOSEVELT AND STATE STREET)SEE SHEET 2611’-2”25’-10”19’-7”15’-5”15’-7”38’-10”23’-8”11’-2”ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMMR H A ROBERT HIDEY ARCHITECTS I I I I I I r+ I I I I ~ ' ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~A~.~A: D~:.~N~w A NI 26CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/2020ITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.DHBLFA DSCHEME 4BSCHEME 3ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMKEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 25PARTIAL NORTH ELEVATION(PUBLIC PEDESTRIAN WAY LINKINGROOSEVELT AND STATE STREET)36’-7”11’-2”25’-10”11’-2”19’-7”29’-0”13’-5”17’-4”19’-7”8’-3”14’-10”MLR H A ROBERT HIDEY ARCHITECTS I I +, I I I I I I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~A~.~A: D~:.~N~w A NI 27CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/20205(7$,/%&/*+7/(9(//(9(/72)522)6+($7+,1*726/$% 5(7$,/% 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1)2270$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(   KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 28PARTIAL NORTH ELEVATION(PUBLIC PEDESTRIAN WAY LINKINGROOSEVELT AND STATE STREET)MIXED USE RESIDENTIALR H A ROBERT HIDEY ARCHITECTS L+ . ~11 , I ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~A~.~A: D~:.~N~w A NI 28CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 1 ELEVATIONCT 20190003/SDP 2019000418008.02 04/28/20205(7$,/&/2:(5&/*+75(7$,/&833(5&/*+7726/$% /(9% /(9(/%%99726/$% 5(7$,/&    KEY MAPBLDG 2BLDG 2BLDG 1SEE SHEET 27PARTIAL NORTH ELEVATION(PUBLIC PEDESTRIAN WAY LINKINGROOSEVELT AND STATE STREET)RETAILRESIDENTIALR H A ROBERT HIDEY ARCHITECTS +, I I I ---------------------------------------------•-----------_ --------------------------------------------------------~-------------------------------------------------------------I I I I + .I I I I ~ I 0 2' 4' 8' 16' SCALE: 1/8":1'-0" I 292918008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.SIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITSCHEME 6SCHEME 7SCHEME 4SCHEME 3StorefrontMKEY MAPBLDG 1BLDG 1BLDG2EAST ELEVATIONIDNEMABDJFFHLABCDEFGHIJKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterMetal Garage DoorCanopyMMMR H A ROBERT HIDEY ARCHITECTS r --4™-I I •• •• I I _________ ___J I I y ~ I l ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~~:A: 0~:.~N~w A NI 303018008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONKEY MAPBLDG 1BLDG 1BLDG2EAST ELEVATIONRETAIL DGLAZING CALCULATION / 2.6.3 BUILDING ELEMENTSRETAIL FACADE -1,760 SQ. FT.GLAZING - 829 SQ. FT.47% GLAZINGRETAIL AGLAZING CALCULATION / 2.6.3 BUILDING ELEMENTS RETAIL FACADE - 913 SQ. FT. GLAZING - 457 SQ. FT.50% GLAZINGNOTE : THE BOTTOM OF ALL GLAZING AT RETAIL TO BE UNDER THE MAX. 3.5 FEET ABOVE THE ADJACENT SIDEWALK.R H A ROBERT HIDEY ARCHITECTS 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX HEIGHT LIMITS PER ZONING CHAPTER 21 46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.6.2/4B IN VILLAGE & BARRIO ~TER PLAN 45'-O" MAX. ALLOWABLE HEIGHT TO TOP OF ROOF SHEATHING PER SUPPlEMENTAL DISTRIC STANDARDS SECTION 2.7.1 IN VILLAGE & BARRIO ~STER PLAN ■ I --------I -------------------------- -------------------------------------------------------------------------■ I ----------------------------~ --r:-----------•• LEVEL3 -----___ LE:!'EJ:.!.. _R~AJLA-C_!:G_!:!!_ y ~ I l ~ 0 2' 4' •. SCALE: 1/8":1'-0" I 16' I Mc K ER~~:A: 0~:.~N~w A NI 313118008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.SIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITSCHEME 4SCHEME 8SCHEME 3SCHEME 6ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMKEY MAPBLDG 1BLDG 1BLDG2SOUTH ELEVATIONALDBHBECDMR H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 323218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATION5(7$,/'&/*+7/(9(//(9(/5(7$,/'72)522)6+($7+,1*726/$% /(9(/9(/(9/($%6/$267/(9(//(9(//(9(/ 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1 0$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(     KEY MAPBLDG 1BLDG 1BLDG2SOUTH ELEVATIONRESIDENTIAL MIXED USER H A ROBERT HIDEY ARCHITECTS --------- - - - ------I» I l ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 333318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMKEY MAPBLDG 1BLDG 1BLDG2WEST ELEVATIONIHAFBABESCHEME 9SCHEME 8SCHEME 9SCHEME 821’-2”21’-2”30’-3”36’-5”16’-6”17’-2”20’-11”20’-11”17’-2”16’-6”16’-6”R H A ROBERT HIDEY ARCHITECTS 16' SCALE: 1/8":1'-0" I I I I 343418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATION72)522)6+($7+,1*72)522)6+($7+,1*726/$% /(9(/((((((((((9(/ ((9(/ (9(/ ((9(/ (9(/ ((9(/ ////$% /(9(/$726/$$//726/$$$/( 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1 0$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(   KEY MAPBLDG 1BLDG 1BLDG2WEST ELEVATIONR H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 353518008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMKEY MAPBLDG 1BLDG 1BLDG2NORTH ELEVATIONBHAEBDLSCHEME 3SCHEME 935’-2”36’-7”16’-0”19’-10”4’-6”15’-0”16’-0”R H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 363618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATION72)522)6+($7+,1*726/$% /(9(/726/$% 5(7$,/$0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1)2270$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(     KEY MAPBLDG 1BLDG 1BLDG2NORTH ELEVATIONR H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 373718008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMKEY MAPBLDG 1BLDG 1BLDG2SOUTH COURTYARD ELEVATIONUNIT DUNIT DUNIT DDBBFFECASCHEME 3 SCHEME 4MR H A ROBERT HIDEY ARCHITECTS ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 383818008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATION5(7$,/$&/*+7/(9(//(9(/.522)'(&.72)522)6+($7+,1*/(9(//(9(//(9(/5(7$,/$ 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1 0$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(     KEY MAPBLDG 1BLDG 1BLDG2SOUTH COURTYARD ELEVATIONMIXED USE RESIDENTIALR H A ROBERT HIDEY ARCHITECTS I I I I I I I I I I I I I I I I /,;=-====-I Ill I l ~-,l. 0 SCALE: 1/8":1'-0" M GOWANI MC KE L LA R DEVE:PMENT REAL ESTATE 393918008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATIONITEM:3h. 2.7.1.H.14k. 2.8.2.F.4.4l. 2.8.2.F.6.4s. 2.8.3.A.2.4t. 2.8.3.A.3.5a.5e.8a.8b.KEY MAPBLDG 1BLDG 1BLDG2NORTH COURTYARD ELEVATIONUNIT DUNIT DUNIT DBBECHASCHEME 7 SCHEME 3 ABCDEFGHIKLRailingStuccoStucco AccentBrick VeneerRoof ScreenPainted Brick VeneerWindow FrameBridgeSignagePlanterCanopyStorefrontMMFR H A ROBERT HIDEY ARCHITECTS I I •• •• I I 00 ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~~:A: 0~:.~N~w A NI 404018008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIABUILDING 2 ELEVATION5(7$,/'&/*+7/(9(//(9(/.522)'(&.72)522)6+($7+,1*/(9(//(9(//(9(/5(7$,/' 0$;$//2:$%/(3527586,216$%29(0$;+(,*+7/,0,763(5=21,1*&+$37(5 3(53/$&(0(17$1'25,(17$7,216(&7,21%,19,//$*( %$55,20$67(53/$1 0$;$//2:$%/(+(,*+7727232)522)6+($7+,1*3(56833/(0(17$/',675,&67$1'$5'66(&7,21,19,//$*( %$55,20$67(53/$1352326('*5$'((;,67,1**5$'(     KEY MAPBLDG 1BLDG 1BLDG2NORTH COURTYARD ELEVATIONMIXED USE RESIDENTIALR HARC~ECTS ROBERT HIDEY ~-,l. 0 2'SCALE: 1/8":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 4118008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 2019000445’ -0” MAX. ALLOWABLE HEIGHT AND 42” MAX. ALLOWABLE PROTRUSIONSEXISTING GRADE45’-0” MAXIMUM ALLOWABLE HEIGHT45’-0” MAX. ALLOWABLE HEIGHT & 42” MAX. ALLOWABLE PROTURSIONSEXISTING & PROPOSED GRADEEXISTING & PROPOSED GRADE45’48’-6”48’-6”R H A ROBERT HIDEY ARCHITECTS ...... ,. .......... ,,--,,----·--, ______ _ I I I I 424218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAITEM:7.BUILDING 1BUILDING SECTIONKEY MAPBLDG2BLDG 1BLDG2SEE SHEET 42UNIT OXUNIT FUNIT AUNIT AUNIT AUNIT AUNIT OUNIT FUNIT AUNIT AUNIT AUNIT AUNIT FUNIT AUNIT AUNIT AUNIT AUNIT FUNIT AXPARKINGELECTRICALROOMPARKINGUNIT AXUNIT ARETAIL BR H A ROBERT HIDEY ARCHITECTS + ., I I I r--------------------------------------------------, -----' ~ •---------------------------------------------------------------------------------------------------------------------~ ---------------------------------____ M ·-----_______________ ! _____ _ ---------------------------I lnr T T + .I I I I I _____ T.O.F.!0...2£.... ___ !:._E~ LEVEL2 ~ ~ETAIL 8 -~LG HT ,◄ ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~~:A: 0~:.