HomeMy WebLinkAbout2017-01-18; Planning Commission; ; SDP 16-12 – HARDING VETERANS HOUSING
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: September 8, 2016
P.C. AGENDA OF: January 18, 2017 Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: SDP 16-12 – HARDING VETERANS HOUSING – Request for approval of a Site Development
Plan to allow for the demolition of three residential units and the construction of a three-
story, 26-unit (25 income restricted and one manager’s unit) apartment building
designated for veterans, including development standards modifications, at 3606 Harding
Street, in the Residential-Density Multiple Zone and within Local Facilities Management
Zone 1. The City Planner has determined that this project belongs to a class of projects
that the State Secretary for Resources has found do not have a significant impact on the
environment and is, therefore, exempt from the requirement for the preparation of
environmental documents pursuant to Section 15194 (Affordable Housing) of the State
CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7222 APPROVING Site
Development Plan SDP 16-12 based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject .54 acre site is located on the east side of Harding Street, just north of Magnolia Avenue. The
site is comprised of two parcels that will be merged into one lot under the Adjustment Plat process. Three
residential units are located on the two parcels and will be demolished to accommodate the proposed
apartment building.
Table A below includes the General Plan Land Use designations, zoning and current land uses of the
project site and surrounding properties.
TABLE A – SURROUNDING LAND USES
Location General Plan Land Use
Designation Zoning Current Land Use
Site R-30 RD-M Residential
North R-30 RD-M Residential
South R-30 RD-M Residential
East T-C (Transportation Corridor) T-C (Transportation Corridor) Interstate 5
West R-15 RD-M Residential
The applicant, Affirmed Housing Group, is proposing to construct a three-story, 26-unit apartment project
that 25 of the units will be for veterans in the very low (50% of area median) and extremely low (30% of
area median) income bracket, with one manager’s unit. A portion of the units will provide permanent
supportive housing for homeless veterans. The residents will have access to dedicated on-site services,
including services intended to improve housing retention, health, education and employment/career
opportunities. A dedicated property manager will work with the veterans on an individual case plan, offer
2
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 2
assistance in applying for benefits, and provide linkages to other community services. Affirmed Housing
Group has partnered with Interfaith Community to be the service provider, which will help ensure delivery
of the services offered.
The proposed three-story apartment building will take on a Santa Barbara architecture style with Spanish
colonial elements such as arched doorways, low-pitched mansard style tile roofs, tall windows, black
metal railings, decorative ceramic tiles and precast detailing. The first floor will contain the lobby, an
office, parking, and two apartment units. The second and third floors each will have 12 apartment units
and an office/amenity space for the residents. Outdoor amenities will include a courtyard with seating
areas, a built-in barbeque with a counter and raised planters for gardening. A breakdown of the unit types
and sizes are shown in Table B below.
TABLE B – UNIT TYPES
# of Bedrooms Square Feet # of Units
Plan A Studio 421 10
Plan B 1 522 9
Plan C 2 757 5
Plan D 3 1,001 2
III. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. General Plan;
B. Residential-Density Multiple (RD-M) Zone (C.M.C. Chapter 21.24);
C. Parking Ordinance (C.M.C. Chapter 21.44);
D. Site Development Plan (C.M.C. Chapter 21.53.120);
E. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
F. Growth Management (C.M.C. Chapter 21.90)
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
is discussed in detail in the sections below.
A. General Plan
R-30 – Residential Land Use Designation
Table C below includes the project site’s gross and net acreage, the number of dwelling units allowed by
the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects number
of dwelling units and density.
TABLE C – DENSITY
Gross Acres Net Acres DUs Allowed at GMCP
Density (25 du/ac)
DUs Proposed and
Project Density
.54 .54 13.5 26 units at 48 du/ac
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 3
The proposed 26-unit apartment project will be deducting 12.5 units from the city’s Excess Dwelling Unit
Bank because it exceeds the maximum density. Program 2.2 of the Housing Element states “Flexibility in
Development Standards of the General Plan describes how the Planning Division may recommend waiving
or modifying certain development standards to encourage the development of low-income housing.” The
city offers offsets to assist in the development of affordable housing which may include density increases
and standards modifications.
