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HomeMy WebLinkAbout2017-08-16; Planning Commission; ; AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: July 13, 2017 P.C. AGENDA OF: August 16, 2017 Project Planner: Paul Dan Project Engineer: Tecla Levy SUBJECT: AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER – Request for approval of a Site Development Plan Amendment and Conditional Use Permit to allow a movie theater with bar/cocktail lounge and a 6.7 percent parking reduction in place of a previously approved retail drug store on Building Pad 5 of the La Costa Town Square shopping center located at 3434 Via Mercato near the intersection of La Costa Avenue and Rancho Santa Fe Road within Neighborhood 13A of the La Costa Master Plan and Local Facilities Management Zone 11. The City Planner has determined that the potential environmental effects of the project were adequately analyzed by the previously certified Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) for the construction of La Costa Town Square (EIR 01-02). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7261 APPROVING Site Development Plan Amendment AMEND 2017-0003 and Conditional Use Permit CUP 2017-0002 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Description: The applicant, TRC Retail, is requesting that the Planning Commission approve Site Development Plan Amendment AMEND 2017-0003 and Conditional Use Permit CUP 2017-0002, authorizing revisions to Site Development Plan (SDP) 01-04 to allow for the construction of a 33,500 square foot (SF) movie theater with a bar/cocktail lounge, and a parking reduction of 6.7 percent. Building Pad No. 5 was originally approved for a 14,820 SF retail drug store. The movie theater is proposed to have 850 seats, eight movie screens, a concession stand and a bar/cocktail lounge as an ancillary use in conjunction with the theater. No movie theater tenant has been identified; the applicant requests these amenities to better accommodate the development preferences of future tenants. The site of the proposed movie theater is Building 5, a vacant pad from SDP 01-04. Originally approved to be a 14,820 SF retail drug store, the proposed 33,500 SF movie theater would increase the original building footprint by 18,680 SF. The architectural design of the proposed movie theater exhibits Mediterranean/Tuscan influences, which complement the architecture of the La Costa Town Square (LCTS) shopping center and is consistent with the La Costa Master Plan (MP 149(R)). The proposed theater will have a smooth stucco exterior finish, limestone tile veneer inlays, and concrete roofing sheathing in the same style as existing buildings in the LCTS shopping center. The flat roof elevation will be enhanced with large square windows and decorative cast concrete columns. The building’s façade will vary in depth to provide interest to the elevations on all 4 AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 2 sides. The corners of the movie theater will have large architectural corner features, which provide a taller element that adds to the vertical relief. The colors of the building’s stucco exterior will be earth- toned, accented with other materials (tiles, metals, glass, etc.) and awnings. The size, bulk and scale is compatible with the surrounding buildings onsite. Background: The La Costa Master Plan 149 (MP 149) was originally adopted by the City Council on September 5, 1972 (Ordinance #9322). The Master Plan consisted of approximately 5,287 acres, of which at least 3,200 acres have been developed or approved for development. On August 18, 2009, the City Council amended MP 149, and approved the La Costa Town Square (LCTS) commercial shopping center within the La Costa community (hereinafter, the revised plan shall be referred to as MP 149(R)). Presently, MP 149(R) is virtually built-out with a mixture of residential, commercial, and recreational uses. MP 149(R) was adopted as a tool to implement the goals and policies of the General Plan, as well as to provide a set of development standards, including architectural guidelines, to encourage high-quality development of the area. The LCTS shopping center is bounded by Rancho Santa Fe Road on the north and La Costa Avenue on the south; within the shopping center, the project site is located at 3434 Via Mercato. The entire shopping center has been developed with the exception of two building pads: Building 4 and Building 5. Little to no grading is expected for the proposed project since the building site was pad graded during development of the LCTS shopping center. The entirety of the proposed project site elevation is approximately 334.5 above mean sea level (AMSL). The project is consistent with all applicable plans, standards, ordinances and policies, and all the required findings to approve an amendment to the site development plan and a conditional use permit for the proposed construction and use can be made. The review and final action authority for Site Development Plan AMEND 2017-0002 and Conditional Use Permit CUP 2017-0002 is the Planning Commission per Carlsbad Municipal Code (CMC) Section 21.54.040.C.2. Table 1 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 1 – GENERAL PLAN LAND USE DESIGNATIONS, ZONING, AND LAND USES Location General Plan Designation Zoning Current Land Use Site Local Shopping Center (L) Planned Community (PC) Undeveloped pad; Building 5 North Residential (R-8) Planned Community (PC) Single-family dwellings South Residential (R-23) Planned Community (PC) Undeveloped lot East Residential & Open Space (R-4 & OS) Planned Community (PC) Single-family dwellings West Residential (R-15) Residential Density-Multiple with Qualified Development Overlay (RD-M-Q) Condominiums The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The following analysis section discusses compliance with each of these policies utilizing both text and tables. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 3 III. ANALYSIS The project is subject to the following plans, ordinances and standards: A. General Plan Land Use Designation – Local Shopping Center (L); B. La Costa Master Plan (MP 149(R)); C. Conditional Use Permit Regulations (CMC 21.42), and Development Standards and Special Regulations for Bars and Cocktail Lounges (CMC 21.42.140(B)(20)); D. Parking Reduction and Traffic (CMC 21.44); E. Local Facilities Management Plan Zone 11. 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 is discussed in the sections below: A. General Plan Land Use Designation – Local Shopping Center (L) The General Plan Land Use designation for the property is Local Shopping Center (L). The following Table 2 identifies General Plan goals and objective relevant to the proposed project and describes how the project is in compliance with those goals and objectives. TABLE 2 – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES AND IMPROVEMENTS Land Use and Community Design Goal 2-G.8 Provide opportunities for continued economic growth and vitality that enhance Carlsbad’s position as a premier regional employment center. Policy 2-G.8 Ensure that commercial development is designed to include: a. Integrated landscaping, parking, signs, and site and building design; b. Common ingress and egress, safe and convenient access and internal circulation, adequate off- street parking and loading facilities. Each commercial site should be easily accessible by pedestrians, bicyclists, and automobiles to nearby residential development; c. Architecture which emphasizes establishing community identity while presenting tasteful, dignified and visually appealing designs Movie theaters with ancillary alcohol service in local commercial shopping centers serve local residents and draw customers from throughout the city, generating revenue and jobs, and providing an entertainment use that is characteristic of a local shopping center under Land Use Element Table 2-4. The proposed 33,500 SF movie theater is set back a minimum of 75’ from Rancho Santa Fe Road and includes an average 40’ wide landscaped setback between the rear of the movie theater and the public road. In addition, adequate room is provided for fire trucks and emergency response vehicles. Existing are three ingress access points, and two egress access points within the shopping center to provide for safe and convenient access to the site. In addition, bike lanes exist adjacent to the site, on the north side of Rancho Santa Fe Road. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 4 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES AND IMPROVEMENTS compatible with their surroundings; A variety of courtyards and pedestrian ways, bicycle facilities, landscaped parking lots, and the use of harmonious architecture in the construction of buildings. The Mediterranean/Tuscan architectural design is consistent with MP 149(R), and the proposed movie theater design is architecturally compatible with the neighboring building. Land uses surrounding the site are residential to the north, undeveloped land to the south, commercial and residential to the west, and residential to the east (Table 1). LCTS shopping center provides adequate parking spaces for all existing uses onsite and will be able to accommodate a change in a use for the construction and operations of a movie theater. Mobility 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 project does not require additional improvements to the existing street system given that the project frontage along Rancho Santa Fe Road was fully constructed and improved as part of the LCTS shopping center including the signalized intersection at Rancho Santa Fe Road and La Costa Avenue. Rancho Santa Fe Road includes full width right-of- way, curb, gutter, decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a noise attenuation sound wall. Pursuant to the parking study prepared by Urban Systems Associates, Inc. (April 2017), the project generates 296 average daily trips (ADT) less than the approved ADT of LCTS shopping center; traffic generated by the proposed uses will not adversely impact nearby intersections; the project is designed to meet all circulation requirements; and bike facilities will be provided onsite. The project site is located approximately 1/8 mile from a North County Transit District bus stop located on Rancho Santa Fe Road which provides service throughout the day. The project’s close proximity to the bus stop will provide employees and moviegoers the opportunity to travel to the theater by AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES AND IMPROVEMENTS bus, thereby reducing vehicle miles traveled (VMTs) and greenhouse gas emissions. Public Safety 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.30 Encourage physical planning and community design practices that deter crime and promote safety. The proposed building is designed to be in conformance with drainage, flood control and seismic design standards. In addition, adequate fire access is provided at all points around the building. To help promote public safety specific building elements will be added to the structure including lighting, transparent entry doors, addressing, and an electronic security system, etc. The Police Department will review the specific operation and conditions for the bar/cocktail lounge in conjunction with the ABC license application, subsequent to approval of this Conditional Use Permit. Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community’s greenhouse gas (GHG) emissions and fostering green development patterns - including buildings, sites, and landscapes. Policy 9-P.1 Enforce the Climate Action Plan as the city’s strategy to reduce greenhouse gas emissions. To comply with the City’s Climate Action Plan (CAP) the applicant is proposing to install 489 photovoltaic panels, and implement a Traffic Demand Management Program to decrease onsite greenhouse gas emissions. This will satisfy the requirements of the CAP and be consistent with this goal and policy. To comply with the Green Building Code, bicycle racks and a minimum of two electric vehicle parking stalls and charging stations will be provided on-site. B. La Costa Master Plan (MP 149(R)) The La Costa Mater Plan (MP 149(R)) does not contain specific development standards for this neighborhood but instead defers to the development standards of the underlying zoning (C-L; Local Shopping Center). Compliance with the C-L zoning Standards is demonstrated in Table 3 below. TABLE 3 – COMMERCIAL DEVELOPMENT CMC SECTION 21.31 STANDARD – CL ZONE PERMITTED/REQUIRED PROPOSED Building Height* 45 feet/three levels/architectural features to 55 feet 37’ 4” to top of roof/and 50’ 4” architectural feature Yards Rancho Santa Fe Rd (Primary) – 20 feet/La Costa Avenue (Secondary) – 15 feet Primary setback = 75 feet Secondary setback = >100 feet AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 6 STANDARD – CL ZONE PERMITTED/REQUIRED PROPOSED Landscaping Per landscape manual Parking areas and slopes are landscaped per landscape manual Lighting Exterior lighting required for parking, walkways and building entrances and exits. Light to be designed to avoid direct or indirect glare. The movie theater with bar/cocktail lounge will follow LCTS shopping center’s lighting plan, which includes a light design and a photometric plan. Lighting will be designed to reflect downward and avoid any spillovers to adjacent uses outside the shopping center. Roof appurtenances Shield and screen roof appurtenances Roof equipment as well as the photovoltaic panels will be screened by the building design (i.e., architectural tower features and parapets). Trash enclosures Enclosed in six-foot-high-enclosures Trash enclosures are provided throughout he project and meet Engineering Standard GS-16 Parking 1,532 (LCTS) Onsite-parking at peak hours and worst case scenario will occupy 62% of the parking spaces. Applicant is requesting a parking reduction of 6.7%, refer to Section III.D for additional information. Employee eating areas 1,700 SF or public eating area LCTS shopping center currently has 24,329 SF of outdoor dining area for its patrons and employees. Signs Sign Program Required The movie theater will comply with the LCTS Master Sign Program Recycling Areas If required by State Law Not provided *Building Height. 1. Except as otherwise provided in this section, no building in the C-L zone shall exceed a height of thirty-five feet, and allowed height protrusions as described in Section 21.46.020 shall not exceed a height of forty-five feet. 2. Additional building height may be permitted to a maximum of forty-five feet through approval of a minor site development plan processed in accordance with the provisions of Chapter 21.06 of this title, provided that: a. All required yards shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond thirty-five feet. The additional yard area will be maintained as landscaped open space; and b. The allowed height protrusions as described in Section 21.46.020 do not exceed a height of forty-five feet; with the exception of architectural features such as flagpoles, steeples, or architectural towers, which may be permitted up to fifty-five feet if the decision-making authority finds that the protruding architectural features: i. Do not function to provide usable floor area; and ii. Do not adversely impact adjacent properties; and iii. Are necessary to ensure a building’s design excellence. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 7 The maximum height of the proposed movie theater is 37 feet 4 inches to the top of the roof sheathing. The maximum height of its architectural feature is 50 feet 4 inches to the top of the parapet. The movie theater is in compliance with CMC Section 21.46.020 because the additional height is necessary to accommodate large movie screens but does not provide additional floor area. The excess height provides two pertinent purposes: it offers architectural features consistent with the design theme of LCTS and shields roof equipment as well as the photovoltaic panels from view. As a result of the excess height the setback requirement increases from the standard 20 feet to 36 feet from Rancho Santa Fe Road. The movie theater satisfies the 36 foot setback requirement (75 feet from Rancho Santa Fe Road) and provides adequate fire access and landscaping. In addition, the height will not impact adjacent properties because Rancho Santa Fe Road, which buffers the project site from residential uses to the north, is 15 feet above the proposed movie theater’s finished floor level and reduces the movie theater’s massing. Finally, the building’s design and height will be compatible with the surrounding structures of the shopping center by incorporating the same design features and compliance with the Building Code for a building between 35 and 55 feet in height. The creation of LCTS shopping center also anticipated buildings and architectural features to exceed 35 feet in height. For example, Vons located on Building Pad 14 is 37 feet tall, and 24 HR Fitness