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2016-04-20; Planning Commission; ; MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 - CANNON ROAD SENIOR HOUSING
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo. 8 Application complete date: N/A P.C. AGENDA OF: April 20, 2016 Project Planner: Jason Goff Project Engineer: Steve Bobbett SUBJECT: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING -Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; a recommendation of approval for a Master Plan Amendment, Site Development Plan, Minor Site Development Plan, Conditional Use Permit and Tentative Parcel Map to allow for the subdivision of a 7.52 acre parcel into three lots, relocation of an existing RV storage lot and development of a 98-unit senior apartment project on property generally located southeast of the intersection of Cannon Road and Wind Trail Way, within the Robertson Ranch Master Plan, Planning Areas 22 and 23G, in Local Facilities Management Zone 14. The City Planner has determined that through the implementation of the proposed Mitigated Negative Declaration and Mitigation, Monitoring and Reporting Program, the proposed project avoids the effects or mitigates the effects to a point where clearly no significant effect on the environment would occur, and there is no substantial evidence in light of the whole record before the City that the project may have a significant effect on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7159 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, ADOPT Planning Commission Resolution No. 7160 RECOMMENDING APPROVAL of a Master Plan Amendment (MP 02-03(H)), and ADOPT Planning Commission Resolution No. 7161 RECOMMENDING APPROVAl of Site Development Plan (SDP 15-13), Minor Site Development Plan (SDP 15-19), Conditional Use Permit (CUP 15-05} and Tentative Parcel Map (MS 15-12), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The propos<.:;d project is situated on a 7.52 acre parcel located on the southeast corner of the intersection of Cannon Road and Wind Trail Way. More specifically, the site consists of Planning Areas PA 22 and P.A. 23G of the Robertson Ranch Master Plan, PA 22 is identified in the Master Plan as a 5.43 acre development site, and has been previously mass graded and is partially developed with an existing 11,667 square foot Recreational Vehicle (RV) storage facility for the benefit of both the East and West Villages of Robertson Ranch. Cannon Road runs along the northern edge of PA 22 and is fully improved w1th bus stop, landscaped parkway, decomposed granite pedestrian trail, and a 6-foot tall decorative masonry sound wall. In addition to the existing RV storage facility, PA 22 was previously approved for a 66,000 sq. ft. three-story office building, which was never constructed. PA 23G consists of 1.15 acres of non-HMP open space skirting the toe of slope along the southern edge of the PA 22 graded development pad. PA 23G includes the area of an existing 100-foot buffer from Calavera Creek, except in an area where a buffer of lesser width was approved by the Wildlife Agencies near the main project ~ '-I MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Pa e 2 entrance at Wind Trial Way and Cannon Road. This open space area also includes a stand of mature Sycamore trees, an underground sewer trunk line, paved maintenance access road, and a 6-foot tall masonry wall running along the common property line with the Rancho Carlsbad Estates property to the south. The project is proposing to follow the existing grading scheme of the PA 22 development site. Project Description: On PA 22; the project applicant is proposing to demolish the existing 11,667 square foot RV storage facility, relocate it onsite to an area west of its existing location, and reconstruct a new 11,902 square foot RV storage facility for the continued benefit of both the East and West Villages of Robertson Ranch. In addition, the applicant is also proposing to construct a new 98 unit multi-family senior apartment complex on the vacant portions of PA 22 consistent with the City's General Plan. RV Storage Replacing the existing RV storage facility will be a new facility proposed in the northwest corner of the property near the entrance of the project site at Wind Trail Way and Cannon Road. This new facility will accommodate up to 11,902 square feet of RV storage (exclusive of drive aisles and approaches) fulfilling the Master Plan's requirement to provide a minimum 11,840 square feet of RV storage. As a visual barrier, the reconfigured RV storage facility will be surrounded by an 8-foot tall decorative masonry screen wall with equally tall view obscuring access gates. Along the exterior of this wall, dirt will be bermed against the lower 2-feet with landscape planted along the interface to soften and reduce massing. The proposed screen wall will tie into, and is architecturally consistent with, the design of the existing masonry sound wall running parallel with Cannon Road. Senior Housing The proposed for-rent multi-family residential senior apartment complex will be age restricted to residents of 55 years and older. It consists of 98 apartment units divided between three (3) buildings. Each building consists of three-story construction up to a max1mum building height of 35 feet above finished grade with architectural tower features ranging in height from 38'-4" and 41'-2". The senior housing complex includes a total building area of 139,968 square feet and proposes six (6) one-and two- bedroom floor plans. One-bedroom units range in size from 651 to 885 square feet, while two-bedroom units range in size from 956 to 1,091 square feet. Each unit will include its own laundry facility (i.e., washer and dryer connections) and private patio or balcony ranging between 49 and 218 square feet. An on-site manager's unit is provided on the third floor in the northwesterly corner of the building. In addition to the residential units, a 3,057 square foot main leasing office, 1,888 square foot amenity room and 2,567 square foot community room is proposed. Outdoor amenities include a landscaped plaza, community pool and spa area and various outdoor seating and quiet overlook areas. Site improvements include 170 total parking spaces consisting of 22 surface parking spaces, 100 carport covered spaces, and 48 single-car garages. Other site improvements include decorative paving elements, gated vehicle entry, planted retaining walls, masonry site walls, tubular steel view fences and ornamental/screening type landscaping. A new emergency access is proposed in the northeast corner of the site providing a second point of access from Cannon Road into the site. This access will be permanently gated and is proposed for emergency access only. The architectural style of the building is considered Spanish with an off-white colored stucco as the primary building material and terra cotta roof tiles covering all portions of the 3:12 pitched roof areas. Secondary architectural detailing includes decorative wrought iron grill work at select window locations; wrought iron fencing with wood top rail; MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15··12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 3 wood balconies, shutters and window planters; exposed wood rafter tails and fascia; and wood framed doors and windows. Grading Grading of PA 22 includes 5,500 cubic yards of excavation, 7,400 cubic yards of fill, and 1,900 cubic yards of import. No expansion of the previously graded development pad is proposed. Required Permits The proposed project includes a Master Plan Amendment {MP 02-03(H)), Site Development Plan (SDP 15-13), Minor Site Development Plan (SDP 15-19), Conditional Use Permit (CUP 15-05) and a Tentative Parcel Map (MS 15-12). The Tentative Parcel Map (MS 15-12) proposes to subdivide the 7.52 acre project site into three (3) parcels. Parcel A (0.55 acres) will include the reconfigured RV storage facility for both the Robertson Ranch East and West Villages; Parcel B (4.88 acres} will include the proposed senior apartment complex; and Parcel C (1.15 acres) will remain in Open Space within the existing boundaries of PA 23G as presently illustrated in the Master Plan. Parcel B includes 0.94 acres of Cannon Road right-of-way. PA 23G will be held in separate ownership by the Robertson Ranch Master Association. Master Plan Amendment No. MP 02-03(H) in general is proposing to 1) change the Master Plan Land Use designation of PA 22 from Office (0) to the R-23 Residential (15-23 du/ac) designation consistent with the City's General Plan Update and Housing Element; 2) change the underlying Master Plan Zoning for PA 22 from Office (O) to Residential Density-Multiple (RD-M) consistent with the land use designation; and 3) update the PA 22 development standards to facilitate the proposed project. Site Development Plan No. SDP 15-13 and Conditional Use Permit No. CUP 15-05 are required for the approval of the proposed senior residential use, site design and architectural elevations. Minor Site Development Plan No. SDP 15-19 is required for approval of the proposed RV storage facility site design, which will be held in separate ownership by the Robertson Ranch Master Association at completion. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use R-23 Residential (15-23 Planned Community (P-RV Storage facility, graded pad, Site I du/ac*)/Open Space (OS) C) sewer trunk line and paved access easement · R-15 Residential (8-15 Multi-family Apartments and North du/ac)/R-23 Residential (15-23 P-C du/ac) single-family courtyard homes South R-8 Residential (4-8 du/ac) Residential Mobile Rancho Carlsbad Estates Home Park (RMHP) East OS OS Eucalyptus grove and paved access easement West OS PC Water Quality facility and paved access easement * For PA 22, the City's Housing Element has assigned a higher minimum density requirement of 20 du/ac. MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 4 Table "B" 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 project's number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP DUs Proposed and Density Project Density 7.52 acres 4.88 acres 93 DUs 98 DUs at 20 du/ac Ill. ANALYSIS The project is subject to the following plans, ordinances and standards: A. R-23 Residential and Open Space General Plan Land Use designations; B. Robertson Ranch Master Plan; C. Title 21 of the Carlsbad Municipal Code (Zoning Ordinance) 1. Chapter 21.24-Residential Density-Multiple (RD-M) Zone 2. Chapter 21.42-Conditional Use Permits 3. Chapter 21.44-Parking Ordinance 4. Chapter 21.84-Housing for Senior Citizens 5. Chapter 21.06-Qualified Development Overlay (Q) Zone 6. Chapter 21.85-lnclusionary Housing; D. Title 20 of the Carlsbad Municipal Code {Subdivision Ordinance); and E. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 14 Local Facilities Management Plan. 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 following sections. A. General Plan The project site is located within the Robertson Ranch Master Plan community and is composed of two planning areas, PA 22 (6.37 acres) and PA 23G (1.15 acres) for total of 7.52 acres. The General Plan Land Use designation for PA 22 is R-23 Residential, while PA 23G is designated Open Space (OS). For PA 22, the R-23 designation allows for residential development at a density range of 15-23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre (du/ac). However, according to Appendix-B of the City's Housing Element, PA 22 is identified as a site for lower to moderate income housing and is assigned a higher minimum density requirement of 20 du/ac. With a net developable acreage of 4.88 acres, a minimum of 98 dwelling units is required on PA 22. This is consistent with the number of units allocated to the site with the General Plan Update. The project's proposed density of 20 du/ac is within the R-23 density range of 15-23 du/ac, and is also consistent with the higher minimum density that is specified by the City's Housing Element. As it relates to PA 23G, the project does not propose any changes that would impact the open space designation, other than placing this open space area into a separate 1.15 acre parcel (i.e., Parcel C). In addition to the above, the project complies with the various Elements of the General Plan as outlined in Table "C" below: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Pa e 5 TABLE C-GENERAL PLAN COMPLIANCE ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS Land Use & Goal 2-G.5-Protect the The reconfigured RV storage facility and Community neighborhood atmosphere proposed 98-unit senior apartment project is Design and identity of existing well designed and integrated with the residential areas. adjacent residential areas. The proposed senior housing use is compatible with the adjacent age-restriCted Rancho Carlsbad community to the south; the density is comparable to the multi-family residential and courtyard homes to the north; and the building design is consistent with Robertson Ranch Master Plan Design Guidelines. The proposed senior apartment buildings have been situated as far away as possible from the adjacent Rancho Carlsbad community providing approximately 145 to 190 feet of building separation, which is further buffered by dense mature vegetation. Additional landscaping is provided along the southern edge of the project site to provide additional landscape screening. All exterior lighting is shielded downward and away from the open space in PA 23G, the Calavera Creek and Rancho Carlsbad community. The RV storage area is further screened by an 8-foot tall masonry wall enclosure with equally tall gates that tie into and are architecturally consistent with the design of an existing masonry sound wall running along Cannon Road. Along the exterior of this wall, dirt is bermed against the lower 2 feet with landscape planted at the interface to soften and reduce massing. Vehicle headlight glare on Rancho Carlsbad is reduced by a dense landscape screen proposed along the outer edge of the drive-aisle near the project entrance and also a 6-foot tall decorative masonry screen wall proposed along the southern edge of the parking lot east of the proposed buildings. COMPLY Yes MP 02-03(H)jSDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 6 TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS Land Use & Policy 2-P.6-Encourage the The proposed 98~unit senior apartment Community provision of lower and project, at a minimum density of 20 du/ac, Design moderate-income housing to satisfies the Regional Housing Needs meet the objective of the Assessment (RHNA) objective of Housing Element. accommodating housing in the low income category. Policy 2-P.46-Require new The project site is part of the Robertson residential development Ranch master planned community, which provide pedestrian and includes a network of sidewalks and trails bicycle linkages, when connections providing direct access to nearby feasible, which connect with future parks and shopping centers. nearby shopping centers, Additionally, Cannon Road is a major east- community centers, parks, west transportation corridor and includes a schools, points of interest, bus stop with bench at the project entrance major transportation east of Wind Trail Way. The site plan corridors and the Carlsbad includes pedestrian sidewalk connections to Trail System. these existing linkages, thus facilitating and encouraging walkability and the use of nearby public transportation. Mobility Policy 3-P.5-Require The project does not require additional developers to construct or improvements to the existing street system in pay their fair share toward that the project frontage along Cannon Road improvements for all travel is fully constructed and improved as part the modes consistent with the Robertson Ranch East Village including the Mobility Element, Growth signalized intersection at Wind Trail Way and Management Plan, and Cannon Road. Cannon Road improvements specific impacts associated include full width right-of-way, curb, gutter, with their development. decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-foot tall decorative masonry sound wall. Policy 3-P.11-Require new The project will add vehicle traffic to El development that adds Camino Real which in areas has been vehicle traffic to street identified as an exempt street facility in the facilities that are exempt General Plan. Accordingly, the project is from the vehicle LOS conditioned to pro"vide a Transportation standard to implement a) Demand Management (TDM) strategy and transportation demand contribute fees toward a city wide management strategies that Transportation System Management (TSM) reduce the reliance on single-program. occupant automobiles and assist in achieving the city's livable streets vision; and b) transportation system strategies