Housing Element
By providing an affordable apartment project with 100% of the units designated as affordable to very low
and extremely low income households, the proposed project helps achieve the city’s affordable housing
goals as set forth in the Housing Element of the General Plan. Per the Regional Housing Needs Assessment
(RHNA), the City of Carlsbad is expected to produce 912 housing units for very low income households for
the reporting period of January 1, 2010 to December 31, 2020. As of the latest Housing Element Progress
Report for 2015, 35 units for very low income households have been permitted with 877 units remaining.
The proposed 26-unit affordable apartment project will reduce the amount of remaining units and help
the city achieve its affordable housing goals. Further compliance with the General Plan is outlined in Table
D below.
TABLE D – GENERAL PLAN COMPLIANCE
ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Goal 2-G.3: Promote infill
development that makes efficient
use of limited land supply, while
ensuring compatibility and
integration with existing uses.
Ensure that infill properties
develop with uses and
development intensities
supporting a cohesive
development pattern.
The applicant is proposing to redevelop
an infill site that is underutilized as it
relates to density. The proposed three-
story building will be adjacent to an
existing three story building and will
provide a buffer between the freeway
and single-family residential uses to the
west.
Yes
Housing Goal 10-G.3: Sufficient new,
affordable housing opportunities
in all quadrants of the city to meet
the needs of current lower and
moderate income households and
those with special needs, and a
fair share proportion of future
lower and moderate income
households.
The proposed project will provide 26
affordable housing units dedicated to
special needs (homeless) veterans who
are in the very low to extremely low
income level bracket for the San Diego
County area median income.
Yes
Housing Policy 10-P.19: Adhere to City
Council Policy Statement 43 when
considering allocation 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
The 26-unit apartment project will
have 25 housing units available to very
low and extremely low income
households. Furthermore, the project
site is located in an area that is in close
proximity to public transit,
employment opportunities and
commercial support services.
Yes
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 4
ELEMENT GOAL/POLICY PROPOSED USES & IMPROVEMENTS COMPLY
limited exception, the allocation
of excess dwelling units will
require provision of housing
affordable to lower income
households.
Public Safety Policy 6-P.28: Encourage physical
planning and community design
practices that deter crime and
promote safety.
The project has been designed to
prevent crime and has incorporated
design review recommendations from
the Police Department. For example
the courtyard common area is located
in an area that provides maximum
surveillance from windows and
balconies of the units on the second
and third floors. Additionally, the
parking area will be gated and secured
24 hours a day.
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.”
A noise study was prepared by Ldn
Consulting Inc. (May 5, 2016) and
determined that a Sound Transmission
Class (STC) rating of 39 will be needed
for the glass window assemblies and a
STC rating of 34 for all glass door
assemblies adjacent to Interstate 5 to
reduce the interior noise levels below
45 dBA CNEL. The remainder of the
units, set back from the freeway, will
need glass assemblies having an STC
rating of 36.
Yes
Circulation Policy 3-P.5: Require developers
to construct or pay their fair share
towards improvements for all
travel modes consistent with the
Mobility Element, the Growth
Management Plan, and specific
impacts associated with their
development.
The applicant will be required to pay
traffic impact fees prior to issuance of
building permit that will go towards
future road improvements.
Yes
B. Residential-Density Multiple Zone (C.M.C. Chapter 21.24)
The proposed project is required to comply with all applicable land use and development standards of the
Carlsbad Municipal Code (C.M.C.) including the Residential Density-Multiple Family Zone (C.M.C. Chapter
21.24) and Site Development Plan (C.M.C. Chapter 21.53.120), which is discussed in more detail in
Sections C and D, respectively. Table E below summarizes compliance with the RD-M Zoning.
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 5
TABLE E – RD-M COMPLIANCE
R-DM Standards Required Proposed Comply
Setbacks Front: 20’
Interior Sides: 5’
Rear: 10’
Front: 20’
Interior Side (north): 8'
Interior Side (south): 8’
Rear: 16’
Yes
Lot Coverage 60% max 52% Yes
Building Height 35’ with minimum 3:12 roof
pitch or 24’ if less than a 3:12
roof pitch
35’ w/4:12 roof pitch Yes
C. Parking (C.M.C. Chapter 21.44)
The required parking for the proposed 26-unit apartment project is shown in Table F below. The applicant
is requesting a development standards modification to provide less than the required amount of parking.