~N~w A NI 434318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAITEM:7.BUILDING 1SEE SHEET 41BUILDING SECTIONBLDG2BLDG 1BLDG2UNIT AUNIT AUNIT IUNIT AUNIT AUNIT IUNIT AUNIT AUNIT IXUNIT AXPARKINGPARKINGUNIT AUNIT IXRETAIL CR H A ROBERT HIDEY ARCHITECTS 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.8.2 /4B IN VILLAGE & BARRIO MASTER PLAN 45 FOOT MAX. ALLOWABLE HEIGHT TO TOP OF ROOF r+ I I I SHEATHING PER SUPPLEMENTAL DJSTRIC STANDARDS A SECTION 2.7.1 IN VILLAGE & BARRIO MASTER PLAN ----. ---------------------------------------------------------------------------------------------------------------------------------------------I -: -----------y ,-p::::::::Y I I ---1 t ___ _ T I I I lrf L+ -◄ ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~~:A: 0~:.~N~w A NI 444418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAITEM:7.BUILDING 2 BUILDING SECTIONKEY MAPBLDG 1BLDG 1BLDG2UNIT JUNIT LUNIT JUNIT DUNIT LUNIT J UNIT DUNIT JPARKING PARKINGUNIT DRETAIL AR H A ROBERT HIDEY ARCHITECTS 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.6.2 /48 IN ~ VILLAGE & BARRIO MASTER PLAN 45 FOOT MAX. ALLOWABLE HEIGHT TO TOP OF ROOF SHEATHING PER SUPPLEMENTAL OISTRIC STANDARDS SECTION 2.7.1 IN VILLAGE & BARRIO MASTER PLAN -~ ---L _____________________________ _ ------T.O.F. ROOF SHEATHING --___ _________ ------~· __ --------------______________ T.O.E._ROQF_SHEAlHl~G __ _ RETAIL A-CLG HT -------PROPOSED GRADE __// EXISTING GRADE __/ ROOF DECK -------;,, LEVELJ ~ ,;i-----~ ____ !:_E~ LEVEL1 -------~ 0 2' 4' •. SCALE: 1/8":1'-0" I 16' I I I I Mc K ER~~:A: 0~:.~N~w A NI 454518008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAITEM:7.BUILDING 1 & 2 SEE SHEET 45BUILDING SECTIONKEY MAPBLDG2BLDG 1UNIT AUNIT BUNIT HUNIT AUNIT BUNIT HUNIT DUNIT AUNIT BUNIT HUNIT DUNIT APARKINGCOURTYARDPASEOPARKINGUNIT BUNIT HUNIT DR H A ROBERT HIDEY ARCHITECTS +, I I I 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER PLACEMENT AND ORIENTATION SECTION 2.6.2 /4B 1N ~ VILLAGE & BARRIO MASTER PLAN 45 FOOT MAX. ALLOWABLE HEIGHT TO TOP OF ROOF SHEATHING PER SUPPLEMENTAL DISTRIC STANDARDS SECTION 2.7. 1 IN VILLAGE & BARRIO MASTER PLAN ----------------------------------------------------------------------------------------------.,__ __________ ----~~-----------------------------------------------------,_ ____________ _ --------------------------------------------••·· -----------------------------_-=.=:_-..:.:._-: ----..,_ ___ -~R_EC!t_--_; I I I -----------l----,,vec, -]_ L I + .I .,_ i ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" I I I I Mc K ER~~:A: 0~:.~N~w A NI 464618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAITEM:7.BUILDING SECTIONKEY MAPBUILDING 1 & 2 KEY MAPBLDG2BLDG 1SEE SHEET 44PARKINGPARKINGUNIT HUNIT H UNIT D UNIT DUNIT H UNIT D UNIT DUNIT H UNIT D UNIT DR H A ROBERT HIDEY ARCHITECTS I 42" MAX. ALLOWABLE PROTRUSIONS ABOVE MAX. HEIGHT LIMITS PER ZONING CHAPTER 21.46.020 & PER 45 FOOT MAX ALLOWABLE HEIGHT TO TOP OF ROOF PlACEMENT AND ORIENTATION SECTION 2 6 2 /48 IN ~ VILLAGE & BARRIO MASTER PlAN SHEATHING PER SUPPLEMENTAL DISTRJC STANDARDS~ SECTION 2 7 1 IN VILLAGE & BARRIO MASTER PlAN -~ -=--TOF ROO!.._ ~=~=:==~--=--==----------1 ~ -"""-'-----~ ___ 1 ~ I .; --1 LEVELL ___ _ -PROPOSED GRADE. 7 7 EXISTING GRADE __/' I I I r+ I I I L+ 42 .,_ i ~ I 0 2' 4' •. 16' SCALE: 1/8":1'-0" Mc K ER~~:A: 0~:.~N~w A NI 474718008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT AAFFORDABLE1 BEDROOM, 1 BATH747 SFPRIVATE OUTDOOR SPACE - 94 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS T-4" ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 484818008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT AXAFFORDABLE3 BEDROOM, 2 BATH1205 SFPRIVATE OUTDOOR SPACE - 73 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 8'-5" I 0 I ~ II [J II 'I 'I ~ I 0 1' 2' 4' .. SCALE: 1/4":1'-0" I I I I 494918008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT B2 BEDROOM, 2.5 BATH1,325 SFPRIVATE OUTDOOR SPACE - 78 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 505018008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT C2 BEDROOM, 2.5 BATH1,409 SFPRIVATE OUTDOOR SPACE - 112 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS I I II II II II II II II 11 6'-61a' I ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I 515118008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT D2 BEDROOM, 2.5 BATH1,511 SFPRIVATE OUTDOOR SPACE - 163 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS ~------m ------1 bl bl bl bl ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 525218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT E2 BEDROOM, 2.5 BATH1,511 SFPRIVATE OUTDOOR SPACE - 143 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 11 WJ 11 11 11 11 11 6'-0" 11 0 11 11 11 11 11 ® ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 535318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT F2 BEDROOM, 2.5 BATH1,631 SFPRIVATE OUTDOOR SPACE - 179 SFKEY PLANR HARC~ECTS ROBERT HIDEY ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 545418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT FX2 BEDROOM, 2.5 BATH1,704 SFPRIVATE OUTDOOR SPACE -179 SFKEY PLANR HARC~ECTS ROBERT HIDEY 0 I I I I ~ ........ r-i,.-~l. IH~-0 SCALE: 1/4":1'-0" MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 555518008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT G2 BEDROOM, 2.5 BATH1,636 SFPRIVATE OUTDOOR SPACE - 323 SFKEY PLANR HARC~ECTS ROBERT HIDEY 0 F□ L ~TI!ST. ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 565618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT GX2 BEDROOM, 2.5 BATH1,754 SFPRIVATE OUTDOOR SPACE - 204 SFKEY PLANR HARC~ECTS ROBERT HIDEY F□ = ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 575718008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT H2 BEDROOM, 2.5 BATH1,752 SFPRIVATE OUTDOOR SPACE - 180 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 1------w _____ ~ bl bl bl bl 23'-91/2" ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 585818008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT I2 BEDROOM, 2.5 BATH1,758 SFPRIVATE OUTDOOR SPACE - 301 SFKEY PLANR HARC~ECTS ROBERT HIDEY ~o ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 595918008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT IX2 BEDROOM, 2.5 BATH1,771 SFPRIVATE OUTDOOR SPACE - 123 SFKEY PLANR HARC~ECTS ROBERT HIDEY ~o ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 606018008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT J2 BEDROOM, 2.5 BATH1,818 SFPRIVATE OUTDOOR SPACE - 188 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 0 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 616118008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT K2 BEDROOM, 2.5 BATH1,845 SFPRIVATE OUTDOOR SPACE - 356 SFKEY PLANR HARC~ECTS ROBERT HIDEY ~. O 1' 2' 4 8' SCALE: 114":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 626218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT KX2 BEDROOM, 2.5 BATH1,864 SFPRIVATE OUTDOOR SPACE - 90 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS I I I 00 ::,o 00 I ~. 0 1' 2' 4 I .. SCALE: 1!4":1'-0" GOWANI MCKELLAR ~==PMENT REAL ESTATE DEV 636318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT L3 BEDROOM, 2.5 BATH2,042 SFPRIVATE OUTDOOR SPACE - 213 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 22'-0" 0 ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 646418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT M3 BEDROOM, 2.5 BATH2,007 SFPRIVATE OUTDOOR SPACE - 172 SFKEY PLANR HARC~ECTS ROBERT HIDEY ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 656518008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT N3 BEDROOM, 2.5 BATH2,185 SFPRIVATE OUTDOOR SPACE - 116 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS I I 11 11 11 11 11 11 11 11 11 11 □ I ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I 666618008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT NX4 BEDROOM, 3.5 BATH2,877 SFPRIVATE OUTDOOR SPACE - 116 SFKEY PLANR HARC~ECTS ROBERT HIDEY -. l . '----. . "" EI I I l fuau. ~. l. 0 SCALE: 1/4":1'-0" I I I I MCGOWANI M C K E L LA R DEVELOPMENT REAL ESTATE 676718008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT O3 BEDROOM, 2.5 BATH2,452 SFPRIVATE OUTDOOR SPACE - 426 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS L ~TI!ST. ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" I I I I 686818008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004CARLSBAD STATIONCARLSBAD, CALIFORNIAUNIT PLANUNIT OX3 BEDROOM, 3.5 BATH2,840 SFPRIVATE OUTDOOR SPACE - 78 SFKEY PLANR H A ROBERT HIDEY ARCHITECTS 0 I I I II II II I ~ I 0 1' 2' 4' 8' SCALE: 1/4":1'-0" 6918008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004PASEO RENDERINGR H A ROBERT HIDEY ARCHITECTS I I I I 7018008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004PASEO RENDERINGR H A ROBERT HIDEY ARCHITECTS I ■ • • ---.. .. .. .. I I _______ _. Jl!H!IIII 11111111 lll■■r-1111111■~ ~ '~ Ill■■. ■. II f 111111111 11111111 4■■■■i 11111■■~ 111111!!,; ~-• lllllt~J:· -· ·,,. I 7118008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004ROOSEVELT STREET RENDERINGSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITR H A ROBERT HIDEY ARCHITECTS I 1.1.1111 I■■ ■■■t.l■■ I 111111 111111 •••••• I I 7218008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004VIEW FROM GRAND AND ROOSEVELT INTERSECTIONROOSEVELT ST.GRAND AVEBEECH AVECHRISTIANSEN WAYSTATE ST.R H A ROBERT HIDEY ARCHITECTS I I I I 7318008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004VIEW FROM GRAND AND STATE STROOSEVELT ST.GRAND AVEBEECH AVECHRISTIANSEN WAYSTATE ST.R H A ROBERT HIDEY ARCHITECTS Grand Av I I I I 7418008.02 04/28/2020CARLSBAD STATIONCARLSBAD, CALIFORNIACT 20190003/SDP 20190004VIEW FROM TRAIN STATIONSIGNAGE TO BE REVIEWED UNDER SEPARATE PERMITROOSEVELT ST.GRAND AVEBEECH AVECHRISTIANSEN WAYSTATE ST.R H A ROBERT HIDEY ARCHITECTS I I I I REVIEWED BY:DATEINSPECTORDATERCEEXP.CARLSBAD STATIONDIAL TOLL FREE1 - 800 - 422 - 4133AT LEAST TWO DAYSBEFORE YOU DIGT.M.UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIAXXXCARLSBAD STATION4/27/20CONCEPTUAL LANDSCAPE SUBMITTALTITLE SHEETSITE LOCATIONLOCATION MAPSITE9/30/214/27/20CT 2019-0003SDP 2019-0004State Street/Roosevelt Street Carlsbad, CA 92008 LOCATION MAP J ~· i""' DRAWING INDEX· SHEET TITLE SHEET NUMBER nTLE SHffT 1 EXISTING \/EGETA TION PLAN 2 CONCEPTUAL LANDSCAPE PLAN J CONCEPTUAL WATER CONSERVA T!ON PLAN 4 CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBIT 5 DECLARATION OF RESPONSIBLE CHARGE, I HE:R£BY DECLARE THAT I Ai.f TH[ LICENSED 0£$/GNE:R OF WORK FOR THIS PROJfCT, THAT I HA II[ [X[RCISED R[SPO/iSIBL[ CHARGE OYER TH[ DESIGN OF TH/$ PROJ[CT A$ DEFINED IN SECTION 6703 OF TH[ BUSINESS AND PROF[SS!ONS CODE AND THAT TH£ DESIGN IS CONSISTENT )\HH CURRl:NT STANDARDS. I UNDERSTAND THAT TH[ CHECK OF PROJf.CT DRAWINGS ANO SPE:CIF!CATIONS BY TH[ CITY OF CARLSBAD AND SAN DIEGO COUNTY DEPARTi.lE:NT OF ENVIRONMENTAL HEALTH IS CONRNED TO A R£V1£W ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF MY RESPONSIBILIT/£$ FOR PRO£CT DESIGN THESE PLANS HAVE BffN PREPARED IN SUBSTANTIAL CONFORi.lANCE WHH THE APPROVED LANDSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, ANO ALL CONOIT!ONS OF APPROVAL RE:LA TEO TO LANDSCAPING. BY: CHRISTOPHER i.1. BROWN, LANDSCAPE ARCHITECT DATE: APRIL 27. 2020 PHONE NO; (ti.1.2)_ ~2~Q/l~-4ul0~6 ___ _ REG/STRATJON NO: ~ EXPIRATION DATE SEPTEMBER JO 2021 WATER EFFICIENT LANDSCAPE DECLARATION: I AM FAMILIAR WIT!-f THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATJON PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EmCIENT LANDSCAPE REGULATJONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE f\fTH THOSE REGULATIONS AND THE LANDSCAPE MANUAL I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULA TJONS TO PROVIDE EmCIENT USE OF WATER. Bl'.· CHRISTOPHER !.I. BROWN, LANDSCAPE ARCHITECT ~ PHONE NO; ( ... fil..9 _ _) ~ZO~B--4-lOB~---REG/STRATJON NO: ~ EXPIRATION DATE: S[p[[UR[R '9 2071 BACKFLOW PREVENTER TESTING, ALL IRRIGATION BACKFWW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE GIVEN TO rHE ClrY AND rHE CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETl'if:CN THE METER AND BACKFLOW PRE',,£NTER SHALL BE •sCHEDULE K HARD COPPER•. APPRO',,£D CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY fl!"B SITE AT.· HTTP:/ /WWW. CARL SBADCA. GOV/SERVICES/DEPARTMENTS/WA TER/DOCUMEN TS/1i'ECYCLEDWA TERBACKFLOWTES TERLIS T.PDF FOR RECYCLED OR HTTP:/ ,/11-Ww. CARLSBADCA. GOV/SERVICES/DEPARTMENTS/WA TER/DOCUMEN TS/WA TERBACKFI...OWTES TERUS T. PDF FOR POTABLE OR CALL (760) 438-2722. INSPECTION PROCEDURES, INSPECTION PROCEDURES: INSPECTJON OF THE PROJECT SHALL 8£ PERFORMED BY THE LANDSCAPE ARCHITECT OF WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIFICATIONS FOR THE SCHEDULE OF REQUIRED INSPECTJONS AND REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, Tl-fE LANDSCAPE ARCHITECT OF THE 111'.)RK lt1LL CERTJFY Tl-fAT rHE INSTALLATJON HAS BEEN COMPLETED BY SUBMITTING THE •cERTIFICATION OF COMPLETION" FORM A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO 8£ MADE BY CALLING THE INSPECTJON REQUEST LINE. "CfRT!FICA VoN QF GQMPlfnON" fORlrl FM [Q· (76Q) @H 8943 IAND5CAPF IN5PfCDON RFOUFS[ PHONF /INF· (7§0) 602 4§02 PRIOR TO BEGINNING LANDSCAPE WORK, Tl-fE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF WORK SHALL REl-i"EW rHE PRO.£CT UTILITY LOCA TJONS AND REWSE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTJL/TJES FROM WEW ANO PROTECT ALL UTJL/TJES (ABO\>f" & BELOW GRADE) FROM INVASl\>f" PLANT GROWTH ANO ROOTS. APPROVED FOR !RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION or PLANTING AREA. pm] CITY OF CARI.SBAD 15"~"'1 f--f--+-----------+--+--f----,---JL....2.__J PLANNING D1"'1SION t===t==:::=====================t==:::t===t:===+===1 LANDSCAPE IMPROVEMENT PLANS FOR :===t==:t=====================t==:::t===t==:::t==::::tessssesee============: ,-I APPROVED REVISION DESCRIPTION REVIEWED BY:DATEINSPECTORDATEPLANNING DIVISIONRCEEXP.XXX4/27/20CARLSBAD STATIONEXISTING VEGETATIONREMOVAL PLANEXISTING VEGETATION LEGENDTREE OR SHRUB MASS TO BE REMOVEDNOTES:ENTIRE SITE TO BE CLEARED OF ALL EXISTING PLANT MATERIALI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATIONPLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL ANDWATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN INCOMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSEREGULATIONS TO PROVIDE EFFICIENT USE OF WATER."9/30/214/27/20CITY TREE TO REMAIN14" CALIPERPODOCARPUS GRACILIORPROTECT IN PLACECITY TREE TO REMAIN28" CALIPERSCHINUS TEREBINTHIFOLIAPROTECT IN PLACECITY TREE TO REMAIN28" CALIPERLOPHOSTEMON CONFERTUSPROTECT IN PLACECITY TREE TO REMAIN18" CALIPERLOPHOSTEMON CONFERTUSPROTECT IN PLACECITY TREE TO REMAIN18" CALIPERPYRUS KAWAKAMIIPROTECT IN PLACECITY TREE TO REMAIN18" CALIPERPYRUS KAWAKAMIIPROTECT IN PLACECT 2019-0003SDP 2019-0004X SCALE: 1"•20' APPROVED FDR /RR/GA TION AND PLAN TING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA ~I CITY OF CARLSBAD ILTJ i====i===:t=====================::===+===::===+===1 ~APE IMPROVEMENT PLANS FOR: GGGGGFSFSSWSSGGGGWWWWS S S S S SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD DNODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDGAS LINE PER CIVIL (TYP.)WATER LINE PER CIVIL (TYP.)WATER LINE PER CIVIL (TYP.)IRRIGATIONWATER METERSEWER LINE PER CIVIL (TYP.)SEWER LINE PER CIVIL (TYP.)SEWER LINE PER CIVIL (TYP.)WATER LINE PER CIVIL (TYP.)FIRE SERVICE LINE PER CIVIL (TYP.)SEWER LINE PER CIVIL (TYP.)STORM DRAINPER CIVIL (TYP.)STORM DRAINPER CIVIL (TYP.)6' TALL POWDER COAT ALUMINUM FENCE (TYP.)LANDSCAPE FORMS LINE ONE-INCH HORIZONTAL SLATCOLOR: POWDERCOATED BLACK6' TALL POWDER COATALUMINUM FENCE (TYP.)LANDSCAPE FORMS LINEONE-INCH HORIZONTALSLATCOLOR: POWDERCOATEDBLACK6' TALL POWDER COAT ALUMINUM FENCE (TYP.)LANDSCAPE FORMS LINE ONE-INCH HORIZONTAL SLATCOLOR: POWDERCOATED BLACK6' TALL POWDER COAT ALUMINUM GATE (TYP.)LANDSCAPE FORMS LINE ONE-INCH HORIZONTAL SLATCOLOR: POWDERCOATED BLACKBIKE RACK (TYP.)MANUFACTURER: VESTREMODEL: VROOMCOLOR: RAL 9004 SIGNAL BLACKPAVER FIELD (TYP.)STEPSTONE 12x48 LARGESCALE CALARC PAVERS INSTACKED BOND PATTERNCOLOR: 1813 LIGHTSANDBLAST PORCELAINPAVER BANDS (TYP.)STEPSTONE 3x18 NARROWMODULAR PAVERS INRUNNING BOND PATTERNCOLOR: 1813 LIGHTSANDBLAST PORCELAINCONCRETE PAVING (TYP.)NATURAL COLORWITH TOPCAST #3 FINISHBENCH SEATING (TYP.)STREETLIFE SERIF HUG A TUBFINISH: NATURAL WOOD ANDPOWDERCOAT DARK GRAY STEEL30" HIGH TREE PLANTER (TYP.)STREETLIFE SHRUBTUBS SQUAREWITH INTEGRAL LIGHTINGFINISH: POWDERCOAT DARK GRAY STEELMOVEABLE OUTDOOR TABLES (TYP.)CORTEN STEELPLANTERS (TYP.)WATER FEATURE (TYP.)16" HIGH POURED IN PLACECONCRETE WALLSWATER FEATURE (TYP.)16" HIGH POURED IN PLACECONCRETE WALLSCORTEN STEELPLANTERS (TYP.)FIRE LADDER CLEAR PADLOCATIONS (TYP.)MDF, INC. 195 SMBIKE REPAIR ANDBOTTLE REFILL STATIONCOLOR: POWDER COAT BLACKTREE PLANTERS (TYP.)TO BE COVERED WITH 60" SQUAREIRONSMITH ADA TREE GRATEWITH INTEGRAL UPLIGHTINGFINISH: CAST IRONMOVEABLE BENCHMOVEABLEBENCH SEATING (TYP.)BIKE RACK (TYP.)MANUFACTURER: VESTREMODEL: VROOMCOLOR: RAL 9004 SIGNAL BLACKBIKE RACK (TYP.)MANUFACTURER: VESTREMODEL: VROOMCOLOR: RAL 9004 SIGNAL BLACKBIKE RACK (TYP.)MANUFACTURER: VESTREMODEL: VROOMCOLOR: RAL 9004 SIGNAL BLACKALL-IN-ONE FOUNTAIN24" HIGH RAISED PLANTERS TO MATCHTREE PLANTERS(TYP.)OUTDOOR KITCHEN WITH BARAND TELEVISIONSCOVERED DININGPROPANE CONCRETE PREFAB FIREPITWITH OUTDOOR SEATING (TYP.)OUTDOOR BUILT-IN BENCH SEATINGWITH PLANTER BACKREST INCENTER TO MATCH TREE PLANTERS (TYP.)30" HIGH TREE PLANTER (TYP.)STREETLIFE SHRUBTUBS SQUAREWITH INTEGRAL LIGHTINGFINISH: POWDERCOAT DARK GRAY STEELREVIEWED BY:DATEINSPECTORDATEPLANNING DIVISIONRCEEXP.XXXCONCEPTUAL LANDSCAPE PLANCARLSBAD STATIONI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATIONPLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL ANDWATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN INCOMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSEREGULATIONS TO PROVIDE EFFICIENT USE OF WATER."PLANTING AREA NOTE:ALL LANDSCAPED AREAS WILL HAVE POSITIVE SURFACE DRAINAGE (2% GRADE INPLANTING AREAS) AWAY FROM STRUCTURES AND SHALL TERMINATE IN ANAPPROVED DRAINAGE SYSTEM.TREESBOTANICAL NAMECOMMON NAMESIZEQTYVery LowLowMediumHighAgonis flexuosa `Afterdark`Black Peppermint Tree 24" BOX5XCercis occidentalisWestern Redbud Multi-trunk 36" BOX8 XCotinus coggygria `Royal Purple` Royal Purple Smoke Tree 24" BOX10XGeijera parvifloraAustralian Willow24" BOX3XPittosporum angustifoliumWeeping Pittosporum 24" BOX23XPodocarpus elongatus `Monmal` Icee Blue Yellow Wood 15 GAL8XStenocarpus sinuatusFirewheel Tree15 GAL8XSHRUBSBOTANICAL NAMECOMMON NAMESIZEQTYVery LowLowMediumHighAcanthus mollis `Tasmanian Angel` Variegated Bear`s Breech 5 GAL 7XAgave attenuata `Ray of Light` Variegated Fox Tail Agave 15 GAL 46XAgave attenuata 'Nova' Blue Clone 5 GAL 30 XAgave x `Blue Flame`Blue Flame Agave15 GAL21XIris douglasianaDouglas Iris1 GAL61XJuncus patens `Elk Blue`Spreading Rush1 GAL159XMyrica californicaPacific Wax Myrtle24" BOX21XOlea europaea `Little Ollie` TM Little Ollie Olive15 GAL53 XPolystichum munitumWestern Sword Fern1 GAL35XSesleria autumnalisAutumn Moor Grass1 GAL191XWoodwardia fimbriataGiant Chain Fern5 GAL5XGROUND COVERSBOTANICAL NAMECOMMON NAMESIZESPACINGQTYVery LowLowMediumHighCarex divulsaBerkeley Sedge1 GAL 18" o.c. 996XCITY TREE TO REMAINPROTECT IN PLACECITY TREE TO REMAINPROTECT IN PLACE9/30/21CT 2019-0003SDP 2019-0004UTILITY SCREENING NOTE:ALL UTILITIES ARE TO BE SCREENED, LANDSCAPE CONSTRUCTION DRAWINGS WILL BEREQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATESCREENING.VEHICULAR SIGHT LINE NOTE:ANY TREES LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE LIMBS REMOVEDTO A HEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB.CITY TREE TO REMAINPROTECT IN PLACEIRRIGATION NOTE:ALL IRRIGATION WATER SHALL BE POTABLE PER REQUEST OF CMWD.EXISTING STREET TREE NOTE:ALL EXISTING STREET TREES ON ROOSEVELT AND STATE STREET TO REMAIN AS ISAND SHALL BE PROTECTED IN PLACE. IRRIGATION PLANS WILL BE SUBMITTED TO THEPARKS DEPARTMENT DURING THE CONSTRUCTION DOCUMENTS PHASE TO REVIEWTHE IRRIGATION SYSTEM DIRECTED TOWARDS ALL EXISTING AND NEW STREETTREES. PROPERTY OWNER WILL BE RESPONSIBLE FOR IRRIGATING NEW TREES FOR APERIOD OF TWO YEARS.4/27/20PLANT SCHEDULEFOURTH FLOOR ROOF TERRACE - SCALE: 1" = 20'-0"NOTE: TERRACE USE WILL BE IN COMPLIANCE WITH THE CITY NOISE ORDINANCE.4/27/20v ROOSEVELT ST M---0-(~J-"1)0 ,~,~(~> <~> "'1 +-.1,,.-----~---,-----='9----"''r----8--v - - - ----r v, STATE ST 00 00 __ p "t) © * Q {1j< @ 0 EB 0 0 @ REVl,ION JE :<.RIP JN APPHOVF FOR IRRIGATION ANLJ r'LAN TINC ONLY, !NlLUDIW PRfC/Sc AT/ON C I_AN I ING ARc-A. ';' CITY OF CARLSBAD HYDROZONE LEGEND STORMWATER PLANTERS - 68 SF LOW WATER PLANTING AREA - 2,952 SF MODERATE WATER PLANTING AREA - 3,525 SF FOUNTAIN WATER SURFACE - 227 SFGGGGGFSFSSWSSGGGGWWWWS S S S S SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD DNODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDREVIEWED BY:DATEINSPECTORDATEPLANNING DIVISIONRCEEXP.I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATIONPLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL ANDWATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN INCOMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSEREGULATIONS TO PROVIDE EFFICIENT USE OF WATER."XXXCARLSBAD STATIONMAWA AND ETWU CALCULATIONSMAWA: 92,370 GallonsETWU: 88,353 GallonsSEE WELO WORKSHEETS FOR CALCULATIONSXERISCAPE PRINCIPLES1. PLANT PALLETTE CONSISTS OFMOSTLY LOW AND MODERATE WATERUSE PLANTS AS DETERMINED BYWUCOLS IV2. ON-GRADE AND SUBSURFACE DRIPIRRIGATION SYSTEMS WILL BEUTILIZED AT PLANTERS WHEREAPPROPRIATE3. SOIL AMENDMENTS WILL BEADDED AS PLANTING BEDS AREPREPARED TO IMPROVE WATERABSORPTION4. STREET TREES ARE PLANTEDTHROUGHOUT THE PROPERTYTO PROVIDE SHADE AND REDUCEEVAPORATION5. IRRIGATION TIMES WILL BE INTHE EVENING AND EARLYMORNING, SMART CONTROLLERSWILL BE USED TO ADJUSTWATERING TIMES TO SEASONALNEEDS6. RAIN SENSOR DEVICES WILLBE INSTALLED TO AUTOMATICALLYSHUT OFF IRRIGATION DURINGRAIN EVENTS7. ORGANIC MULCH WILL BEUTILIZED IN PARKWAYS ALONGSTREET TO MINIMIZE EROSION,PROVIDE WEED CONTROL, ANDADD NUTRIENTS TO SOIL8. HOA MAINTENANCE TO KEEPSITE CLEAN AND FREE OF DEADPLANT MATERIAL, REPLACEMULCH WHEN NECESSARY,ADJUST IRRIGATION SYSTEMS,FERTILIZE WITH ORGANICFERTILIZERS, AND PRUNE PLANTMATERIAL AS NEEDED9. STORMWATER PLANTERS WILLBE UTILIZED TO PASSIVELYREMOVE POLLUTANTS FROM SITERUN-OFF10. ONLY SUBSURFACE IRRIGATIONSHALL BE USED TO IRRIGATE ANYVEGETATION WITHIN TWENTY-FOURINCHES OF AN IMPERMEABLE SURFACEUNLESS THE ADJACENT IMPERMEABLESURFACES ARE DESIGNED ANDCONSTRUCTED TO CAUSE WATER TODRAIN ENTIRELY INTO A LANDSCAPEDAREACONCEPTUAL WATER CONSERVATION PLAN9/30/21CT 2019-0003SDP 2019-00044/27/204/27/20FOURTH FLOOR ROOF TERRACE - SCALE: 1" = 20'-0"NOTE: TERRACE USE WILL BE IN COMPLIANCE WITH THE CITY NOISE ORDINANCE.D - - - -1' --t---CT! CT! -D APPROVW FDR !RR/GA TION ANO PLAN TING ONLY, INCLUDING PRECISE LOCATION OF PLAN TING AREA. ~I CITY OF CARLSBAD I□ t===t==±=====================f==~===f==~==~ LANDSCAPE IMPROVEMENT Pl.ANS roR HOMEOWNER'S ASSOCIATION MAINTENANCE - 6,352 SF CITY PLANTERS - HOA MAINTENANCE - 529 SFMAINTENANCE LEGENDGGGGGFSFSSWSSGGGGWWWWS S S S S SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SD SD SD SD SD SD DNODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODODSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDREVIEWED BY:DATEINSPECTORDATEPLANNING DIVISIONRCEEXP.XXXCARLSBAD STATIONCONCEPTUAL MAINTENANCERESPONSIBILITY EXHIBITI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATIONPLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL ANDWATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN INCOMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSEREGULATIONS TO PROVIDE EFFICIENT USE OF WATER."9/30/21CT 2019-0003SDP 2019-00044/27/204/27/20PROPERTY LINE FENCE CUT SHEETFOURTH FLOOR ROOF TERRACE - SCALE: 1" = 20'-0"NOTE: TERRACE USE WILL BE IN COMPLIANCE WITH THE CITY NOISE ORDINANCE.__ _n D - - - ----r (f) --r--1 I I I I I I (f) LINE p,;r,el,,...