that improve traffic signal coordination and improve transit services. COMPLY Yes Yes I Yes MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 7 TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS Housing Policy 10-G.2-New housing The majority of housing in Carlsbad is developed with diversity of detached single-family dwellings, occupied by types, prices, tenures, above-moderate income households. The densities, and locations, and proposed senior apartment project will in sufficient quantity to meet increase the diversity of housing in Carlsbad the demand of anticipated by adding 98 for-rent apartment units to the city and regional growth. city's housing inventory, which will be restricted to senior tenants. In addition, the project will increase housing diversity by providing housing offered at a price affordable to low income tenants (20 apartment units will be provided onsite for low-income senior households). Program 2.1-Maintain The project site is part of the city's Housing adequate residential sites to Element inventory of sites (RHNA housing accommodate the 2010-2020 sites) that can accommodate low income Regional Housing Needs households, based on a requirement for a Assessment (RHNA). minimum density of 20 du/ac. The project's proposed density is 20 du/ac and will remain part of the city's RHNA housing sites inventory until such time that the site is developed (the RHNA housing sites inventory only includes sites with development potential). Program 3.1-Implement In accordance with the General Plan Update lnclusionary Housing (Planning Commission Resolution No. 7114), Ordinance. the project is conditioned to enter into an affordable housing agreement with the City of Program 3.10-Work with Carlsbad to provide a minimum of 20% (i.e., 20 senior housing developers units) of the total housing units onsite as and non-profit organizations affordable to lower income households at 80% to locate and construct at or below the San Diego County Area Median least 50 units of senior low-Income. income housing between 2013 and 2020. COMPLY Yes Yes Yes MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 8 TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS Open Space, Policy 4-P.9-Maintain and The project has been reviewed in accordance Conservation implement the city's Habitat with the city's Habitat Management Plan & Recreation Management Plan (HMP), (HMP). The project site is extensively including the requirement disturbed and is identified in the HMP as a that all development "Development Area" with no adjacent HMP projects comply with the "Hardline" boundaries. According to the HMP and related Robertson Ranch Master Plan EIR and documents. Preliminary Biological Assessment, the project site does not support any riparian, aquatic or wetland habitat, or any other sensitive natural communities. Calavera Creek is located off- site and adjacent to the project's southerly boundary within the Rancho Carlsbad community. The project site and creek channel are separated by an existing 6-foot tall masonry wall located on the north side of the creek and belonging to the Rancho Carlsbad community. A 100-foot buffer from Calavera Creek is provided, except in an area nearest to the main project entrance at Wind Trail Way and Cannon Road where a buffe1r of lesser width was previously approved by the Wildlife Agencies as part of the grading for the existing PA 22 development pad. Tubular steel fencing and a masonry wall are proposed along the southern boundary of the PA 22 development site to discourage pedestrian trespass into the adjacent PA 23G open space. The landscape plans require that all exterior lighting be shielded downward and away from the PA 23G open space parcel, Calavera Creek and the Rancho Carlsbad community beyond, as well as prohibiting exotic and invasive plant species. Best Management Practices (BMPs), as required by the Stormwater Management Plan, contains adequate measures that will preclude significant sediment runoff from the site. The project will implement standard erosion control measures to avoid pollution and sedimentation of important water resources and the loss of vegetative resources fro_m sloped areas. COMPLY Yes I MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/IVlS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 9 TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS Noise Policy 5-P.3-For all projects According to the project noise study, the siite is that require discretionary impacted by traffic noise originating from review and have noise Cannon Road. The project site already exposure levels that exceed includes an existing 6-foot tall masonry noise the standards in Table 5-1, wall atop an earthen berm along Cannon require site planning and Road. No exterior noise mitigation is architecture to incorporate necessary for compliance with the City of noise-attenuating features. Carlsbad Noise Guidelines Policy Goal of 60 With mitigation, dBA CNEL at the common use areas, which are development should meet shielded by the existing noise wall and the the allowable outdoor and proposed building configurations. However, indoor noise exposure exterior noise levels at the residential building I standards in Table 5-2. facades (Floor Levels 1-3) were found to b~~ above the 60 dBA CNEL threshold in various locations, and the project would thus be required to perform an interior assessment prior to issuance of a building permit in order to ensure a 45 dBA CNEL interior noise lev1~l consistent with the City of Carlsbad's Noise Guidelines and also Title 24 of the California Code of Regulations. The report indicates that interior noise levels of 45 dBA CNEL can easily be obtained with conventional building construction methods and upgraded windows. A mitigation measure has been included requiring submittal of an acoustical study prior to issuance of a building permit to ensure a 45 dBA CNEL interior noise level is achieved consistent with the City of Carlsbad's Noise Guidelines and Title 24 of the California Code of Regulations. Public Safety Policy 6-P.34-Enforce the The project requires building permit approval. Uniform Building and Fire The building permit review process requires codes, adopted by the City, submittal of construction drawings for review to provide fire protection and compliance with the Uniform Building and standards for all existing and Fire codes. proposed structures. B. Robertson Ranch Master Plan (MP 02-03) COMPLY Yes Yes The project site is located in an area subject to the Robertson Ranch Master Plan ( MP 02 .. 03} and consists of PA 22 and PA 23G. The Master Plan provides a framework for the development of properties within the Master Plan area to ensure the logical and efficient provision of public facilities and community amenities for future residents. A Major Master Plan Amendment shall be approved through a public hearing before the Planning Commission and City Council pursuant to Chapter 21.38.120 of the Carlsbad Municipal Code. MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 10 The proposed Master Plan Amendment {MP 02-03{H)) proposes to 1) change the Master Plan Land Use designation of PA 22 from Office {0) to the R-23 Residential {15-23 du/ac) to be consistent with the City's General Plan Land Use Map and Housing Element; 2) change the underlying Master Plan zoning for PA 22 from Office {0) to Residential Density-Multiple {RD-M) consistent with the land use designation; and 3) update the PA 22 development standards to facilitate the proposed project. The amendment proposes that development of PA 22 comply with all applicable regulations and development standards of the Carlsbad Municipal Code, including zoning standards for the RD-M Zone {Chapter 21.24) except as modified by the Master Plan. Permitted land uses for PA 22 will continue to allow for RV storage, as well as all permitted and conditional uses identified in the RO-M Zone (Section 21.24.020). As demonstrated in Staff Report Section "A", the proposed land uses are compatible with the adjacent land uses and the proposed senior housing project will assist in creating a more balanced community. As demonstrated in Staff Report Section "C", all findings to support the proposed senior housing use can be made, and all development standards to adjust the uses on the site have been met or will be met as conditioned. As demonstrated in Staff Report Section "E", the proposed