The requested parking reduction is supported by a parking study prepared by Kimley-Horn (August 25,
2016). The recommendation from the parking study was based upon data collected at Su Casa Por Cortez
apartments at 620 Melba Road in Encinitas and the North River Club Apartments at 4250 North River Road
in Oceanside and research from an Affordable Housing Parking Study commissioned by the City of San
Diego in December of 20111. The two sites were selected because they share similar characteristics of
the subject site, including being within walking distance to goods and services, and have housing reserved
for households making less than 50% of the area median income (Su Casa Por Cortez) and less than 30%
of the area median income (North River Club Apartments).
TABLE F – PARKING COMPLIANCE
Unit Type/Number of Unit Parking Ratio Spaces
Required
Spaces
Provided
Comply
Studio/1 bedroom (19) 1.5 spaces/unit 28.5
24
No (Standards
Modification is
requested)
2 plus bedrooms (7) 2 space unit 14
Guest parking .25 space/unit 6.5
Total= 49
D. Site Development Plan (C.M.C. Chapter 21.53)
Section 21.53.120 of the Zoning Ordinance requires that a Site Development Plan (SDP) be processed for
an affordable housing project. The SDP for affordable housing projects may allow less restrictive
development standards than specified in the underlying zone or elsewhere, provided that the project is
in conformity with the General Plan and adopted policies and goals of the city, and it would have no
detrimental effect on public health, safety and welfare.
Affirmed Housing Group is requesting modified development standards for the proposed affordable
apartment project. The modifications include an increase in allowed density from 30 dwelling units per
acre to 48 dwelling units per acre, a reduction in the required parking from 49 spaces to 24 spaces, and
an allowance of parking in the front yard setback. The proposed standards modifications allow for
additional site area for the development of the affordable apartment units that will be geared towards
homeless veterans and veterans in the very low to extremely low income bracket.
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 6
The project’s consistency with the General Plan is discussed in Section A of this report, and the
modification to development standards will not have a detrimental effect on public health, safety, or
welfare for the following reasons:
An increase in the allowed density from 30 dwelling units per acres to 48 dwelling units is
necessary to make the project financially feasible for the developer, as the units will be subsidized
in order to allow for households that meet the very low and extremely low income levels to live
within the proposed project. The site is an appropriate location for this type of development and
density as it is in close proximity to commercial/retail, professional offices, social and community
services, and public transportation.
The proposal to allow one standard and one accessible parking space to be located within the
front yard setback is supported in order to meet American with Disabilities Act (ADA)
requirements. One accessible parking space must be provided on-site for access to the office and
lobby. The parking garage will not be accessible to visitors because the security gate will be closed
24 hours a day. The standard parking space allows visitors who aren’t using the accessible parking
space to park off-street when visiting the office or residents.
The proposal to reduce the required parking spaces from 49 to 24 is supported by the parking
study prepared by Kimley-Horn (August 26, 2016). The development will serve homeless veterans
and veterans in the very low to extremely low income bracket. These population groups are less
likely to have access to a vehicle for economic reasons. Field observations of affordable housing
sites in the area with similar access to goods and services show a reduced need for parking
compared to market rate residential developments. Based on these observations, Kimley-Horn
suggests a parking ratio of 0.5 space per studio/one bedroom unit, and one space per unit for two
and three bedroom units. This recommendation would require 17 parking spaces for the
proposed affordable apartment project. The parking study is attached to the report for additional
information.
E. Inclusionary Housing Ordinance
For residential development of seven or more units, not less than 15 percent of the total units approved
shall be constructed and restricted both as to occupancy and affordability to lower-income households.
The proposed project will provide 100 percent of the apartment units as affordable to persons in the very
low and extremely low income brackets. The developer will be required to enter into an Affordable
Housing Agreement with the city to provide and deed restrict 25 dwelling units as affordable to lower-
income households for 55 years. This meets and exceeds the intent and purpose of the Inclusionary
Housing Ordinance.
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 G below.
SDP 16-12 – HARDING VETERANS HOUSING
January 18, 2017
Page 7
TABLE G – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 91.96 sq. ft. Yes
Library 49.04 sq. ft. Yes
Waste Water Treatment 26 EDUs Yes
Parks 0.18 acre Yes
Drainage 2.1 cfs Yes
Circulation 156 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.71/M=.21/HS = .19) Yes
Sewer Collection System 26 EDUs Yes
Water 6,500 GPD Yes
The unit yield of the property at the R-30 GMCP (du/ac) is 13.5 dwelling units and 26 units are proposed.