located on Building Pad 25 has an architectural feature that is 45 feet in height. Therefore, the height of the proposed movie theater will not impact the surrounding uses or adjacent properties. C. Conditional Use Permit Regulations (CMC 21.42), and Development Standards and Special Regulations for Bars and Cocktail Lounges (CMC 21.42.140(B)(20)); The proposed movie theater and the bar/cocktail lounge are considered conditionally permitted uses in the C-L zone. The uses require Planning Commission approval of a Conditional Use Permit subject to the provisions of CMC Chapter 21.42, and compliance with the Bar and Cocktail Lounge Development Standards and Special Regulations of CMC Section 21.42.140(B)(20). Furthermore, if approved, the Police Department will review the subsequent alcohol license application and coordinate with the ABC on any specific requirements necessary to promote public safety regarding the sale and consumption of alcohol. Operational conditions are more appropriate to be placed on the alcohol license by the Police Department and the ABC, since the ABC is the agency responsible for enforcement of alcohol license regulations. Section 21.42.030 of the CMC requires that four findings be made in order to approve the Conditional Use Permit. The four findings for approving a Conditional Use Permit for the construction and operation of a movie theater with a bar/cocktail lounge can be made pursuant to CMC Section 21.42.030, as discussed below. 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the General Plan in that the proposed movie theater with bar/cocktail lounge will allow the local shopping center to supplement its principal function of providing the local neighborhood with daily goods and services by also including an entertainment venue that caters to all age groups, as well as visually and economically enhancing the shopping center environment. The project will result in development of a currently vacant building pad, directly increasing tax revenues and providing additional jobs. Indirectly, by increasing foot traffic to the area, theater patrons will support neighboring businesses in the LCTS shopping center, particularly food and beverage vendors who offer complementary goods to theater patrons. 2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located in that the proposed movie theater with bar/cocktail lounge will complement the existing uses within the shopping center by providing additional patrons to dine, shop, and be entertained in a central location. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 8 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the city planner, planning commission or city council, in order to integrate the use with other uses in the neighborhood in that the building height, parking, setbacks and landscaping are in compliance with all applicable provisions of MP 149(R), zoning ordinance and policies of the General Plan. Therefore, the movie theater with bar/cocktail lounge will not conflict with CMC Section 21.42. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use in that the Final Environmental Impact Report conducted for the development of LCTS shopping center analyzed traffic in accordance with the SANDAG Congestion Management Program guidelines and the City of Carlsbad Growth Management Plan Guidelines. Traffic was analyzed by the total square footage of all commercial uses onsite, which was 284,400 SF. With the amendment to the site development plan to allow the proposed movie theater, the total square footage of the shopping center will decrease to 280,692 SF. The original EIR determined that the street system serving the LCTS shopping center had a Level of Service (LOS) A – the highest level available. Changing a single building pad’s use from a retail drug store to a movie theater is not anticipated to change the LOS significantly. The six Development Standards and Special Regulations required for approving a Conditional Use Permit for a bar/cocktail lounge are as follows: 5. An opening shall be provided through which an unobstructed view of the interior of the premises can be obtained from the exterior of the building in that construction materials used (glass windows and doors) will be clear and unobstructed, thus allowing visibility from the outside. 6. Parking shall be provided at the rate of not less than one space per fifty square feet of gross floor area. Since the bar/cocktail lounge is within the movie theater, its use is ancillary to the movie theater. Thus, the parking requirements will be administered by the parking provided for the movie theater, which is one parking space for every five seats. With the proposed 850 theater seats, 170 parking spaces are required to accommodate the use. The parking study analysis for the project concluded that of the 1,309 parking spaces available in the LCTS shopping center after construction of the theater (assuming 15 percent parking reduction), only 738 are expected to be occupied based on the use of other businesses in the shopping center, leaving 571 spaces available. Therefore, there will still be more than adequate parking for the movie theater (170 parking spaces) as well as a surplus of 571 spaces for futures uses. 7. Surrounding grounds, including parking areas, shall be maintained in a neat and orderly condition at all times in that the proposed theater would be sited within the existing LCTS shopping center, which is professionally maintained by a property management company. The property management company’s goal is to ensure that the shopping center is maintained in a neat and orderly condition at all times. Additionally, the proposed CUP will be subject to annual review and periodic monitoring by the City for compliance with the conditions of approval. Monitoring may include but is not limited to inspection, and reporting on the condition and environment of the project grounds and parking areas. 