amendment is in compliance with Growth Management (Chapter 21.90). Lastly, the proposed amendment will continue to allow for permanent RV storage on PA 22, which will accommodate the RV storage requirements for both the East and West Villages. The RV storage facility is a requirement of the Master Plan and has been designed in accordance with the development standards outlined within the Master Plan. Section 21.45.060 of the Carlsbad Municipal Code requires a minimum of 20 square feet of RV storage area be provided for each dwelling unit in a planned development, with the exception of rental apartment projects, standard single-family lots, and projects located in the R-15 Residential and R-23 Residential General Plan Land Use designations. Of the total . project dwelling units, a maximum of 320 are located in the East Village {PA 16, 17, and 18), and 272 are located within the West Village (PA 3, 6, 9/10, and 13), which results in a maximum requirement of 11,840 square feet, excluding drive aisles. The proposed RV storage area is providing 11,.902 square feet (excluding drive-aisles), which will be available to both villages. The Master Plan Amendment includes 19 pages .of revised text and figures, which are included as Exhibit "MP 02-03H" and attached to Planning Commission Resolution No. 7160. C. Zoning 1. Residential Density-Multiple (RDM) Zone (Chapter 21.24 of the Carlsbad Municipal Code) As part of the Master Plan Amendment (see Staff Report Section "B") a zone change is proposed to change the underlying zoning designation on PA 22 from Office {0) to Residential Density-Multiple (RO- M) to be consistent with the General Plan Land Use designation of R-23 Residential as updated in the recent General Plan Update. Housing for Senior Citizens is a conditionally permitted use within the RO- M zone subject to the Planning Commission's approval of a Conditional Use Permit (CUP) pursuant to Chapter 21.42 of the Carlsbad Municipal Code (C.M.C.) and additional development regulations as outlined in C.M.C. Chapter 21.84 -Housing for Senior Citizens. A CUP has been included for the senior housing use and comiJiiance with the required findings are summarized in Staff Report Section "C.2". Compliance with C.M.C. Chapter 21.84-Housing for Senior Citizens is further discussed in Staff Report Section "C.4". In addition to above, the proposed senior housing project on PA 22 complies with all of the development standards of the RO-M Zone as summarized in Table "D" below. MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 11 Standard TABLE D -RO-M ZONE COMPL:::.:.:IA,..;.:N_:_C:_;E~~---=-~~--ryr;~--::----, . ·· Prdposed ·._._i ·' Requirement Lot Area (Parcel B) 10,000 sq. ft. min. 4.88 net acres (212,572 sq. ft.) Lot Coverage . / ... Building Height Front Setback: (Cannon Road) Side Setback: Rear Setback: 60% max 32% (67,888 sq. ft.) .. :.::.·... . .. Senior Ap~ttmeritBuU~ings •·.··: ...• ·. ·' 2· ··· :··: Buildings: 35ft. 35ft. max. Towers: 38'-4" and 41'-2"* 20ft. min. >20ft. (ranges 82 to 86 feet) East Side: 115 ft. 5 ft. min. West Side: 37ft. 10ft. min. 20ft. · · ·: ···. Carport Structures ---'-'-..... _"'""". ------~....--~---1 Buil~ing Height ---L~O ft. max. __ ~-·-·· ' Front Setback: (Cannon Road) 10 ~-,full~ landscaped f~~Y landscaped Side/Rear Setback: 5 ft. min. ~5 ft. (ranges 5 to 30 feet) 10ft. min. between habitable BuildingSeparation and non-habitable >10ft. (ranges 24 to 26 feet) *The Master Plan allows for architectural tower features to protrude above height limits subject to CMC Section 21.46.020. The architectural design includes eight (8) architectural towers, which assist in providing subtle variation in the v1ertical architectural form. 2. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code) "Housing for Senior Citizens" is a use which is allowed in the Residential Density-Multiple (RD-M) Zone, subject to the approval of a CUP by the Planning Commission. A CUP (CUP 15-05) for the proposed 98- unit senior apartment project is included. Chapter 21.42 of the Carlsbad Municipal Code requires four findings be made in order to approve a CUP. All four findings can be made for this UISe as discussed below: a. 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, including, if applicable, the certified Local Coastal Program, specific plan or master plan, in that the senior apartment project architecture complies with the Robertson Ranch Master Plan Design Guidelines and will complement the architectural environment of the Robertson Ranch Master Plan. Additionally, the proposed senior apartment project will increase the diversity of housing in Carlsbad by adding 98 for-rent senior restricted apartment units to the city's housing inventory where the majority of housing is detached single-family dwellings occupied by above-moderate income households; will increase housing diversity by pr1()viding housing offered at a price affordable to low income tenants (20 apartment units will be provided onsite for low-income senior households); and at a minimum density of 20 du/ac, the proposed senior apartment project satisfies the Regional Housing Needs Asse,ssment (RHNA) objective of accommodating housing in the low income category. b. 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 98-unit senior apartment project is well designed and situated with the adjacent age-restricted R:~ncho Carlsbad community to the south; the density is comparable to the multi-family residential and courtyard homes to the north; and the building design is consistent with R1()bertson Ranch MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 12 Master Plan Design Guidelines. Moreover, the proposed senior apartment buildings have been positioned as far away as possible from the adjacent Rancho Carlsbad community providing approximately 145 to 190 feet of building separation, which is further buffered by dense mature vegetation. In areas where existing vegetation is sparse, the clustering of additional landscaping has been provided along the southern edge of the project site to increase landscape screening and buffering. All exterior lighting will be shielded downward and away from the adjacent open space in Planning Area 23G, as well as Calc:nvera Creek and the Rancho Carlsbad community beyond. Potential for vehicle headlight gllare on Rancho Carlsbad is reduced by the planting of a dense landscape screen along the outer edge of the drive-aisle near the project entrance and also a 6-foot tall decorative masonry screen wall is proposed along the southern edge of the parking lot southeast of the proposed buildings. c. 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 senior housing project located on a 4.88-acre Parcel "B"-is adequate in size and shape to accommodate the proposed housing for senior citizens use in that tlhree apartment buildings with 98 units and 48 single-car garages, 22 surface parking spac1es, 100 carport parking spaces, drive-aisles, recreation areas and trash enclosures can be appropriately fit within the proposed development area without the need for any variances ()r development standard modifications. Furthermore, the project complies with all applicablle development standards of the Parking Ordinance (Chapter 21.44), RD-M Zone (Chapter 21.24), and Housing for Senior Citizens regulations (Chapter 21.28) in that: adequate parking is provided; total building coverage, including carports, is 28% less than the maximum allowed; and adequate building separation, landscape setbacks and buffers have been provided; and the proposed buildings have been designed or are conditioned to accommodate the spE!cial needs and requirements of housing for senior citizens, including but not limited to community rooms and common recreation areas. d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the proposed 98-unit senior housing use (including the RV storage) is expected to generate approximately 392 Average Daily Trips (AIDT) with 20 AM peak hour trips (8 inbound/12 outbound) and 27 PM peak hour trips {16 inbound/11 outbound). The previously approved office use (with RV storage) was expected to generate approximately 1,320 ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172 PM peak hour trips (34 inbound/138 outbound), which was determined to have less than significant impacts relating to transportation and traffic. In contrast, the p1·oposed project would be generating approximately 928 fewer ADT (70% reduction) than the previously approved office project with a reduction in AM peak hour trips by 165 trips 1[90% reduction) and a reduction in PM peak hour trips by 145 trips (84% reduction). Additionally, the project does not require additional improvements to the existing street system in t:hat the project fronta~e along Cannon Road is fully constructed and improved as part the Robertson Ranch East Village including the signalized intersection at Wind Trail Way and Cannon Road. Cannon Road improvements include full width right-of-way, curb, gutter, decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-foot tall decorative masonry sound wall. Where the project will add vehicle traffic to El Camim> Real which in areas has been identified as an exempt street facility in the General Plan, the project is conditioned to provide a Transportation Demand Management (TOM) strategy and contribute fees towards a city wide Transportation System Management (TSM) program. MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 13 3. Parking {Chapter 21.44 of the Carlsbad Municipal Code) The parking needs for the proposed 98-unit senior housing project located on Parcel "B" have been analyzed in accordance with Chapter 21.44 of the Carlsbad Municipal Code. Table "E" below summarizes the parking requirements and demonstrates that the project site can accommodate all necessary parking as required. TABLE E-PARKING Standard Spaces Required Spaces Propo:;ed Comply Senior Apt. ! 146 (covered) Units 1.5 spaces per unit (covered) 148 {100 carports/ Managers 1 space per managers unit 1 (covered) 48 garages) Yes Unit (covered) Visitors 1 space pe~_e.very five units. 20 spaces 22 spaces Total: 167 spaces 170 spaces _" ___ --· Of the 170 total parking spaces provided, 109 are standard parking spaces (8'-6" x 20'), two (2) are accessible spaces (9' x 20'), six (6} are compact spaces (8' x 15'), five (5) are parallel spaces {8' x 25'), and 48 are single-car garage spaces (12' x 20'). Each of the proposed standard parking spaces meets the minimum area (i.e., 170 sq. ft.) and width requirements (i.e., 8'-6"). Each of the proposed compact spaces complies with the minimum dimensions (i.e., 8'-0" width I 15'-0" length), and the total number of compact spaces does not exceed 25% of the total number of required spaces. Each of the parallel spaces complies with the minimum dimensions (i.e., 7'-0" width I 24'-0" length), which are exclusive of the drive-aisle entrance and aprons. Each garage provides a 24-foot back-up maneuvering area; all drive aisles meet the minimum 24-foot width; and Fire Department and delivery truck circulation is adequately accommodated. 4. Housing for Senior Citizens (Chapter 21.84 of the Carlsbad Municipal Code) "Housing for Senior Citizens" with five or more units in the Residential Density-Multiple (RD-M) Zone requires approval of a Site Development Plan in accordance with the provisions of the Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code) and also all applicable development standards. A Site Development Plan (SOP 15-13) for the senior apartment project is included. Compliance with the RO-M zone is demonstrated in Staff Report Section "C.1" while compliance with the Q-Overlay is provided in Section "C.5". Project compliance with the development standards of Chapter 21.84 of the Carlsbad Municipal Code are summarized in Table "F" below: TABLE F-DEVELOPMENT STANDARDS ~ridard .. · RetiHI.~e.me·ni• ·. .. : .• :··· ·· .. ··•· ... ·· . ~i"~p:Q~~~!2 ! .comp.ly ----Parking Comply with Chapter 21.44-See Staff Report Section C.3. Yes Parking of the Carlsbad Municipal Code. Laundry One washer and one dryer for The project will be providing individual Yes Facilities every 25 dwelling units. laundry facilities (i.e., washer and dryer) within each apartment unit. Managers. One managers unit shall be The project provides one managers unit Yes Units provided. as shown on the plans located on the third level. · I I I MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page14 ------------------------------------------------------------- TABLE F-DEVELOPMENT STANDARDS (CONTINUED) standard ... ' \ Requirement , · .. Pte>Rosed ,,,, i. .. · .. · ....... Common One common room at a Two common activity rooms are Room minimum shall be provided for provided. These activity rooms total social interaction. 4,455 sq. ft. in area and will include recreation, entertainment and relaxation features to encourage social interaction. Common Common open space of 20 sq. ft. The project provides a pool and spa Open Space per unit minimum. recreation area {9,482 sq. ft.) with barbeques and shaded seating areas. 1,960 sq. ft. required. Additionally, there is a landscaped pllaza (2,974 sq. ft.) with shaded seating areas and water feature. Toilet facilities for men and Adjacent toilet facilities for men and women adjacent to the common women are provided. areas. -··· Services & Physical and social services and Upon completion and occupancy, the Programs programs are encouraged, but Cannon Road Senior Housing project not required. intends to provide the following to its residents: employment of a full-time Community Activities Director to engage and interact with residents each day of every month through a calendar year filled with educational, social and cultural activities; as well as provide and/or coordinate continuing education, information and counseling services; house cleaning and cooking services; emergency and preventive health care programs and services; and a private shuttle bus for daily access and common transportation services. C(:)rnply· Yes Yes Yes I MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 15 TABLE F-DEVELOPMENT STANDARDS (CONTINUED) Architectural Architectural harmony with the The project maintains a significant Yes Design neighborhood to the maximum Elements extent feasible. Additional Design Criteria Equal level of architectural treatment on all building elevations. Buildings over two-stories require an elevator Walkways and hallways must be wide enough to accommodate a wheelchair. buffer from any adjacent development. The closest existing neighborhood is the Rancho Carlsbad Estates community located to the south. The project maintains a minimum 145-foot of separation from the closest residence, all of which is densely landscaped. Properties to the east and west are open space. Across Cannon Road to the north is a high density apartment project, which is of similar height, materials, bulk and scale. The proposed project has successfully demonstrated architectural harmony with the existing neighborhood and community by adhering to the guidelines of the Robertson Ranch Master Plan. The proposed buildings will be finished on all sides with similar roof and wall materials, colors and architectural accent features. Each building contains an elevator. The j elevators provide access to all common areas and housing units without the use 1 of stairs. All entryways, walkways and hallways in the common areas, and doorways and paths of access to and within the housing units, will be constructed as wide as required by current laws applicable to new multifamily housing construction for provision of access to persons using a wheelchair. The proposed project will meet or exceed the current law applicable to new multi- family housing construction for 1 1 provision of access to persons using a '--------"-------------~tandard-width wheelchair. Yes Yes I MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 16 TABLE F-DEVELOPMENT STANDARDS (CONTINUED) .'.,,,$tcinda'rcr·.,,, , ,;;;;\' .,, ,·:·R~qpirement , ',/'i . ··· ,.,. ••·•· · ;, .. , ., Prollt.s~d' .,~~ ' '')' ,,, '·' •· ,' ' ',,· ), < ,<'<!>'"<'"' ':' ,'"'>o :,,'',: '" Additional Trash collection areas and The project provides trash collection Design containers shall be provided in containers in an easily accessible locati1on Criteria an easily accessible location; and in a manner requiring minimal shall be completely screened physical exertion by residents. Trash and inconspicuously located; collection containers will be completely and shall be constructed of screened and located at inconspicuous similar colors and materials as locations. Trash enclosure facilities are the main building. constructed of similar materials and colors as the main building. Tubs and/or showers shall be The project has been conditioned I equipped with at least one grab accordingly. bar, temperature regulating I devices; and slip resistant ~bottom surfaces; and peepholes shall be installed in entry doors To the greatest extent 1 practicable, housing for senior citizens should also be designed to implement the principals of universal design which encourage accessible and adaptable features for the disabled or mobility impaired J, .,com·p,v. ': ,>e, ~, :'li' Yes Yes 5. Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code) "Housing for Senior Citizens" with five or more units and located in the Residential Density-Multiple (RD- M) Zone requires approval of a Site Development Plan (SDP) in accordance with the provisions of the Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code). Accordingly, a Site Development Plan, application no. SDP 15-13, is included for the approval of the 98-unit senior housing project located on the proposed 4.88-acre Parcel "B". In addition, a Minor Site Development Plan, application no. SDP 15-19, is also included for the approval of the RV storage facility that is being reconfigured on the proposed 0.55-acre Parcel "A". The purpose of having two separate SDPs will assist in the future transfer of property, where the RV storage facility will remain under the ownership of the Robertson Ranch Master Association, while the senior housing project may be sold to a senior housing operator. There are five findings necessary to approve a Site Development Plan pursuant to the Q- Overlay. All five findings can be made for this combined project as discussed below: a. That the proposed development or use is consistent with the General Plan and the Robertson Ranch Master Plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code; in that the reconfigured RV storage facility fulfills the Robertson Ranch Master Plan requirement to provide a minimum 11,8410 square feet of RV storage to the East and West Villages; the senior apartment project architecture, including the design of the RV storage screen walls and gates, complies with the Robertson Ranch Master Plan Design Guidelines and will complement the architectural environment of the Rc>bertson Ranch Master Plan. Additionally, the proposed senior apartment project will increase the diversity of housing in Carlsbad by adding 98 for-rent senior restricted apartment units to the city's housing MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 17 inventory where the majority of housing is detached single-family dwellings occupied by above- moderate income households; will increase housing diversity by providing housing offered at a price affordable to low income tenants (20 apartment units will be provided onsite for low- income senior households); and at a minimum density of 20 dwelling units per ac1re, satisfies the Regional Housing Needs Assessment (RHNA) objective of accommodating housing in the low income category. b. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation; in that the proposed 98- unit senior apartment project and RV storage area is well designed and oriented with the adjacent age-restricted Rancho Carlsbad community to the south; the density of the senior housing project is comparable to the multi-family residential and courtyard homes to the north; and the senior apartment project architecture, including the design of the RV storage screen walls and gates, complies with the Robertson Ranch Master Plan Design Guidelines and will cc1mplement the architectural environment of the Robertson Ranch Master Plan. Moreover, the proposed senior apartment buildings have been situated as far away as possible from the adjacent Rancho Carlsbad community located to the south, providing approximately 145 to 190 f'eet of building separation, which is further buffered by dense mature vegetation. In areas where existing vegetation is sparse, the clustering of additional landscaping has been provided along the southern edge of the PA 22 project site to increase landscape screening and bufferiing. A 100-foot buffer from Calavera Creek is maintained except in an area near the project entrance where a buffer of lesser width was previously approved by the Wildlife Agencies. Decorative tubular steel fencing and a masonry walls are proposed along the southern boundary of the PA 2.2 development site to discgurage pedestrian trespass into the PA 23G open space areas. The landscape concept plans require that all exterior lighting be shielded downward and away from the adjacent PA 23G open space area, Calavera Creek and the Rancho Carlsbad community beyond, as well as prohibiting exotic and invasive plant species. Potential for vehicle headlight glare on Rancho Carlsbad is reduced by the planting of a dense landscape screen along the outer edge of the drive- aisle near the project entrance and also a 6-foot tall decorative masonry screen wall is proposed along the southern edge of the parking lot southeast of the proposed buildings. c. That the site for the intended development or uses is adequate in size and shape to accommodate the use; in that the RV storage facility located on a 0.55-acres Parcel "A" provides for 11,902 square feet of RV storage (excluding drive-aisles) where 11,840 square feet is required for the Robertson Ranch East and West Villages. As a visual barrier, the 0.55-acre parcel also accommodates a new 8-foot tall decorative masonry screen wall with equally tall view obscuring access gates. A landscape planter is provided along the exterior edge of this wall, where additional dirt will be bermed against the lower 2 feet with landscaping planted along the interface to soften and reduce massing. The proposed screen wall proposes to tie into and is architecturally consistent with the design of the existing masonry sound wall running parallel with Cannon Road. Additionally, the senior housing project located on a 4.88-acn~ Parcel "B" is adequate in size and shape to accommodate the proposed housing for senior citizens use in that three apartment buildings with 98 units and 48 single-car garages, 22 surface parking spaces, 100 carport cov.ered parking spaces, drive-aisles, common recreation areas and trash enclosures can be appropriately fit within the proposed development area without the need for any variances or development standard modifications. Furthermore, the project complies with all applicable development standards of Parking Ordinance (C.M.C. Chapter 21.44), RO-M Zone (C.M.C. Chapter MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 18 21.24), and Housing for Senior Citizens regulations (C.M.C. Chapter 21.28) in that; adequate parking is provided; adequate building separation, landscape setbacks and buffers have been provided; total building coverage (including carports) is 32% where a maximum 60% is allowed; and the proposed buildings have been designed or are conditioned to accommodate the special needs and requirements of housing for senior citizens, including. but not limited to community rooms and common recreation areas. d. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained; in that all minimum setbacks have been provided and appropriately landscaped in accordance with the various requirements o·f the Carlsbad Municipal Code. Combinations of landscaping, berming, and/or decorative masonry screen walls have been incorporated into the project design to help screen parking areas and the RV storage area from the adjacent properties; as well as headlight glare from vehicles entering and circulating through the site. The proposed senior apartment buildings have been situated as far away as possible from the adjacent Rancho Carlsbad community located to the south providing approximately 145 to 190 feet of building separation, which is further buffered by dense mature vegetation. In areas where existing vegetation is sparser than others, the clustering of additional landscaping has been provided along the southern edge of the project site to increase landscape screening and buffering. A 100-foot buffer from Calavera Creek is maintained ex1cept in an area near the project entrance where a buffer of lesser width was previously approved by the Wildlife Agencies. All exterior lighting is shielded downward and away from the adjacent: open space in Planning Area 23G, as well as Calavera Creek and the Rancho Carlsbad community beyond. Adequate vehicle circulation has been provided to accommodate RV's, passenger vehicles, and truck-turning movements. e. That the street system serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the proposed 98-unit senior housing use and RV storage is expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM peak hour trips (8 inbound/12 outbound) and 27 PM peak hour trips {16 inbound/11 outbound). The previously approved office use and RV storage was expected to generate appro1ximately 1,320 ADT with 185 AM peak hour trips {167 inbound/18 outbound) and 172 PM peak hour trips {34 inbound/138 outbound), which was determined to have less than significant impacts relating to transportation and traffic. In contrast, the proposed project would be generating approximately 928 fewer ADT (70% reduction) than the previously approved office project with a reduction in AM peak hour trips by 165 trips {90% reduction) and a reduction in PM peak hour trips by 145 trips (84% reduction). Additionally, the project does not require additional improvements to the existing street system in that the project frontage along Cannon Road is fully constructed and improved as part the Robertson Ranch East Village including the signalized inters:ection at Wind Trail Way and Cannon Road. Cannon Road improvements include full width right-of-way, curb, gutter, decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6- foot tall decorative masonry sound wall. Where the project will add vehicle traff'ic to El Camino Real which in areas has been identified as an exempt street facility in the General Plan, the project is conditioned to provide a Transportation Demand Management (TOM) strategy and contribute fees towards a city wide Transportation System Management {TSM) program. MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 19 6. lnclusionary Housing (Chapter 21.85 of the Carlsbad Municipal Code) According to the lnclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code, any residential development of seven (7) or more units shall provide not less than 15% of the total number of units as restricted to occupancy and affordability to lower-income households. However, it should be noted that the Robertson Ranch PA 22 project site, in accordance with the General Plan Update (Planning Commission Resolution No. 7114), was conditioned to enter into an affordable housing agreement with the City of Carlsbad to provide a minimum of 20% of the total housing units onsite as affordable to lower income households at 80% or below the San Diego County Area Median Income. Therefore, the project has been conditioned to satisfy the inclusionary housing requirement for lower- income households by entering into an Affordable Housing Agreement (AHA) to provide 20 units onsite as affordable to lower income households at 80% or below the San Diego County Area Median Income, subject to City Council approval of the AHA. By entering into the AHA accordingly, the Cannon Road Senior Housing project is providing its fair share of housing affordable to lower income households and therefore is consistent with the lnclusionary Housing Ordinance. D. Subdivision The Land Development Engineering Division has reviewed the proposed Tentative Parcel 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 Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer parcels. The project has been conditioned to install all infrastructure-related improvements and any necessary easements for these improvements concurrent with development. E, Growth Management (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities Management Zone 14. The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant of the City. For purposes of Growth Management Plan (GMP) compliance, the project is assumed to generate a population of 231 persons (98 dwelling units X 2.358 persons/unit). The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "G" below. TABLE G-GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLY City Administration 347 square feet Yes Library 185 square feet Yes Waste Water Treatment 98 EDU Yes Parks 0.69 acres Yes Drainage 17.5 CFS/Drainage Basin "B" Yes Circulation 392 ADT Yes Fire Fire Station 3 Yes Open Space Acres Existing= 1.15 acres Yes Schools (Carlsbad) 43 Students (25 Elementary, 8 Middle, 10 High School) Yes Sewer Collection System 98 EDU Yes Water 26,755 GPD Yes MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING April 20, 2016 Page 20 IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts to cultural resources and noise. Mitigation measures have been incorporated into the design of the project or have been included as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. A Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper for review and comment. One public comment letter was received by Preserve Calavera during the 20-day public review period, which began on January 29, 2016 and ended on February 18, 2016. The Preserve Calavera comments along with staffs responses are included as an attachment to the back of the MND. ATIACHMENTS: 1. Planning Commission Resolution No. 7159 2. Planning Commission Resolution No. 7160 3. Planning Commission Resolution No. 7161 4. Location Map 5. Disclosure Statement 6. Reduced Exhibits 7. Full Size Exhibits "A-00" dated April 20, 2016 SITE MAP • N NOT TO SCALE Cannon Road Senior Housing1 MP02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 City of Carlsbad DISCLOSURE STATEMENT Pm 1(A) Develooment 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. 2. P-1(A) 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 Q1!Piicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A · separate page may be attached if necessary.) Calavera Hills II LLC, Person t-Ill &.bl A AI( 6. .r l!.rr;l Corp/Part_ I A California limited liability company Title Sd~K~rA-FtY Title___ By: BrookfieldTamarackLLC, A Delaware limited liability cOmpany Address 12:z.~s t!ft. 6AA4/NP lf~..ttr:f-tlo Address_ .S,I/N' Pld'fq ~A cfZO't! OWNER (Not the owner's agent) By: William B. Seith, S1::cretary 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 nee:essary.) Corp/Part_ Title __ J~:;_~:;_~--=-=--"'-'f A_::,.o...;l(.~r-----Title __ _ Address I 'Z-Z-6!i if""' t-A/.fiNP re~_.,.v{f f /}rl Address __ .f/1# l?flifi{o I t:4-1'4'3P Page 1 of 2 Calavera Hills II LLC, A California limited liability comPany By: Brookfield Tamarack LLC, A Delaware limited liability company By: William B. Seith, Secretary Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. _________ _ Title. ___________ _ Title. _____________ _ Address _________ _ Address. ____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes 0No If yes, please indicate person(s):. ___________ _ NOTE: Attach additional sheets if necessary. I certify that all th above information is true and correct to the best of my kno ledge'. Signature of owner/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page2 of2 Revised 07/10 Client: Brookfield Residential 3090 Bnstol Street, Su1te 200 Costa Mesa, CA 92626 (714) 200 1603 Attn: Adrian Peters Brookfield Rt:::tlut:ntial IVE ~ Arch1tect: MVE & Partners 1900 Main Street, SUite 800 Irvine, CA. 92614 (949) 809-3015 Attn: Chris Williams MVE T '"Afi:TNEitS Landscape Architect· GMP 4010 Sorrento Valley Blvd., SUite 200 San Diego, CA. 92121 (858) 558-8977 Attn: John Patterson ~~~-gmp :.~ .. &~INO Civ1l Engineer· O'Day Consultants 2710 Loker Avenue West, Suite 100 Carlsbad, CA. 92010 (760) 931 7700 Attn; George O'Day cO.~, -- Cover Sheet 1/G/2016 / MP 02·03(H)/ SOP I S-13/ SOP I S 19/ CUP I 5·05/ MS I 5-12 CANNON ROAD SENIORS 55+ SENIOR LIVING APARTMENT COMMUNITY SHEET INDEX Consultant: Planmng Systems 1530 Faraday Avenue, Suite 100 Carlsbad,CA.92008 (760) 931-0780 Attn: Paul Klukas ICW~~:'i ~l ~~¥::~~·~ lllt\~ALM~al'»ft IINO P'~T ~~~ ... ft"TT. 100. C.Aa\DA.O CA .... (.,...I --r.o.x ("'00) --&'tu 4th Submittal CANNON ROAD SENIORS El Existing \~ ~:~::~~~ - ---CANNON ROAD Typical ... _ ... -... -... -----~-• ......,~""'-w" Carport ---+ -_ ......... --....-__:_------------------= ----~~ ·~ ;... .. _ .. ______ r.:~\o -. . _,...... --··-. .EJ:nruency Vehicle Access ' ----.·.) ;. c~~ ~~\:~ .. S~~-=-1~~M·; :~ ~. ·.~,-~~-ru-,-ITriTrTnT~TmTnTITrrTTITITrJJ-ITriT;Tl j! ---••-• I •j[ j , ' k -111 1/ -: ,, ' . •, = ' __.-\•:• • , PARCELA ' ' ~ sT-mr""" r--" ---T ---~1""~~,'"1 1 ;il.VSTORAGEAREA L'• []:. t"' f ·~o'b6:2* /"~•/_ :: ,. .• ~ I ~, \ .. , \ (O.S? A C) • .. ' • .._ d::.. 1 ~ -'-' ----T I ;:.., \ ' ' o ~.to ·~~ -· ' -• " D • '~ . . -~ -. ..---, ' . " . . ' """" ~·· ' -... -,,--, \,. ~\ ,, ~~~ .. ~$~~~w-•·, .... / ~), 1 s~ _ tJ liw/RCHB ~ 7 J ::::;::;::: :pi·• _w" 'V. '\ ~-•• I'~ ,. .