(J'WJPQlll.t11hg\,1nw.llclvo"lllllnx1i:al91 ,_.,..,... ·~· "'" IOP'OSI Dale:07/ler.!019 -~ocm Prl:eo::>.521.2546 r-7 [1m) APPROVW FOR /RR/GA TION AND PLANTING ONLY, INCLUDING PRECIS[ LOCATION OP PLANTING AR[A. LEJI CITY OF CARLSBAD I~ t===t==t=====================~==⇒===~==~==~ LANDSCAPE IMPROVEMENT Pl.ANS FOR ODODODODODODODOD OD OD OD"CARLSBAD STATION" DESIGN PLAN SHEET CARLSBAD, CA STATE STREET/ROOSEVELT STREET OD bJiiA,lnc, 7 ,-i::::r----- □ L ____ J sn -.·-. ·SD ·. FS 41.70. --(Sl --<S) --CS) --(S) J (S) --(S) --CS PROP COR PR/VAT£ 6" VCP SEW£ PER CITY G/S TW 43.10 (APPROX 2.5' FROM P L, PROTEC IN PLACE) (EG 43.0) z TG 41.40 IE 39.00 E y~;...._ ' I I I I I I ___ I ACCESS GATE {EG 41.9) MATCH {EG 41.9) ----PROPOSED PR/VA TE SEWER ----11-f------;=c...J....--1..c-1 EASEMENT FOR THE BENEFIT ____ OF OWNERS -i'O'--F--'A-"-P~N~S"--: -~-~-~• 203-101-11 203-101-16 203-181-19 B DG 0.5 PROP SD CO IE 34.30 W \ \ BIKE REPAIR AND WA T£R BOTTLE REFILL STA TION'--1- □ PROP COR FS 40.50 {EG 40.5) Cone. □□ 6.8' -------PROP SMH #1 RIM=41.80 CONNECT TO EXISTING 6" SS TP 33.53 IE= 32.53 --------------SEE SHEET 5 (ASSUMED) R TG 41.30 , I I II II II II II II ROOF DRAIN DOWN SPOUT TAKEN THROUGH PODIUM DECK AND CONNECT TO 48" HOPE FS 42.10 FF =42.20 FS 42.10 ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD R TG 41.30 FS 41.60 FG 41. 70 D R TG 41.30 ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD FS 41.6 SEE ARCHITECTURAL PLANS FOR INTERIOR BUILDING LAYOUT ~ C JooF DRAIN DOWN SPOUT tND RIP-RAP PAD OD/Ur WALL FS 4 .70 8" SEWERI LINE @ 1.0% FS 41.7 FF=41.80 FS 41.05 FS 40.85 . ~.·, °" . . . .. R TG 41.30 ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD PODIUM WALL FF=41.50 ROOF DRAIN DOWN SPOUT AND RIP-RAP PAD FS 41.50 I I I I I I I I I I I I -.:,-.---· --·-----~-----'----~ -.--I NEW ON-STREET PARKING (3) -------- TC 41.00 - --1.61% 0 CURB TRANS 6"-12" EXISTING U) L....I~ ~ ■ EXISTING SMH PROTECT IN PLACE RIM = 43.82 TP 32.40/IE=31.40 STUB/PLUG EXISTING N INVERT CS) --CS) --CS) --(S) ADJUST WALL/FENCING AROUND EXIST SMH TW 44.00 (EG 43.6} SEE EET FOR TAIL Awnir ,ct.lllt----tC-3 RETAINING WALL · .~ 1.5' MAX RETAINING} T I I I _J 7.6' 10.q' 11.0' ·!:I <w 1;! -=-i. I 0 0 " © THEAT. R BL G PROP SD CO IE 34.58 W I ~ I 1-------s --------s. ~--~----s --------s __ ___,.....,._ __ _,___~1--------s C, a 400 LF OF 8" PVC SS @ 0.50%, Lri SEE SHEET 8 FOR DETAIL Asph. CT 2019-0003/SDP2019-0004 LEGEND: (for sheets 4-6 only) @ ® © ® © ® ® ® (I) 0 ® <D ® ® @ ® @ ® ® ® ® ~ © ® 30' WIDE DRIVE PER C.S,D, GS-20 (MODIFIED) (MODIFIED TO ALLOW FOR EXISTING TREE TO REMAIN) PCC SIDEWALK PER SDRSD G-7, WIDTH VARIES 5' MINIMUM (SEE LANDSCAPE PLANS FOR NEW LANDSCAPING AROUND TREES) 6" PCC CURB AND GUTTER PER SDRSD G-2, UNLESS OTHERWISE NOTED GAS CONNECTION TO EXISTING GAS LINE AND GAS SERVICE SAWCUT PAVEMENT 12" FROM EXISTING LIP OF GUTTER SEWER CONNECTION AND 6" SEWER LATERAL PER C.S.D. S-7 6" SEWER BUILDING CLEANOUT PER C.S.D. S-6 DOMESTIC, IRRIGATION AND FIRE WATER CONNECTIONS PER C.M.W.D. W-8 OR W-9 2" DOMESTIC WATER SERVICE PER C.M.W.D. W-8 2" WATER METER PER C.M.W.D. W-4 2" BACKFLOW PREVENTER PER C.M.W.D. W-20 6" FIRE SERVICE DDCVA PER C.M.W.D. W-22 1" IRRIGATION METER MODULAR WETLANDS BIO-FILTRATION SYSTEM (SEE SWQMP FOR DETAILS) STORM WATER JUNCTION BOX WITH WEIR SYSTEM (SEE SWQMP FOR DETAILS) IMPERVIOUS FLA TWORK (SEE LANDSCRAPE PLANS) 5' WIDE IMPERVIOUS PERIMETER WALKWAY (SEE LANDSCAPING PLANS) 12" YARD DRAIN/BOX 8" YARD DRAIN/BOX. DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECK AND PIPED ALONG THE GARAGE CEILING THROUGH THE PODIUM WALL AND INTO THE 48" HDPE PIPE CISTERN (SEE DRAINAGE REPORT AND SWQMP FOR DETAILS). VENTILATION OPENING FOR GARAGE LANDSCAPED AREA (SEE LANDSCAPE PLANS) LANDSCAPED AREA (SEE LANDSCAPE PLANS) DRAINAGE TO BE TAKEN THROUGH THE PODIUM DECK AND CONNECTED TO A STORM DRAIN PIPE ALONG THE GARAGE CEILING THEN THROUGH THE PODIUM WALL AND INTO THE 48" HPDE PIPE CISTERN. EXISTING TREES TO REMAIN/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) NEW TREES WITHIN ROW/NEW LANDSCAPING AROUND TREES (SEE LANDSCAPE PLANS) @ FENCING/GATE (SEE LANDSCAPE PLANS) (J) 48" HDPE CISTERN #2 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT AND SWQMP FOR DETAILS) @ 48" HDPE CISTERN #1 DRAINAGE STORAGE PIPE (SEE DRAINAGE REPORT AND SWQMP FOR DETAILS) {J) 24"x24" BROOKS BOX CATCH BASIN/GRATE LOW IMPACT DEVELOPMENT BMPS (for sheets 4-6 only) ~ SIDEWALK DRAINS TO LANDSCAPING PER SWQMP C'.] ROOF DRAIN DOWN SPOUT RIP-RAP PAD TO LANDSCAPING (TYPICAL) PER SWQMP 1 o· 5' 0 1 o· 20' 30' -------SCALE: 1'' = 1 O' land planning, civil engineering, surveying 59 LF OF PR/VAT£ 18" RRIM0:4os_M3Ho 2 fll 71 LF OF PR/VA TE 18" /D RCP SD @ 0.50%, SEE ,--: RCP SD @ 0 50% SEE ~~lt; tvenida Encinas SHEET 8 FOR DETAIL---a· IE 30.59 STATE -STREET SHEET 8 FOR DETAIL l Carlsbad, California 92008-4387 ' ,,,..-EXISTING 8" ACP WATER PER CITY G/S 1 ,,.-@ I ~ (760) 931-8700 --(II) --(II) --(II) --(II) --(II) --(II) --(II) (II) _L_ C(U"') --/--/-/(") _ (,/) _L__ ~--(II) -(II) --(II) --(II) -t------------~~------------1 · ______________________________________ ___.:..,.:_ ____ · _-_--=__'11 _'~...:::..._' 11 _)_-_ -_,_ 11 _) \...:::..._'11_'~----'-{_11'_'\-"--_'11_) =----'_11 '_'"'-"---'11_) =----'11_'::_ -_,_11_) o=--_,v_) __f..:J...._· ____ ....!..~J.... ____ ..1.l _____________ ...1.. ________ L_w:.:..:.·.:o.:.·.:1:.:a::'2:.:6~-=-14.::'3:.9:..-_4:.:0,:.:'0:...JL_s:.'HE.==E=-=T:...._:6_:o:IJ'_:1.:1_J ~ From:Michael Franklin To:Planning Subject:Carlsbad Station Date:Saturday, June 06, 2020 1:07:26 PM I find it disingenuous that you would circulate a letter regarding yet another development, Carlsbad Station, and use the phrase that "The City Planner has determined that the Secretary of State for Resources........do not have a significant impact on the environment and is therefore categorically exempt.................... A little help with Environment folks: Environment = the circumstances, objects, or conditions by which one is surrounded. This project has a major impact on the "Village" environment. Your leadership, or lack thereof, is destroying this Village - A small residential settlement; a townlet, a whistle-stop. You have taken us down a dangerous path in search of density and tax dollars. The traffic, congestion, crime, homelessness and slow degradation of our Village is dirt on your hands. Going forward perhaps consider projects that fit the term "Village" and truly do not impact the Village Environment. As an example: Development of no more that two stories with ample parking and requiring developers to add greenery to our city. It would be helpful if you shared the truth instead of endeavoring to be clever wordsmiths to protect yourselves. I do not work for you, you work for me and I believe you are doing a poor job. I am sad I even had to write this since I believe people should; Do the Right Thing, Do Things Right and Do the Right Thing Right = Excellence CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. ATTACHMENT 6 June 9, 2020 Ms. Velyn Anderson Chair, Carlsbad Planning Commission 1200 Carlsbad Village Dr. Carlsbad, CA 92008 Dear Chairwoman Anderson, Please accept this letter of support for Carlsbad Station. Carlsbad has done an exceptional job at attracting industry leaders in clean technology, life sciences, and more, yet the need for housing in our region is no secret. The provision of housing near public transit is a priority for both state and local policy makers. Pursuant to Carlsbad’s own General Plan and the Village and Barrio Master Plan, Carlsbad Station is the right project for this particular location. The design and project features capitalize on the site location and bring to life the “more urban, walkable, transit-connected lifestyle” described in the General Plan. Additionally, the affordable units included within Carlsbad Station are a rarity within the Village and further reason to warrant support of this project. Carlsbad Station is consistent with the surrounding land uses on State and Roosevelt Streets. Reinvigorating the street scenes through added outdoor dining, public