8. Any structure housing such operation shall meet all applicable code provisions prior to occupancy in that the interior of the theater with a bar/cocktail lounge is subject to building permit approval and inspection, for which all applicable code provisions will be required and inspected for compliance prior to occupancy and exercise of the proposed use. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 9 9. Licensee or agent shall not permit open containers of alcoholic liquor to be taken from the premise in that the proposed bar/cocktail lounge use is intended for the on-site sale and consumption of alcoholic beverages and is subject to review, licensing, and enforcement by the Department of Alcoholic Beverage Control (ABC) for the State of California. The use has been conditioned that the sale, service and consumption of alcoholic beverages will be confined to the interior of the theater and does not allow for alcoholic beverages in general to be taken from the premise. 10. No bar or cocktail lounge shall be located within five hundred feet of any other bar or cocktail lounge in that no other bar or cocktail lounge is located within five hundred feet of the proposed use. D. Parking Reduction and Traffic (CMC 21.44) Average Daily Trips: In response to the change in use and increase in square footage for Building 5, a traffic study was conducted to determine if the project would have a significant impact on Average Daily Trips (ADT). The baseline of the study utilized the Final Environmental Impact Report (EIR 01-02) for the LCTS shopping center project. At maximum build, the EIR determined the project would generate 22,752 ADT. Since that time, there have been minor amendments approved which have reduced the center’s overall maximum build square footage. Taking those into account, adjusting for the theater’s increase in SF, and using the traffic generation rate of 80 ADT per 1,000 SF, the project would generate an expected 22,456 ADT. Therefore, the project will result in 296 ADT less than the ADT anticipated for the LCTS shopping center. Parking Accumulation Results: The traffic study analyzed parking by identifying what day and time maximum parking occurs onsite. The parking surveys were conducted on Thursday, December 8, 2016, through Saturday, December 10, 2016. The dates were considered the most conservative and busiest time of the year based on data from the property management company, as well as expected peak attendance of a theater. The surveys observed and documented parking on an hourly basis for the following dates and times: 1. Thursday, December 8, 2016 from 5:00 PM to 7:00 PM 2. Friday, December 9, 2016 from 5:00 PM to 7:00 PM 3. Saturday, December 10, 2016 from 4:00 PM to 6:00 PM Thursday was included because movie premiers are released on Thursday evenings. The results are as follows: on Thursday, 548 parking spaces were occupied, which is 40 percent occupancy of the existing 1,309 parking spaces. On Friday, 537 parking spaces were occupied resulting in 39 percent occupancy. On Saturday, 539 spaces were occupied resulting in a 39 percent occupancy. Presently, 19,089 SF of LCTS shopping center (sum of Building 3 and Building 5) is vacant. If these pads were built as retail stores, they would require an additional 96 parking spaces based on the shopping center parking rate of 1 space per 200 SF according to CMC Section 21.44.020. By changing the use of Building 5 to a movie theater, parking spaces would be calculated by the number of seats per CMC Section 21.44.020 Table A, requiring 170 parking spaces. The traffic study adjusted its calculation to incorporate the theater, plus peak parking and plus Building 3, divided by the total number of onsite-parking spaces. Based on the calculation, it is estimated that 738 parking spaces would be occupied on a peak Thursday night, or a 56 percent occupancy rate. Therefore, 571 spaces would be available, which is more than adequate parking for the movie theater. AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 10 Parking Reduction: In accordance with CMC Section 21.44.090, when common parking facilities occupy a site that is greater than five thousand square feet, the parking requirements may be reduced by not more than 15 percent upon approval of development plans by the Planning Commission. The project is requesting a 6.7 percent parking reduction within the shopping center to accommodate the proposed movie theater. In August 2013, the Planning Commission approved a parking reduction of 8.3 percent for LCTS that created 24,329 SF of outdoor dining area within the shopping center. The request for a 6.7 percent reduction is the remaining allowable percentage pursuant to CMC Section 21.44.090. The request would allow for construction of the movie theater, and satisfy parking requirements. Pursuant to CMC Section 21.44, LCTS parking is calculated at a ratio of one space per 200 SF for retail/restaurant, and 1 space per 5 theater seats. The project’s retail floor area, outdoor dining area and theater’s 850 seats require 1,528 parking spaces. After construction of the movie theater, the site would have 1,309 parking spaces. By allowing a 15 percent reduction in parking spaces the project would meet the Section 21.44 requirements. Table 4 below provides a breakdown of building areas and their related parking requirements. TABLE 4 – PARKING SPACES Building/Use SF Standard Required Provided 1. Restaurant 