The proposed project is 12.5 units above the GMCP for R-30 properties. These units will be deducted from
the City’s Excess Dwelling Unit Bank.
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15194 (Affordable Housing) Statutory Exemption. The
project meets the criteria set forth in Section 15192 (Threshold Requirements for Exemptions for
Agricultural Housing, Affordable Housing, and Residential Infill Projects) and Section 15194 (Affordable
Housing Exemption), is less than five acres in size, the project consists of less than 50 units and is located
within an incorporated city with a population of at least 2,500 persons per square mile and a total
population of at least 25,000 persons, the project site has been previously developed for qualified urban
uses, the project consists of the construction, conversion, or use of residential housing consisting of 100
or fewer units that are affordable to low-income households, and the developer of the project provides
sufficient legal commitments to the City of Carlsbad to ensure the continued availability and use of the
housing units for lower income households for a period of at least 55 years, at monthly housing costs
deemed to be “affordable rent” for very low and extremely low income households, as determined
pursuant to Section 50053 of the Health and Safety Code. A Notice of Exemption will be filed by the City
Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7222
2. Location Map
3. Disclosure Statement
4. Parking Study prepared by Kimley Horn (August 25, 2016)
5. Reduced Exhibits
6. Exhibits “A” – “T” dated January 18, 2017
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{City of
Carlsbad
DISCLOSURE STATEMENT
P-1{A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county ,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal 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 1 0% 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 James Silverwood Corp/Part Affirmed Housing Group
Title President/CEO Title ----------------------------
Address 13520 Evening Creek Dr. N, Ste 160 Address 13520 Evening Creek Dr. N, Ste 160
2. OWNER (Not the owner's agent)
P-1 (A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person James Silverwood
Title President/CEO
Address 3520 Evening Creek Dr. N, Ste 160
San Diego, CA 92128
Corp/Part Affirmed Housing Group
Title _____________________ _
Address 13520 Evening Creek Dr. N, Ste 160
San Diego, CA 92128
Page 1 of 2 Revised 07/10
r ~c:ity of
Carsbad
DISCLOSURE STATEMENT
P-1(A)
pe_ye!Q.PJ.fr!ef!.t Se rv[g;_es
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following Information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed untif 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 ;;~nd 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 James Silverwood corp/Part Affirmed Housing Group
Title President/CEO Title ---------------------------Address 13520 Evening Creek Dr. N, Ste 160 Address 13520 Evening Creek Dr. N, Ste 160
2. OWNER (Not the owner's agent)
P~1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profrt, 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 Martin Kouma Corp/Part Affirmed Housing Group
Title Owner Title ·----------------------------
Address 3630 Harding St
Carlsbad, CA 92008
Address 13520 Evening Creek Dr. N, Ste 160
San Diego, CA 92128
Page 1 of2 Revised 07/10
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DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
T1.1SHEET
MAP N.T.S.