art, new landscaping and bike facilities so close to the train station, encourages new residents, long-time locals, tourists and commuters alike to shop, dine and support our local small businesses in the Village. I encourage you to approve Carlsbad Station, in hopes it serves as a best practice for infill development in our community. Sincerely, Melanie Burkholder DR.MELANIE BURKH 3 LDER -FOR ASSEMBLY DISTRICT 76 - Circulate San Diego 233 A Street, Suite 206 San Diego, CA 92101 Tel: 619-544-9255 Fax: 619-531-9255 www.circulatesd.org Creating excellent mobility choices and vibrant, healthy neighborhoods. January 30, 2020 Chris McKellar McKellar McGowan LLC 5075 Shoreham Place Suite 280 San Diego, CA 92122 Subject: Circulate Mobility Certification Recipient Letter for Carlsbad Station by McKellar McGowan Dear Mr. McKellar, On behalf of Circulate San Diego, whose mission is to create excellent mobility choices and vibrant, healthy neighborhoods, I am pleased to share that the Carlsbad Station project by McKellar McGowan LLC has been awarded Circulate’s Mobility Certification. Circulate’s Mobility Certification review committee determined that your project meets our criteria for a sustainable growth project in the San Diego region. Carlsbad Station will bring 79 new homes with 12 units, or 15 percent, deed-restricted as affordable. The infill project is within walking distance of the Carlsbad Village Station, shops and restaurants, and office space. Carlsbad Station will also provide a mix of neighborhood-serving retail and a new restaurant. The site is one block away from rail and bus transit at the Carlsbad Village Station. Residents can take the COASTER to Oceanside or Downtown San Diego or take advantage of three bus routes that stop at the Carlsbad Village Station. The project will also include a landscaped pedestrian promenade through the development, increasing access to retail options and transit. The project is taking advantage of the Affordable Homes Density Bonus program to build deed-restricted affordable units on site and build additional market rate units to maximize the housing production in the Carlsbad Village. Residents will have the ability to live, work, and play in the Village because of the close proximity to many amenities. Carlsbad Station will provide the required parking on site and below ground, resulting in only one driveway for the project. Avoiding multiple driveways benefits the safety of pedestrians and results in a more walkable Village. McKellar McGowan includes bicycle storage in the garage along with the parking, an amenity that is not required by the City’s rules, but which will benefit residents of the development. After careful review by the review committee of independent local experts in land use and transportation, Carlsbad Station earned the Circulate Mobility Certification. Mobility CIRCULATE CERTIFICATION Creating excellent mobility choices and vibrant, healthy neighborhoods. 2 Sincerely, Colin Parent Executive Director and General Counsel The Circulate Mobility Certification, formed in 2012 as the MOVE Alliance and relaunched as the Circulate Mobility Certification in 2018, provides certification for transit-oriented, smart growth projects in the San Diego region. The Circulate Mobility Certification Committee members consist of local experts in smart growth planning and sustainable transit oriented development disciplines, including planners, developers, urban designers, and transportation engineers. By recognizing and supporting projects which meet the Circulate Mobility Certification criteria, we can help to create complete communities, one project at a time. For more information, go to http://www.circulatesd.org/certified.   YIMBY Law  1260 Mission St  San Francisco, CA 94103  hello@yimbylaw.org     6/15/2020    Carlsbad Planning Commission  City Council Chamber  1200 Carlsbad Village Drive  Carlsbad, CA 92008    planning@carlsbadca.gov; clerk@carlsbadca.gov;   Via Email      Re:  2747, 2775, 2777, 2785, and 2081 Roosevelt Street and 2780 and 2802 State Street  CT 2019-0003/SDP 2019-0004 (DEV2019-0063)    Dear Carlsbad Planning Commission,    YIMBY Law submits this letter to inform you that the Planning Commission has an obligation                to abide by all relevant state housing laws when evaluating the above captioned proposal,               including the Housing Accountability Act (HAA).     California Government Code § 65589.5, the Housing Accountability Act, prohibits localities  from denying housing development projects that are compliant with the locality’s zoning  ordinance or general plan at the time the application was deemed complete, unless the locality  can make findings that the proposed housing development would be a threat to public health  and safety. The most relevant section is copied below:    (j) When a proposed housing development project complies with applicable, objective general plan              and zoning standards and criteria, including design review standards, in effect at the time that the                 housing development project's application is determined to be complete, but the local agency              proposes to disapprove the project or to approve it upon the condition that the project be developed                  at a lower density, the local agency shall base its decision regarding the proposed housing                development project upon written findings supported by substantial evidence on the record that              both of the following conditions exist:    (1) The housing development project would have a specific, adverse impact upon the public               health or safety unless the project is disapproved or approved upon the condition that the                project be developed at a lower density. As used in this paragraph, a "specific, adverse                impact" means a significant, quantifiable, direct, and unavoidable impact, based on            objective, identified written public health or safety standards, policies, or conditions as they              existed on the date the application was deemed complete.    (2) There is no feasible method to satisfactorily mitigate or avoid the adverse impact               identified pursuant to paragraph (1), other than the disapproval of the housing development              project or the approval of the project upon the condition that it be developed at a lower                  density.    . . .        (4) For purposes of this section, a proposed housing development project is not inconsistent               with the applicable zoning standards and criteria, and shall not require a rezoning, if the                housing development project is consistent with the objective general plan standards and             criteria but the zoning for the project site is inconsistent with the general plan. If the local                  agency has complied with paragraph (2), the local agency may require the proposed housing               development project to comply with the objective standards and criteria of the zoning which               is consistent with the general plan, however, the standards and criteria shall be applied to                facilitate and accommodate development at the density allowed on the site by the general               plan and proposed by the proposed housing development project.    The applicant proposes to construct a four-story mixed-use project consisting of two             buildings with eighty-three condominium units comprising seventy-nine residential units          and four commercial units on a 1.75-acre site located at 2747, 2775, 2777, 2785, and 2081                 Roosevelt Street and 2780 and 2802 State Street in the Village Center (VC) District of the Village                  and Barrio Master Plan and within Local Facilities Management Zone 1.    The above captioned proposal is zoning compliant and general plan compliant, therefore, your              local agency must approve the application, or else make findings to the effect that the                proposed project would have an adverse impact on public health and safety, as described               above.    