6,100 1 space per 200 SF 31 2. Restaurant 6,100 1 space per 200 SF 31 3. Vacant Pad 4,000 1 space per 200 SF 20 4. Financial 3,718 1 space per 200 SF 19 5. Movie Theater 33,500 1 space per 5 seats* 170 6. Retail Shops 6,000 1 space per 200 SF 30 7. Retail Shops 7,500 1 space per 200 SF 38 8. Retail Shops 6,000 1 space per 200 SF 30 9. Retail Shops 7,500 1 space per 200 SF 38 10. Financial 3,638 1 space per 200 SF 18 11. Financial 4,500 1 space per 200 SF 23 12. Gas station/Mini Mart/Carwash 2,950 1 space per 200 SF 15 13. Retail Shops 7,000 1 space per 200 SF 35 14. Grocery 56,724 1 space per 200 SF 284 15. Retail Store 23,509 1 space per 200 SF 118 16. Retail Shops 5,656 1 space per 200 SF 28 17. Retail Shops 5,050 1 space per 200 SF 25 18. Retail 12,501 1 space per 200 SF 63 19. Open Space 20. Retail Store 29,236 1 space per 200 SF 146 21. Not Used 0 1 space per 200 SF 0 22. Not Used 0 1 space per 200 SF 0 23. Retail Shops 9,182 1 space per 200 SF 46 24. Common Lot 25. Fitness Club 40,328 1 space per 200 SF 202 26. Outdoor dining 24,328 1 space per 200 SF 122 Totals 305,021 1/200 SF + 1/5 seats 1,528 1,309 AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 11 (-219) SDP 01-04(A) 8.3% reduction in parking -127 CMC 22.44.090(B) Apply 6.7% reduction, remainder of 15% maximum -94 Total (with 15% reduction) 1,307 1,309 The data shows by applying an additional 6.7 percent parking reduction for a total reduction 15 percent LCTS will have an excess of two parking stalls. The proposed parking reduction is based on the findings that customers will be frequenting multiple tenants of the LCTS center during a single visit, and the proximity of residential neighborhoods allows patrons to walk or use alternative modes of transportation to access the center. Approval of the Site Development Plan strengthens the intent of creating a pedestrian and multiple tenant focused shopping and entertainment environment. Staff therefore is recommending that the Planning Commission approve the Site Development Plan Amendment to allow a further 6.7 percent parking space reduction within the LCTS shopping center. E. Local Facilities Management Plan Zone 11 Project compliance with the Growth Management Ordinance insures that public improvements and service will be available concurrent with development. The project is a request for a change of use and to reduce the number of required parking spaces onsite within a previously developed shopping center. The project will not alter any of the factors that affect the LCTS shopping center’s obligation to provide its fair share of public infrastructure and services. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “5” below. TABLE 5 – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Comply City Administration N/A N/A Library N/A N/A Waste Water Treatment 19 EDU Yes Parks Zone 4 in-lieu fee N/A Drainage 10 CFS/Drainage Basin “D” Yes Circulation 2,680 ADT Yes Fire District No. 6 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 19 EDU Yes Water 7,705 GPD Yes IV. ENVIRONMENTAL REVIEW The project has been reviewed pursuant to the California Environmental Quality Act (CEQA). The City Planner has determined that the potential environmental effects of the project were adequately analyzed by the previously certified Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) for the construction of La Costa Town Square (EIR 01-02) – LA COSTA TOWN SQUARE, City Council Resolution No. 2009-213, dated August 18, 2009). The project has no new significant environmental effect not analyzed as significant in the certified Environmental Impact Report and Mitigation Monitoring and Reporting Program; none of the circumstances requiring further environmental compliance under CEQA Guidelines Sections 15162 or 15163 exist; and all feasible AMEND 2017-0003/CUP 2017-0002 (DEV01024) – LA COSTA TOWN SQUARE BUILDING 5 THEATER August 16, 2017 Page 12 mitigation measures identified in the certified Environmental Impact Report and Mitigation Monitoring and Reporting Program, which are appropriate to this subsequent project, will be incorporated. The approved EIR and MMRP are on file for review at the Planning Division. ATTACHMENTS: 1. Planning Commission Resolution No. 7261 2. Location Map 3. Disclosure Statement 4. Public Correspondence 5. Reduced Exhibits 6. Full Size Exhibits “A” – “N” dated August 16, 2017 RANCHO SANTA F E R D LA COSTA AV E S F E R A S T V IA M E R C A T O V IA M O N T E B E L L O D E H E S A C T VENADO S T DORADOPLC O R T E B R E Z O RANCHO SANTA FE RD (ABANDONED)CALLEANDARSITIOSANDIAAV E N ID A S O R IA CUE S TAPL DELR IO C T LA COSTA AVAMEND 2017-0003 / CUP 2017-0002La Costa Town Square Building 5 Theater SITE MAP SITE ELCAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L ATTACHMENT 3 (city of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue {760) 602-4610 www.tarlsbadca.gov Applici:lnt's stat$m.ent or dlsqlosure of certain ownership interests on all applicc;itions which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. Th~ fotrowing information MUST be disclosed at the tlme of appljcatlon submittal. Your project cannot be reviewed uritiHhis information is completed. Please print. Nqte: Per$oi1 is defined as ;'Any individual, firm, co-p-arlnership, jOint venture, associ.ation, social club, fraternal organization, corporatiory, estate, trust, receiver, syndicate, hi this and any othercounty, cify and county, dty municipality, disfrk:t or other political subdivision or any other group or combination acting as a unit" Agents may sign ihis document; however; the legal name and entity of th'e 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 haying a financial