VICINITY MAP &
PROJECT INFORMATION
PROJECT INFORMATION - HARDING SITE
APN: 204-192-05
204-192-06
ADDRESS: 3606 & 3630 HARDING STREET
CARLSBAD, CA 92008
ZONE: RD-M
LAND USE: R-30
LOT SIZE: .54 ACRES
PROPOSED UNITS: 26
PROPOSED DENSITY: 48 DU/AC
PARKING STALLS PROPOSED: 24 SPACES
FLOOR AREA: 35,433 SQUARE FEET
UNIT BREAKDOWN
A. 10 STUDIOS
B. 9 ONE BEDROOMS
C. 5 TWO BEDROOMS
D. 2 THREE BEDROOMS
DRAWING INDEX
T1.1 VICINITY MAP & PROJECT INFORMATION
A1.1 HARDING ENLARGED CONTEXT MAP
A1.2 HARDING SITE PLAN
A1.3 HARDING LEVEL TWO FLOOR PLAN
A1.4 HARDING LEVEL THREE FLOOR PLAN
A1.5 HARDING ROOF PLAN
A1.6 HARDING BUILDING ELEVATIONS
A1.7 HARDING BUILDING ELEVATIONS
A1.8 HARDING PERSPECTIVE VIEW
A1.9 HARDING PERSPECTIVE VIEW
A2.1 UNIT PLANS
A3.1 COLOR & MATERIALS
C.1 TITLE SHEET
C.2 EXISTING CONDITIONS
C.3 PROPOSED CONDITIONS
C.4 PROPOSED CONDITIONS
L1.0 CONCEPTUAL LANDSCAPE PLAN
L2.0 CONCEPTUAL WATER CONSERVATIONS PLAN
L3.0 WATER SUPPLY PLAN
L4.0 CONCEPTUAL MAINTENANCE RESPONSIBLITY EXHIBIT
72’ - 0”INCENTIVE REQUESTS:
THE APPLICANT REQUESTS MODIFICATIONS TO THE
DEVELOPMENT STANDARDS BASED ON CMC 21.53.120 FOR
AFFORDABLE HOUSING PROJECTS AND CITY COUNCIL POLICY
NO.43. THE CITY’S HOUSING POLICY TEAM REVIEWED THIS
PROJECT ON DEC 7, 2015, AND WAS SUPPORTIVE OF THE
PROPOSAL, AND IS SUPPORTING FINANCIAL ASSISTANCE TO
FACILITATE DEVELOPMENT OF THE PROPOSED HOUSING. A
PARKING REDUCTION IS REQUESTED AND THE APPLICANT HAS
SUBMITTED PARKING AND TRAFFIC STUDIES TO SUPPORT THE
PROPOSED NUMBER OF PARKING SPACES. ADDITIONALLY, THE
APPLICANT HAS PROVIDED REDUCED DEMAND STUDIES AND
POLICY FROM THE CITY OF SAN DIEGO RELATING TO SIMILAR
PROJECTS. FINALLY THE APPLICANT REQUESTS PERMISSION
TO PROVIDE PARKING WITHIN THE FRONT SETBACK OF THE
PROJECT SITE AS AN INCENTIVE UNDER CMC 21.53.120.
PROJECT DIRECTORY
OWNER/DEVELOPER
AFFIRMED HOUSING
13520 EVENING CREEK DRIVE N., SUITE 160
SAN DIEGO, CA 92128
PHONE: (858) 679-2828
CONTACT: SYDNEY CORDOVA
ARCHITECT
DAHLIN GROUP ARCHITECTURE PLANNING
539 CEDROS AVENUE
SOLANA BEACH, CA 92075
PHONE: (858) 350-0544
CONTACT: SEAN WHITACRE
LANDSCAPE ARCHITECT
IVY LANDSCAPE ARCHITECTURE PLANNING
1947 FERN STREET
SAN DIEGO, CA 92102
PHONE: (619) 235-5360
CONTACT: MICHAEL VAIL
CIVIL ENGINEER
KETTLER LEWECK ENGINEERING
303 A STREET, SUITE 302
SAN DIEGO, CA 92101
PHONE: (619) 269-3444
CONTACT: LISA LEWECK
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
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MULTI FAMILY RESIDENCIES
SINGLE FAMILY RESIDENCE
6’ CONCRETE BLOCK WALL
LOW CHAIN LINK FENCE
LOW WOOD FENCE
PRIVACY FENCE
RETAINING CONCRETE WALL
100’ BOUNDARY FROM SITE
PROPERTY LINE
KEY
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68’-0”
62’-0”
HARDING STREET
INTERSTATE 5
AVOCADOLANECAMELLIAPLACEN
A1.1SHEET
HARDING ENLARGED CONTEXT MAP
0 15 30 60 90
Scale: 1”=30’-0”
2’-0”
7’-0”2’-0”
SITE AREA:23,653 SQ. FT.
BUILDING FOOTPRINT: 12,374 SQ. FT.
LOT COVERAGE 52%
FLOOR AREAS:
1ST:12,374 SQ. FT.
2ND:11,517 SQ. FT.
3RD:11,542 SQ. FT.
TOTAL:35,433 SQ. FT.HARDING STREETDAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
N
A1.2SHEET
HARDING SITE PLAN
0 4 8 16 32
Scale: 1/8”=1’-0”
NOTES FROM HEALTH AND NOISE STUDIES:
Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction:
Glazing on the Eastern half of the building (as diagramed in the report) shall meet a minimum STC
reduction rating of 39 for windows and 37 for doors.