Yimby Law is a 501(c)3 non-profit corporation, whose mission is to increase the accessibility               and affordability of housing in California.    I am signing this letter both in my capacity as the Executive Director of YIMBY Law, and as a                    resident of California who is affected by the shortage of housing in our state.     Sincerely,      Sonja Trauss  Executive Director  YIMBY Law    YIMBY Law, 1260 Mission St, San Francisco, CA 94103  From:Laurie Boone To:Planning Subject:Fwd: Support for the Carlsbad Station Project Date:Tuesday, June 16, 2020 4:05:55 PM Sent from my iPhone Begin forwarded message: From: Laurie Boone <chipcbad@aol.com>Date: June 16, 2020 at 10:00:23 AM PDTTo: planning@carlsbad.govCc: Cliff.Jones@carlsbad.govSubject: Support for the Carlsbad Station Project Greetings Carlsbad Planning Commissioners. These comments are being sent to you in the absence of the opportunity to speakin person in support for the Carlsbad Station development being considered by the commission just now.We attempt to stay informed about all projects in the city, but especially in Olde Carlsbad and the Village. We have participated in many meetings of the masterplan for the area over the years. We have resided in this north quadrant of Carlsbad for almost 46 years, and have celebrated the improvements andrevitalization of the downtown area. In September of 2019 we attended the information meeting of the proposedCarlsbad Station project hosted at the Harding Street Center. We were impressed by the presentation given at the time , and have been further pleased by theongoing enhancements to make the project even better for our community. We realize that it is very challenging for any builder to meet the city’s high standards,which we support and appreciate. This being said, we wholeheartedly offer our endorsement of the plans before you tonight. One of the best elements in the plan is the on site parking being provided. This has been one of our chief concerns with other new developments and so we arevery pleased by this plan. The walkway from Roosevelt to State Street is another bonus to enhancing the over-all plan. Also, we really like the lower profiles ofthe buildings facing both streets. The setbacks are more visually pleasing and yet allow higher heights to allow maximum use of the property in inner portions ofthe buildings. Please include our comments in the public record of the scheduled June 7, 2020commission meeting. Thank you all for your service to our beautiful city. Laurie & Jim Boone 3956 Skyline Road Sent from my iPhone CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. June 16, 2020 City of Carlsbad Planning Commission 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Public Hearing Item #2 – June 17, 2020 Planning Commission Meeting Dear Commissioners: On behalf of the Carlsbad Village Association (CVA), I am writing to you in support of the McKellar McGowan project known as “Carlsbad Station.” While the idea of the Carlsbad Station project was first met with some consternation, I am pleased to say that the efforts of the McKellar McGowan team have been valuable in helping business owners and residents understand it more fully and appreciate what it brings to our downtown. In 2019, CVA staff and board members, along with residents and fellow business owners, attended a comprehensive community outreach meeting held by McKellar McGowan at the Harding Community Center. At this community meeting we were able to study artist renderings of the project, speak to the architects and builders for the project, as well as future business owners at the Carlsbad Station. We were able to provide input, ask questions, and share concerns. The following month, the team at McKellar McGowan attended CVA’s Village Voices monthly business outreach meeting and presented their vision to nearly 80 Village business owners and residents. They answered questions, allowed for input and also added anyone interested to their email list so that updates could flow freely. Their accessibility, transparency, and willingness to receive input and provide follow-up has helped everyone come to understand the scope of this project more completely. It is our opinion that the Carlsbad Station is a good fit for the Village. While a large project, it has been thoughtfully broken into smaller pieces to blend into our downtown environment. Its mixed-use approach is in line with other Village projects, as well as the Village and Barrio Master Plan, and along with its neighboring State Street Commons will provide an urban village ambiance. We are pleased to know that McKellar McGowan has also provided eight more parking spaces than originally planned and that they are dedicated to working with the North County Transit District to promote public transportation. In conclusion, we feel that the Carlsbad Station has been carefully planned and prepared for, and we support it and look forward to it coming to fruition. Sincerely, Christine Davis Executive Director Zachary Markham Chairman Darcy Clevenger Vice Chair Joli Hatch Treasurer Fumi Matsubara Board Member Samantha Dean Fauce Board Member Heidi Willes Board Member Sherry Alvarado Board Member Jake Stipp Board Member Tony Tata Board Member Chanel Bennett Board Member The Carlsbad Village Association (CVA) is a non-profit organization whose core purpose is to lead the continual improvement of Carlsbad Village by promoting and enhancing its business, cultural, and community vitality, making it a premier destination. 300 Carlsbad Village Dr. Suite 108A #135 Carlsbad, CA 92008 760.644.2121 www.carlsbad-village.com info@carlsbad-village.com From:Matt Thorne To:Planning Cc:Cliff Jones Subject:Support for Carlsbad Station (6/17) Date:Tuesday, June 16, 2020 4:44:48 PM Attention Carlsbad Planning Commissioners, My wife and I have lived in Carlsbad for 15 years and are happy to see the direction the Village is taking. It’s awesome to have some many new restaurants and shops that we can visit. I recently learned about the Carlsbad Station project and think it will be great addition to the area, especially with the changes that are in process at the old Antique Mall. I know some people might be uncomfortable with the height of the new buildings, but I can appreciate that this developer stayed within the guidelines of the City’s plans. As a community, we spent a lot of time providing feedback on how the Village could evolve and grow and it’s nice to see much of that feedback reflected in Carlsbad Village. Change can be uncomfortable for people, but it’s important that we continue to move forward by approving projects with quality design that make sense in the context of the Village. I hope you will vote yes on this project to bring more investment and renovation to our Village. We plan to be part of this community for a long time and look forward to enjoying the Village for years to come. Please read these remarks during the upcoming public hearings. Matt Thorne 1795 Yada Place Carlsbad, CA CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Maya Rosas To:Planning Subject:Public Comment-Item 2, Resolution No. 7375 Date:Tuesday, June 16, 2020 12:46:28 PM I would like to request that the following comments be read into the record. Thank you. My name is Maya Rosas, and I’m the director of policy with Circulate San Diego. On behalf of Circulate San Diego, whose mission is to create excellent mobility choices and vibrant, healthy neighborhoods, I recommend that the Planning Commission support the Carlsbad Station project today. Carlsbad Station was awarded the Circulate Mobility Certification, which recognizes transit-oriented, smart growth projects such as Carlsbad Station. Carlsbad Station was reviewed by the Circulate Mobility Certification panel, a volunteer committee with expertise in the areas of development, active transportation, and neighborhood design who determine if a project meets the Certification criteria. Carlsbad Station earned the