interest i.n the application. If the applicant includes a corporation or partnership, include me names, titles, addresses of all indlvlduals owning mote than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE, NON~APPLICABLE (NIA) IN THE $PAGE BELOW. If a publrcly..,owned corporation, include the names, titles! and addresses of the corpora,te officers. {A separate page may be attached if necessary.) ' - PersonScott Grady corp/Part,_T_R_C_-_RJ_e_ta_i_l _____ _ TitieSVP of Development Title __________ _ Address 4.695 MacArinur.C( sutle-700, Newport Beach; CA Address 4695MacArth.ur Ci.Suite 700, NewP6rf Be\mh, GA 2. OWNER (Not the m,vner's agent} P-1 (AJ Pr-ovide the COMPLETE, LEGAL names and addresses of ALL p,ersons hqvin:g _any ownership interest in the property involved. Also, provide the nature of the legal ownen~hip (Le., partnership, tena'i1ts in common, non-profft, corporation, etc.}. If the ownership includes a corborntion or partnetship, include the ha.mes, titles, addresses of aU rnqividuals owning more than 10% of the shares, IF NO INDIVIDUALS OWN MORE THAN 10% OF THE. SHARES, PLl=ASE INDICAT-E NON:-APPUCABLE {N/A) IN THE SPACE BELOW. If a publicly-owned corporation, tnclt1de th_e names, titles, -and at(dresses of the corporate offic~rs. (A separate 'pa,ge may be attached if neces$ary,) Person Scott Grady TitleSVP of Development Address469S MacArtnur Ct, suite 700 Newport Beach, CA 92660 corp/ Part TRC Retail T{tl-e_. ____________ _ Address4695 MacArthur Ct, Suite 700 Newport Beach, CA 92660 Pf)ge 1 Qf 2. Revise.ct 07110 I \ 3, N()N-PROFIT ORGANIZATION OR TRUST If any person identified pursuantto ( 1) or (2) above ls a nonprofit organization or a trust, - list the names and addresses of ANY person serving as an officet_or director of the non- profit organization or as trustee or benefk;:iary of the. Non Profit/Trust.--_________ Non Profit/Trust'------------ Title____________ Title_-------------~ Address _________ _ Address ~----------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees ~nd/or Council within the p_ast twelve (12) months? 1 · D Yes IV-I No If yes, please incilcate persori(s):-___________ _ NOTE: Attach additional sheets if necessary. Scott Grady Scott Grady Print or type name of owner Print or type n13me of applicant Signature of owner/applicant's agent if applicable/date Print or type name: of owner/applicant's agent Page2of2 Revised 07/10 Chy of Carlsbad MAR 1 3 2017 Planning Division PROJECT NAME: PROJECT NUMBER: EARLY PUBLIC NOTICE LA COST A TOWN SQUARE AMEND 2017-0003/CUP 2017-0002 e~~f Carlsbad This early public notice is to let you know that a development application for a movie theater project within your neighborhood has been submitted to the City of Carlsbad on February 17, 2017. The project application is undergoing its initial review by the City. LOCATION: 3434 Via Mercato, Carlsbad, inside the La Costa Town Square shopping center. PROJECT DESCRIPTION: Proposed construction of a 33,500 square foot, 900 seat, movie theater inside the La Costa Town Square·. Please keep in mind that this is an early public notice and that the project design could change as a result of further staff and public review. A future public hearing notice will be mailed to you when this project is scheduled for public hearing before the Planning Commission. I . .. S DVAN VANVANVAN VANVAN VAN VAN S SSS S SS S SVANC.S.C.S .C.S.C.S . V P.R .P.R.P.R .P.R .P.R .P.R .P.R . V V V A.C.S.G GSSS S SS SP.R .PGPGPGPGPGPGPG PG PGPG PG PGNO PARKINGG GGWF.R. G 29'-11 1 /8"34'-0 5 /16 "SS3G Design DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision Dates2 0 1 6 S m i t h C o n s u l t i n g A r c h i t e c t sSuite 12513280 Evening Creek Drive South858.793.4777San Diego, CA 92128w w w . s c a - s d . c o mConsultingSmithArchitects200'100'50'25'0SCALE: 1" = 100'-0"APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITE PLANFOR PROJECT NO. PER CONDITION NO.PLANNING DIVISION DATEENGINEERING DIVISION DATE1AS2RANCHO SANTA FE ROADLA COSTA AVENUEVIA MERCATOVIA CAMPANILECALLE TIMITEO CAMINO DE LOS COCHESSTORM WATER TREATMENT FACILITY(BIORETENTION.)24' WIDE MINIMUM FIRE LANEEV READY STALLS S SC.S.C.S. G SS SNO PARKINGDesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision Dates2 0 1 6 S m i t h C o n s u l t i n g A r c h i t e c t sSuite 12513280 Evening Creek Drive South858.793.4777San Diego, CA 92128w w w . s c a - s d . c o mConsultingSmithArchitects50'20'10'5'0SCALE: 1" = 20'-0"(E) PIV TO REMAIN(E) FIRE HYDRANTTO REMAIN(E) FIREHYDRANT TOREMAINRELOCATE (E)PIV(E) BIORETENTIONBASIN(E) BIORETENTIONBASIN(E) RETAININGWALLEXISTINGPEDESTRIAN PATHTO STREET(E) BIORETENTIONBASIN(E) TRANSFORMERTO REMAINAREA OF WORKAREA OF WORKREMOVE EXISTINGPARKING STRIPINGAND PAVING PERCIVILREMOVEEXISTINGPORTION OFPAVEMENT PERSITE PLANREMOVE (E) CURB(E) CURB TO REMAINREMOVE AND RELOCATE(E) TREES PERLANDSCAPE DRAWINGS(E) BIORETENTIONBASIN(E) DRAIN OUTLET.VERIFY EXACTLOCATIONEXISTING GRADEDPAD (SEE CIVILDRAWINGS)REMOVE (E) LIGHTPOLEREMOVE (E) LIGHTPOLEREMOVE EXISTINGPARKING STRIPINGAND PAVING PERCIVILREMOVE EXISTINGPARKING STRIPINGAND PAVING PERCIVILREMOVE (E)STRIPING ANDMODIFY CURB PERCIVILREMOVE (E) LIGHTPOLEREMOVE (E) LIGHTPOLEREMOVE (E) LIGHTPOLEREMOVE (E) LIGHTPOLEREMOVE (E) LIGHTPOLE S SC.S.NO PARKINGSSDesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision Dates2 0 1 6 S m i t h C o n s u l t i n g A r c h i t e c t sSuite 12513280 Evening Creek Drive South858.793.4777San Diego, CA 92128w w w . s c a - s d . c o mConsultingSmithArchitects50'20'10'5'0SCALE: 1" = 20'-0"(E) PIV(E) FIREHYDRANT(E) FIREHYDRANTPIV RELOCATED(E) BIORETENTIONBASIN(E) BIORETENTIONBASIN(E) RETAININGWALL20 CUBIC YARDTRASH COMPACTORTRASHENCLOSURE