All glazing on the Western portion shall meet a minimum STC reduction rating of 34.
MERV 13 Filtration System shall be included for fresh air intake to reduce particulates.
HARDING STREETSITE AREA:23,653 SQ. FT.
BUILDING FOOTPRINT: 12,374 SQ. FT.
LOT COVERAGE 52%
FLOOR AREAS:
1ST:12,374 SQ. FT.
2ND:11,517 SQ. FT.
3RD:11,542 SQ. FT.
TOTAL:35,433 SQ. FT.
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
N
A1.3SHEET
HARDING LEVEL TWO
FLOOR PLAN
0 4 8 16 32
Scale: 1/8”=1’-0”
NOTES FROM HEALTH AND NOISE STUDIES:
Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction:
Glazing on the Eastern half of the building (as
diagramed in the report) shall meet a minimum STC reduction rating of 39 for windows and 37 for doors.
All glazing on the Western portion shall meet a
minimum STC reduction rating of 34.
MERV 13 Filtration System shall be included for fresh air intake to reduce particulates.
HARDING STREETSITE AREA:23,653 SQ. FT.
BUILDING FOOTPRINT: 12,374 SQ. FT.
LOT COVERAGE 52%
FLOOR AREAS:
1ST:12,374 SQ. FT.
2ND:11,517 SQ. FT.
3RD:11,542 SQ. FT.
TOTAL:35,433 SQ. FT.
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
N
A1.4SHEET
HARDING LEVEL THREE
FLOOR PLAN
0 4 8 16 32
Scale: 1/8”=1’-0”
NOTES FROM HEALTH AND NOISE STUDIES:
Based on Health and Noise studies produced by Ldn Consulting, inc. and dated 5.5.2016 the following elements shall be included in the proposed construction:
Glazing on the Eastern half of the building (as diagramed in the report) shall meet a minimum STC reduction rating of 39 for windows and 37 for doors.
All glazing on the Western portion shall meet a minimum STC reduction rating of 34.
MERV 13 Filtration System shall be included for fresh air intake to reduce particulates.
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
N
A1.5SHEET
HARDING ROOF PLAN
0 4 8 16 32
Scale: 1/8”=1’-0”
1
2
3
4
5
6
7
8
9
10
11
12
13
LOW SLOPE ROOF
‘S’ TILE ROOFING, 4:12 SLOPE, TYP.
STUCCO BODY 1
FOAM DETAILING
METAL RAILS
VINYL WINDOWS
ACCENT COLOR
DECORATIVE LIGHT FIXTURE
DECORATIVE CERAMIC TILE
PRECAST DETAILING
SINGLE COLOR CERAMIC TILE
STOREFRONT SYSTEM
GARAGE SCREENS
KEYNOTES
ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
2 11
SITE AREA:23,653 SQ. FT.
BUILDING FOOTPRINT: 12,374 SQ. FT.
LOT COVERAGE 52%
FLOOR AREAS:
1ST:12,374 SQ. FT.
2ND:11,517 SQ. FT.
3RD:11,542 SQ. FT.
TOTAL:35,433 SQ. FT.
ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
T.O. ROOF STRUCTURE
T.O. GARDEN WALL
2’-6”T.O. FENCE PROPERTY LINET.O. ROOF STRUCTURE
6’-0”35’-0”PROPERTY LINESETBACK LINEPROPEPROPERTY LINESEE TYP. WALL SECTION
SEE TYP. WALL SECTION
SETBACK LINE2’SETBACK LINEPROPERTY LINESETBACK LINE35’-0”MAX.
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
A1.6SHEET
HARDING BUILDING ELEVATIONS
WEST ELEVATION
SOUTH ELEVATION
0 4 8 16 32
Scale: 1/8”=1’-0”
3
3
2
2
6
6
7
7
8
8
5
5
4
4
13 111311
10
912
12
912
12
ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT 1
2
3
4
5
6
7
8
9
10
11
12
13
LOW SLOPE ROOF
‘S’ TILE ROOFING, 4:12 SLOPE, TYP.