Mobility Certification for several reasons. It is an infill project located within walking distance of the Carlsbad Village Station, shops and restaurants, and office space. The project will also provide a mix of neighborhood-serving retail and a new restaurant. The site is one block away from rail and bus transit at the Carlsbad Village Station. Residents can take the COASTER to Oceanside or Downtown San Diego or take advantage of three bus routes that stop at the Carlsbad Village Station. The project also includes a landscaped pedestrian promenade through the development, increasing access to retail options and transit. Carlsbad Station will bring 79 new homes with 12 units, or 15 percent, deed-restricted as affordable, a tremendous asset for Carlsbad Village. Residents will have the ability to live, work, and play in the Village because of the close proximity to many amenities. This is exactly where a mixed-income project should be located. In addition, McKellar McGowan includes bicycle storage in the garage along with the parking, an amenity that is not required by the City’s rules, but which will benefit residents of the development. For these reasons and more, we ask the Planning Commission to move Carlsbad Station forward with a positive recommendation. Thank you. -- Maya Rosas Director of Policy 233 A Street #206San Diego, CA 92101 Phone: (619) 544-9255 ext. 301Mobile: (310) 804-5256 Email: mrosas@circulatesd.org I will be working remotely until further notice. Please reach me by email or feel free to contact me on my cell phone at (310) 804-5256 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:LORI AVIS To:Planning Subject:Case CT2019-0003/SDP2019-0004(DEV2019-0063)-CARLSBAD STATION Date:Wednesday, June 17, 2020 1:16:08 PM Hello: I own the property, a small shopping center “the Arcade”, adjacent to the proposed development to the south. The main concern I and my tenants have with the project is parking during construction. Where are the workers going to park their vehicles? Roosevelt Street has time limited parking as does State Street. What can be done to minimize the parking impact on the surrounding businesses and their customers during construction? Additionally what measures will the developer be required to take to ensure that access to my parking lot is not impacted during construction? While the start of construction is not imminent, due to COVID-19 most of the small businesses in my shopping center were only recently able to reopen for business. They don’t need a problem with customers being unable to access the parking lot. Sincerely, Lori Avis, President Benchmark Pacific Inc. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Clyde Wickham To:Planning Cc:Clyde Wickham; Ralph Straesser Subject:CT 2019-0003/SDP 2019-0004(DEV 2019-0063) Carlsbad Station Date:Wednesday, June 17, 2020 1:29:39 PM Good afternoon:These comments are for the public hearing of CT 2019-0003/SDP 2019-0004 - Carlsbad Station Ralph Strasser owns an adjacent Parcel to this project - APN 203-101-11- He has asked me tohelp him comment on a few issues. I am a Carlsbad Resident and have worked for Carlsbad for more than 30 years. I am now retired.We have a few issues and concerns that would like to bring up at this Public Hearing 1. There is a 6” Sewer that is identified as a" 6” private sewer" that serves this project and Ralph’s property as well as the Liquor Store, the project under construction that used to be theAntique Warehouse and a list of other parcels all the way south to Grand Ave. I believe it is shown on one of the Tentative Map sheets - maybe sheet 4. The reference of a “Private" Seweris wrong. Just because the city cannot find a construction plan or an easement does not qualify a sewer main as “Private”. The material of this sewer is Vitrified Clay Pipe (VCP) It has beenaround since the 60’s but it serves probably 20 parcels and projects in the downtown area. Again it is a public sewer.This project considers it “Private” and has proposed to construct a retaining wall over the top of the sewer. This project also proposes to construct a 48” storm a few feet east of this sewerand this project proposes to connect to this “private” sewer a few hundred feet away. Regardless of the designation, this sewer serves the public and should be treated the same asany other sewer main is treated. That is to provide reasonable access to maintain this sewer, and to provide an easement for the operation and access. The location of the retaining wall andstorm drain could be relocated as well as simply relocating the sewer to “fit" in the space so designed and provided by this project. This project proposes to cut this sewer where one of theproposed buildings cross the sewer line, and re-route the main to State Street and then back to Grand Ave. to connect to the public sewer. Will this part be considered a “Public Sewer”? Itwould make sense to consider this entire sewer as “public” and treat it the same. I discussed this issue with Kyrenne Chua, and discussed the addition of a condition to resolve this issue -before approval of the Final Map or Grading Plans for this project. 2. Another issue is the drainage in this area. We welcome the proposed project to resolve the flooding of our property and the BMP treatment of storm water as required by regional stormwater regulations. The drainage from Grand Ave. south of this project flows in the Ally as shown on the site plan as Tyler Street (it also has the same sewer as discussed above). Thissurface drainage flowing north of Grand Ave flows across this project and eventually to Beech Street, across 2 parking lots, unless it floods Ralf’s property which it did a few months agowhen we had a heavy rainfall. This project is blocking this surface drainage flow at Tyler Street. Again I discussed a condition to resolve this with Kyrenne Chua. 3. Finally on a minor note, but important to us and the prospective condominium owners ofthis project. The retaining wall has a fence proposed on top to a limit of 6 feet tall. This should be a solid block wall to block noise, and visual impacts of the Automotive repair facility onRalph’s property. The Tenants have a wonderful facility where they repair all sorts of expensive european vehicles, Bently's, Rolls Royce and Land Rovers. This operation is not incompatible but a block wall would improve the living situation for the adjacentcondominium owners located just 11’ away from this operation. a minor and less efficient fence would not. We appreciate the opportunity to comment and hopefully improve this project. Clyde Wickham and Ralph Straesser citizen and property owner of Carlsbad. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Robert Wilkinson To:Planning Subject:PC #2 Cbad Station Date:Wednesday, June 17, 2020 3:20:30 PM PC, I have reviewed and followed this proposed development since it was filed. I support it and recommend you vote to approve and send it on to Council with that recommendation It represents a good model for other Village properties to follow. Good that this project went to one of the more competent planning staff. Respectfully, Robert Wilkinson Wilkinson Design Group Land Planning + Landscape Architecture bob@wdesigngroup.net P.O. Box 4237 Carlsbad Ca, 92018-4237 760 434 2152 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Gary Nessim To:Planning Subject:PC meeting June 17 Date:Wednesday, June 17, 2020 9:25:12 AM Public hearing #2 Carlsbad Station This is the first developer to take the new village and barrio master plan to heart, and the best so far! Fully parked with underground parking.Close to real transit with appropriate density of small and midsize worker housing units in the core village area.Excellent architectural style with some brisk with from the 50’s. 4th floor is setback more than the minimum all around for a not too tall feel.14’ plate height and deep, useful commercial restaurant space on street frontage. Great job! Gary NessimFirst Team Real Estate 500 Grand AvenueCarlsbad, CA 92008 760 519-5556. . . CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.