PERDROP OFF/LOADING AREAPROPOSED RETAININGWALL PER CIVILPROPOSEDWALKWAYREMOVABLEBOLLARDS5PARKING STALL COUNT5cC - REPRESENTS DESIGNATEDCOMPACT STALLSFIRE HYDRANT:2'-0'' OVERHANG(WHERE OCCURS)15'-0"18'-0"8'-6"8'-0"25'-0" HIGH PARKING LOT LIGHTSPARCEL LINESPEDESTRIAN PATHTO STREET(E) BIORETENTIONBASIN361AS32AS37'-0"PROPOSEDLANDSCAPE(E) TRANSFORMERPROVIDE DECORATIVERAILING AROUND (E)BASIN PERPROVIDE LEDCROSSWALK MARKERS@ NEW CROSSWALKPROVIDE LEDCROSSWALK MARKERS@ (E) CROSSWALKBYPASS LANE5&6AS33&4AS324'-6"FIRE LANE24'-0"FIRE LANE7'-0"TYPICALPARKINGSTALLS:FIRE TRUCK TURNING RADIUS:(42' DIA. CITY OF CARLSBAD F.D.)ACCESSIBLE VAN PARKING SPACE:(9'W x 18'D W/ 8'W x 18'D AISLE)STORM WATER TREATMENT FACILITY(BIORETENTION.)SITE ACCESSIBLE PATH OF TRAVEL(MIN. 4' WIDE)12'-0"4'-0"MINx8" CMU BUILDING W/METALFURRING AND FOAM DETAILxROOF STRUCTURE: METALTRUSS W/METAL DECKINGxTPO ROOFINGAREA OF WORKAREA OF WORKPROPOSEDLANDSCAPENEW DECORATIVEPAVING TO MATCHADJACENT SITESDETECTABLEWARNINGPROPOSEDLANDSCAPE(E) CURBREMOVE AND RELOCATE(E) TREES AND PROVIDEWALKWAY(E) BIORETENTIONBASIN(E) DRAIN OUTLET.VERIFY EXACTLOCATION75'-7"53'-7"150' HOSE PULL24' FIRE LANE9 BIKE PARKING Design DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision Dates2 0 1 6 S m i t h C o n s u l t i n g A r c h i t e c t sSuite 12513280 Evening Creek Drive South858.793.4777San Diego, CA 92128w w w . s c a - s d . c o mConsultingSmithArchitects50'20'10'5'0SCALE: 1" = 20'-0"010'20'5'SCALE: 1" = 10'-0"FUTURE HVACEQUIPMENT- TYP.F.F.E. = 334.5'376.5' TOP OF PARAPETRANCHOSANTA FE RD379.5' TOP OF ROOF MAXLINE OF SIGHTF.F.E. = 334.5'FINISHED GRADE 330.7'BOTTOM OF WALKWAY 334.5'SLOPE 5% MAXTOP OF WALKWAY 337.8'EXISTINGBIORETENTION BASIN42" GUARDRAILPRECAST DOUBLE TEEBRIDGEBRIDGE ABUTMENT WALL(SHOWN FOR REFERENCEONLY)HORIZONTALLY APPLIED 24 GA. PRIMED ANDPAINTED STEEL DECKING2" x 4" x 3/16" T.S. TRELLIS MEMBERS @ 16''O.C.PAINT.4" x 4" x 5/16" T.S. COLUMN SUPPORTS.SEE PLAN FOR LAYOUT4" x 8" x 3/16" T.S. BEAM. SEE PLAN FORLAYOUT3/8" DIA. GALV. STL. HORIZONTAL SLIDINGCANE BOLT WELDED TO EA. PAIR OFDOOR FRAMESSPLIT-FACE CMU, TO MATCH RCP BLOCK"MISSION", PATTERN: HALF BLOCKRUNNING BOND, GROUT: RCP "WHEAT",WITH GROUTED WALL CAPDOOR POST FOUNDATION PERSTRUCTURAL, TYP.ROOFING NOTE:PAINT STEEL DECKING PER SPECIFICATIONSPAINT, COLOR: TO MATCHSHERWIN-WILLIAMS "6012 BROWSE BROWN"FINISH NOTE:ALL STEEL TO BE TO BE GALVINIZED AND AT ALL EXPOSEDLOCATIONS SHALL BE PAINTED, COLOR: TO MATCHSHERWIN-WILLIAMS "6012 BROWSE BROWN"HORIZONTALLY APPLIED 24GA. PRIMED AND PAINTEDSTEEL DECKING2" x 4" x 3/16" T.S. TRELLISMEMBERS @ 16'' O.C.PAINT.4" x 4" x 5/16" T.S. COLUMNSUPPORTS. SEE PLANFOR LAYOUT4" x 8" x 3/16" T.S. BEAM.SEE PLAN FOR LAYOUTSPLIT-FACE CMU, TOMATCH RCP BLOCK"MISSION", PATTERN:HALF BLOCK RUNNINGBOND, GROUT: RCP"WHEAT", GROUTEDWALL CAP, (SEEENCLOSURE PLAN)FOUNDATION PERSTRUCTURAL, TYP.1/8" : 12" SLOPEFRONTBACK1/2" = 1'-0"8'' x 8'' x 16'' 1 SIDE SPLIT-FACE CMU TOMATCH RCP BLOCK 'MISSION', PATTERN:HALF BLOCK RUNNING BOND, GROUT: RCP"WHEAT" W/ EPOXY PAINT @ INTERIORSIDE ONLY. (SEE ENCLOSURE PLAN &ELEVATION)4" SQ. STEEL TUBE SUPPORT COL. FORTRELLIS STRUCTURE. REFER TO PLANFOR ADDITIONAL NOTES. BOTTOM OFTUBE AT 3'-1 1/2" ABOVE SLAB. CAPBOTTOM OF TUBE - TYP.SPLIT-FACE CMU FINISH.@ EXTERIOR FACESEE STRUCTURAL DETAIL FOR WALL,REINFORCEMENT, AND FOOTING SUPPORTGROUTED WALL CAPPRECISION CMU FINISH.@ INTERIOR FACETREATED 2X6 CONT. WOOD BUMPER.ANCHOR BOLT TO WALL WITH 3/8" A.B. @32" O.C.DASHED LINE INDICATES 4" SQ. TUBEEXTENDING TO FLOOR SLAB AT FRONT(GATE SIDE) OF TRASH ENCLOSURE CAPBOTTOM OF TUBE.4'' THK. CONC. SLAB ON GRADE WITH W/6'' X 6'', #10 X #10 W.W.M. PROVIDE WITHPERIMETER MONOLITHIC FOOTING PERSTRUCTURALWATER TIGHT 3" SQ. METAL POSTSPACED EQUALLY @ 6'-0" O.C. MAX.PER SPECIFICATIONS, SET POSTFOR ANCHOR SUPPORT @CONCRETE PER STRUCTURALCONT. ORNAMENTAL TOP RAIL /CAP TO MATCH JULIS BLUM #4435,WELD TO 112 " W x1" H METAL TOPRAIL. TYP12" SQ. METAL VERTICAL'S SPACEDSUCH THAT A 4" SPHERE SHALLNOT PASS-THRU112 " W x1" H HORIZONTAL METALINTERMEDIATE RAIL12" x 34" ORNAMENTAL MTL. CIRCLESWELDED TO BOTH TOP &INTERMEDIATE RAILSORNAMENTAL MTL. BALL CAP @EA. POST TYP.ANCHOR PER STRUCTURALNOTE: ALL RAILS AND GUARDRAILSARE GALVANIZED STEEL WITHFACTORY APPLIED POWDER COATFINISH, COLOR: BLACK2 THK. PRECISION CMU CAPWATER TIGHT 3" SQ. METAL POST WITHBALL CAP SPACED EQUALLY @ 6'-0" O.C.MAX. PER SPECIFICATIONS, ANCHORSUPPORT @ CENTER OF CMU WALL12" SQ. METAL VERTICAL'S SPACED SUCHTHAT A 4" SPHERE SHALL NOTPASS-THRU112 " W x1" H HORIZONTAL METALINTERMEDIATE RAIL112" x 1" HORIZONTAL METAL TOP RAILCENTER ON POSTORNAMENTAL RAIL / CAP TO MATCHJULIS BLUM #4435, WELD TO 112 " W x1" HMETAL TOP RAIL12" x 34" ORNAMENTAL MTL. CIRCLESWELDED TO BOTH TOP & INTERMEDIATERAILSFINISH GRADE PER CIVIL6AS3384.5' TOP OF PARAPET 147'-0"THEATER #8THEATER #7THEATER #6THEATER #5THEATER #4THEATER #3THEATER #2THEATER #1BOXOFFICEBARCONCESSIONSTORAGEMOVIE SCREEN- TYP.41'-8"54'-9"8'-9"54'-6"60'-4"220'-0"73'-4"15'-0"58'-8"64'-9"94'-3"57'-0"216'-0"105'-0"42'-0" 147'-0"KITCHENRESTROOMSLOBBYINTERIOR FLOOR LAYOUTSHOWN FOR REFERENCE ONLY.STORAGESTORAGE FUTURE HVAC EQUIPMENT-TYP.ROOF TO HAVE A CLASS AMEMBRANE W/ WHITE COOL ROOFCOMPLIANT CAP SHEET50'-4"T.O.P.46'-8"T.O.P.42'-0"T.O.P.ROOF HEIGHTS ARE GIVEN ABOVETHE FIRST FLOOR FINISH SLABELEVATIONS TO TOP OF ROOFSHEATHING.1/4"/ 12"1/4"/ 12"1/4"/ 12"1/4"/ 12"1/4"/ 12"50'-0"T.O. ARCHITECTURALFEATURE13'-11"T.O. CANOPY46'-8"T.O.P.50'-4"T.O.P.45'-0"T.O.P.45'-0"T.O.P.46'-8"T.O.P.50'-4"T.O.P.45'-0" MAX42'-8"35'-0"35'-0"35'-0"37'-4"1/4"/ 12"50'-0"T.O.P.41'-0"T.O.P.45'-0" MAX.43'-10"36'-1"FEATURE OPEN AT BASE TOALLOW THE PASSAGE OF WATER46'-8"T.O.P.50'-4"T.O.P.43'-0"T.O.P.43'-0"T.O.P.