STUCCO BODY 1
FOAM DETAILING
METAL RAILS
VINYL WINDOWS
ACCENT COLOR
DECORATIVE LIGHT FIXTURE
DECORATIVE CERAMIC TILE
PRECAST DETAILING
SINGLE COLOR CERAMIC TILE
STOREFRONT SYSTEM
GARAGE SCREENS
KEYNOTES
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
35’-0”A1.7SHEET
HARDING BUILDING ELEVATIONS
0 4 8 16 32
Scale: 1/8”=1’-0”
1
2
3
4
5
6
7
8
9
10
11
12
13
LOW SLOPE ROOF
‘S’ TILE ROOFING, 4:12 SLOPE, TYP.
STUCCO BODY 1
FOAM DETAILING
METAL RAILS
VINYL WINDOWS
ACCENT COLOR
DECORATIVE LIGHT FIXTURE
DECORATIVE CERAMIC TILE
PRECAST DETAILING
SINGLE COLOR CERAMIC TILE
STOREFRONT SYSTEM
GARAGE SCREENS
KEYNOTES
T.O. FLOOR 3 [+83.87’]
T.O. FLOOR 2 [+73.7’]
T.O. SLAB [+/- 62.7’ TYP.]
WALL SECTION
T.O. ROOF (+97.2’)
LOWEST POINT OF
GRADE AT PERIMETER
[+/- 62.2’]9’-1”10’-2”11’-6”6”35’-0”6’-0”T.O. FENCE
T.O. ROOF STRUCTURE
EAST ELEVATION
NORTH ELEVATION
326754
13 9139
326754
13 111311
ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
TYP. WALL SECTION (SEE RIGHT)T.O. GARDEN WALL
2’-6”T.O. FENCE
T.O. ROOF STRUCTURE
6’-0”35’-0”T.O. GARDEN WALL
2’-6”ELEVATOR SHAFTS WILL BE TALLER THAN THE 35’ HEIGHT LIMIT
SEE TYP. WALL SECTION
PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE1111SETBACK LINESETBACK LINESETBACK LINESETBACK LINE2’ MAX 3-9”SEE TYP. WALL SECTION
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
0 24 8 16
Scale: 1/4”=1’-0”
UNIT PLANS
A2.1SHEET
UNIT TYPE A - STUDIO
421 NET SQ. FT.
UNIT TYPE C - TWO BEDROOM
757 NET SQ. FT.
UNIT TYPE D - THREE BEDROOM
1,001 NET SQ. FT.
UNIT TYPE B.1 - ONE BEDROOM
522 NET SQ. FT.
UNIT TYPE B.2 - ONE BEDROOM
630 NET SQ. FT.
DAHLIN GROUP ARCHITECTURE | PLANNING
Carlsbad Veterans
WWW.DAHLINGROUP.COM
CARLSBAD, CA | AFFIRMED HOUSING
736-013 | DECEMBER 15, 2016
HARDING SITE
SDP 16-12
PRIMARY BODY (STUCCO)
OMEGA (DIAMOND WALL ONE COAT)
SW 7562, ROMAN COLUMN
EXTERIOR COLOR
TRIM A (WOOD TRIM, FASCIAS, WOOD RAIL-INGS)
SW 7034, STATUS BRONZE
FOAM DETAILINGFOAM DETAILING
WROUGHT IRON
SW 7020 STATUS BRONZE
METAL RAILS
TRIM B (SIDING)
SW 6097, STURDY BROWN
ACCENT COLOR
‘S’ TILE ROOFING
ROOF
MIGARD
TAN
VINYL WINDOWS
ARTO TILE
SD 114-B5615C
DECORATIVE
CERAMIC TILE
A3.1SHEET
3267854
13 1110912
10
13 1110912
1
2
3
4
5
6
7
8
9
10
11
12
13
LOW SLOPE ROOF
‘S’ TILE ROOFING, 4:12 SLOPE, TYP.
STUCCO BODY 1
FOAM DETAILING
METAL RAILS
VINYL WINDOWS
ACCENT COLOR
DECORATIVE LIGHT FIXTURE
DECORATIVE CERAMIC TILE
PRECAST DETAILING
SINGLE COLOR CERAMIC TILE
STOREFRONT SYSTEM
GARAGE SCREENS
MATERIAL LIST
ARTO TILE
ARTILLO COTTODARK
SINGLE COLOR
CERAMIC TILE
99