• I ___l ' 1 ,' • Nl ""'-""' I ,.. 1•· -'-' ----, , c ,.. 1 -' · ,-nv 11 ~-• ~ . ; • ••G:;,',j' . ' Pit"' Pc:;;-:oco ' Sit~ Plan VE ~ ' •• -"""'-. r .:::.._ I' ., -,-,-. 0" 6'CMUIIodiW .. . ·--·-.. ~ ' 'e>• ---OPEN SPA~--· ' . I -:-: -___l ....... ~......... PARCELC ' .~ •""" m· . ,: -i"'o\ •.,.;.,, '\ --~....... ILlS>C) •• . •• .=,~ 9 ~·~~ ,....___ ., ....... _,... )'I C7 ___:; \ ·-·· .._ '. . . -" '·· ~ '-· .. ' ~ ........ • .... ~.~ 1··· \>,fl'l ~ --... '··~ \'~<~\ •• '"! 6.Js· .......__ -,~ •.• :', APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO. OF PLANNING COMMISSION --woLUTION NO. __ _ PLAf'to'l'IING DIVISION DAU ENGINEERING OrYISION DATE Existing Modular Home Community ~...._ .. , \ ,. . !:'... • •--ll • ' • • <CMU_.::l . "...._ ~"·-· ·' ~ --... ..._. <CMJ-Wol .......... . --.........._ ----,.._ ~ _....-..,s,.· --~·-~· S1te Plan MP 02·03(H)/ SDP I 5-13/ SOP I S-19/ CUP I 5 05/ MS I 5·12 GENERAL INFORMATION TOTAl. NOJKT SQUAR( rOOlACo( Of (OMMtJ•I OI'JN W'Atl Nil A OJ U"'CIIVROI'.U..f ~H "ltl''"'"''i 01101"111,_, VCR"" ll !.II .:I CUSK KlOTACof Of H{'lllAoM V'ACf J • ~f-OFPAitlmiG V'AfUII(OlllllfO: l'fl."-'tflt 01 PAKI"IG V'.W"UI'lKMDf(l Vicinity Map PARKING SUMMARY ~ 0' lfl 40' RO . I 4 :h Subm1t d CAN NON ROAD SENIORS ~ .. '· --·- ·, .. '··, Bldg 100 ··, .. , .. ............ ..... ,.. . ............. .......... ·· .... ··~ 2 level2 ~. ·, ·. '· Manager's Umt Bldg 100 • '··, ··, .. , .. ............ ..... .......... ~ ·· .......... 3 l ... ll ~ ·· .......... ··- Bldg 200 '··--........ ................ Bldg 200 '··--........ . .............. MP 02-03(H)/ SOP 1 S-13/ SOP 1 5-19/ CUP 15-05/ MS 1 5-12 Bldg 100 Bldg200 ~. ·,. ·,. ·, .. , ··,·· ...... ... ......... ~----........ ..... -... ....... ............ .... ......... .. 1 Levell Building Area Legend Gross Building Areas Amenity Common .Community Room Garage Garage Storage • Leasing PlanA Plane Plan 0 Private Patio .RR • Storage Utility ........... ··"bract" •5tor.-.. ,, l """'""Y....,m ...... riM4"~£P ....... :.an( '~· . r:~t<·.--.-. Building Summanes .., 1J'j; .,: v 4J04iJ ~ ·~ il ... . ! ., . l!,.!.S r.1Y"ol . ............. Gross Garage Areas Unit Summary (Per Building) Occupancy and Construction Type liW' Or~l.,. Cor!t.•<wuo .. Type llftodM\10~ r.tiJU.. 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Pb.AN S-6 LANDSCAPE CONCEPT PLAN ENLAR<SEMENTS 1 LANDSCAPE CONCEPT DETAILS e LANDSCAPE MAINTENANCE EXHIBIT q LANDSCAPE I"'ATER CONSERVATION EXHIBIT IO LANDSCAPE RECYCLED I"'ATER USE EXHIBIT 11-12 LANDSCAPE SECTIONS IS LANDSCAPE SECTION I<E'f MAP 4th Submittal CANNON ROAD SENIORS FENCE $ )IIIALL LEGEND C.MU-6LOC.K )liAJ-1_ (tff;:IGHT PER F'l-AN) tt+t+tt+t+t 6' TUBULAR STEEL f'ENGE FtETAININ6 ll't6ol.L-(HEI6HT FER CIVIL ENISI~ 12' CA/./FfR EX/STII/6 BICAL YPn/5 TREE TO BE REMOVED Y81/cu.AR ENrr?'( GATE- SEE DETAIL F, S/£FT L-1 NOTE• RETAININ6 JI'IALL FINISH TO MATCH c;.Mu-eJ.....OGK V<tAL..L. PARKING SUMMARY REQUIRED PARKING RATIO= 1.7 SPACES/UNIT CARPORT GARAGE TOTAL SPACES REQUIRED (98UNITSK1.7SPACE5/UNIT) AU:ESSIBLESPACESREQUIRED(7/201-~0D) LANDSCAPE AREA REQUIRED TREE REMOVAL LEGEND * 0 EXISTIN6 TIU;;E O'v'ER 12" IN CALIFER. TO Be REMOVED EXISTIN6 'TREE 6ROUPIN6S TO 5E REMOVED UNl-ESS ~15E N0"1"a:' ON. F'LAN Fence & Wall I Tree Removal Plan MP 02-03(H)/ SDP 1 5-1 3/ SDP 1 5-19/ CUP 15-05/ MS 1 5-12 ----~. 4th Submittal CANNON ROAD SENIORS 02/12/16 OUTDOOR DINING AAEA BARSECIUE AREA 1'/ITH BAR SEATING 6' 7liBIJLAI< STEEL POOL fENCING -SEE DETAIL A, SHEET L-1 • VINES GATED POOL ENTI<Y (4) CABANAS ~ ~ g !!mO Bt.nWMLLf.A ~ D!6SO e eal6AIMUV. 1s 6H.. "'6l01JNti....,~"""'Cov;;OTI0110~ER;,;Bt'.GIIiATQi!IA El.GW Rftl11UftT VIlE 156M.. -----~--m IW!.li •~e··AJ!I!I!j] """'-•""" -····~ • ~ SJEQWJ;STI;!G •• , ••••• _ ~Jiaoti,.,E 5TAAJI9H fl.AlSII2'0t.. LOUNGE TABLES AAD CHAIRS •A TED POOL ENTRY __ j PEl< CIVIL PLANS POOL AREA ENLAR6Efv1ENT Cf,482 S.F. 02/12/16 MP 02-03(H)/ SDP 1 5-13/ SDP 1 5-19/ CUP 15-05/ MS 1 5-12 f'LA111TIN6 LE61:~ ll<1rlll<& ~_,_. ~ m "''"" llllliil!llOIW!.li () lofru:Xli.DJr.lEPIU1 l\lafiSTO!IA I'ILHAA H'IEIRltl GAI.II'DM't ~ PIII.H aLllVAR 12' B.TJI. ~----""-· Gllflr\lt:1HH~ GNf'IOR'!E ~UJOI< """'""""""""" ........... 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ZeALAND FLAX ..JAPANESE PITTOSP~ 10~-5 6AL.. ~-16AL. s~1185 @A~1!i:NIGAI NAME C#OMMQN NAME sizE SMALL SHRUBS LANTANA MONTEYIOENSIS ALOE 5P. ANIISOZANTHOS SF. MEDIUM SHR!JBS ARc:.T05TAF'Hl"L.05 HOOKE!=tl C.ISi\JS SF'. A6AVE VILMORINJANA A6AVE PM~I SALVIA Gl.EVELANDII "T'\JGCA WHIF'F'LEI 'RB6' HESP~E PARVIFOLIA MUHLENBER61A G. 'LENGA' LAR6E SHRUBS ~Q ALoE AABo!<ESGENS , CEANOTHUS SP. ESGALLONIA ~II LEPTDSFERHJM SP. PHOENIX RDEBEl-elll PHORMIUM TENAX LANTANA ALoE KAN6AROOP~ MONTERE'T' CARPET MANZANITA ROCK ROSE OCToPUS AiSAVE PARRY'S GEN11.Rl" PLANT CHAPARRAL SA6E FoOTHILL YUc.cA REDYUGGA R£6AL MIST PINK MIJHL V TQRC.H ALOE Y't!LD LIJ .. AG ESCALLOKIA 1EA~E F"'(6MY' DATE PALM NEY't ZEALAND FLAX iO%-5 6AL. aosrts -1 6AL. s~ues 1$1 'if5flNicAL NAME ___ C::OMI'?fON NAME !IZE SMALL SHRUBS ~>:J. ~;r~WIIDENSIS ·-:_::p ~~.Js05~F'H'I'L05 HOOKE!=tl LAsg;E SHR!.JB$ ,D CEAN01l<U5 SP. ESGALl..ONlA FRAI:IESll LEPTOSF'ERM.JM SP. LI6US'm.JM .JAPONICI.JM RHAPHIOLEPIS SF. LANTANA MONTEREY CARPET MANZANITA ROCK ROSE Y'tiLO LILAC ESc.ALLONIA iEA iREE ViAX-LEAF PRIVET INDIAN HAY'm+O~E 20i>-5 GAL. eo~-I GAL 4th Submittal CANNON ROAD SENIORS GEN71<AL YjATER I"EA T1AOE' D.6.PAVIN6 i"'I<AF'f'IN6 SHADE 5TRIJCT1AOE' GEN7!<AL ACc;ENT TREE SEATML!. I PLANTEF< ENHANCED F'EDE51F<IAN PAVING • EIW>J/Cfl} VEHia!AR PAVING !iiCII AS II/7!RLOCKING PAYERS OR CO/.OI'ED COIIaiETE RECREATION PLAZA ENLARGEMENT 2,"114 S.F. 6' 7lil3. STEEL I"ENGE PER DETAIL A, SHEET L-1 TYPICAL TRASH ENCLOSURE ENLARGEMENT -_.:>.Jr\11.~-~ LAI<~EVEI<6F<EEN5HF<JJBS~E. ;~: () · .• Ll61l;TRJM TEXAI'U-1 OF< SIMILAJ<i TO XF<EEN TI<ASH ENGLOS<H<E AND c;M,I ElLOc;K MLL (TYPJ 6' GM.I ElLOGK MLL W PILASTEF<S F'EF< DETAIL El, SHEET L-1 • ll1:flll<lj. ~ m -~ ~"""""'' ioED.tXli..DAlEPiiM !lfi'BOX I'WiilN6TaiA FILRRA H'IBlJI:l ~FNtP.4LHCllT1'/AR 12'B.T.K ~~-""'""'' 24"00X ·-"' ""'""""'-""""' ... 24"00X ~ """""""" 24'00X " ""'""""'"-.... ,,.,., "'""" ... ,........ "'""'"""' "'"" ~ """""'" "'"" ~lA~' """""""""'MT1<1lf "'"" MBJIIISUElOMARIAA' ,..,.,,.,._, ... "'""" ~ Y»STLIVEO»:. 4&'SOX ~-'""""'"'"' .... .... .... .. 0 f'UI$'11116111'1'116111" ~GISI'(GQ.lltM) IWIBI4L'IFUX'.vrt&M' ~!WollOO SM~ ALOE SP. ANI60ZANn+os SP. GAREX 5P. DIETES BIGOLOR F'ESTtJCA ISLAUGA NASSB..LA TI;NUISSIMA MEpiUM S!-!RlJS$ _,~g. ~~N~~~~MPLEFIRE' G-ALLISTEMON 'LIT'lt.E .JOHN' I"'UHLEN6~61A G. 'LENGA' fWSMARINJS 'TUSC.AN e.LUf:' LApr6E :;tlfiWB!2 :0 LI6U$TRUM JAf'ONICA lEXANLJI'-I ::::; ~--· M'T'RnJS COMMUNIS _, PHORMIIJM SP. PITT05Pot0!1JM TOBIRA AL"" KANISAfWO f'.Al-'4 Set)6E f=ORTNI6HT LILY "'"""resc-ue MEXICAN Ft::ATHER CSfi!A$ A6AVE BOI.J6AINYILLEA LITTLE JOHN BOTTLE 6FW5H REISAL MIST PINK MUHL Y' TIJSGAN BL.UE ROSEMARY Y'iAX-LE:Af" ~JYET MYRn.E Ne:i"' ZEALAND F'LAX .JAPANESE f'ITTOSPORIJM M M" 1096-5 aAL. 9096 -I .SA!.... =1~_'!'AW2,ilANIGAI... NAME GOMMON NAME_ SIZE SMALL 5H8lJB5 LANTANA MONT!NIOENSIS ALOE Sf'. ANI60ZANntos SP. LANTANA AL"" KAN6AROOP~ @ RV 5TORA6E YEHIC.UJ..AR ENTRY 6ATE iO"'-5 6AL. 90"' -1 6AL. NTS 02/12/16 MP 02·03(H)/ SOP 1 5-1 3/ SOP 1 5·19/ CUP 15-05/ MS 1 5-12 PLANTIN6 LE:eai!2_GO)IIJ'UIIJJfJ2 M!;p!UM g,tfilJS5 ""~0 ARCTO!!>TAPHYl..OS HOOKE!i.l ~ -" C.IS'TV$ SF. -0 MAVE. VIL.MORINIANA MAVE PARRY\ SAL.YIA C.L..EVEL..ANI:'II "'"'JCG.A ~I~L.el 'R65' HESPEAAL.oE PARYIFoUA MUHLENBEReiA G. 'L.ENCA' LAB&E $tf8lSS AL.(.IJ:A~E:N5 G~NOTHIJS SP. E9GAU.ONIA FRADESII LEf'TOSFERMUM SP. PHOENIX ROeel-ENII PHORMIUM T'ENAX MOK"l'ERE'f GAFtPET MANZANITA ~C.KROSE OC. TOPU5 MAVE P'ARfilY'S CeNTURY PLANT C.HAP~L.SME FOOTHIU. YUGGA REO YUGGA ~6Al.. MIST PINK MUH!.. Y TORCH ALOE )'II.II.D L-ILAC ESGALLONIA TEA TREE: P'1"6M"r" DATE PALM NEI"l ZEALAND FLAX ~~U~ ~IGAL __ NAME::: __ GO_MMON NAME ______ SIZE . $MALL =tfFUJB6 -:_;/f: ~;;I~NTEVIDENSIS . ~':_0 ARC-TOSTAPH'f'LOS HOOKER! o·o__: C.IS'TIJSSP. LARt:;E SHRUBS >9 ····· VINES GEANOTHUS Sf'. ESGALLONIA FRADE:$11 LEf'TOSPERMUM SP. LIGLIS1lWM JAPONIGIJM RHAP+IIOLS>IS SF. LANTANA MO~ CARPEr MANZANITA ROGK~ I'IIILL? Lil-AC ESCALLONIA TEA 'T><EE AAX-LEAF PRIVET INDIANH~ ~ """""""'" ~ = SOJiAIKVll.l.f,f,'!liltDE60Rm' ~IMl.LE.'I IS6AI.. ~5TtG1U5~TQIIUA BI.Q:IOREDTIUftTVJI£ !i~ "'IS"ROJNI5,.,..,"""c.o,.,.."Y"EI<O..- NOTES -~ :;!1< = R&J;PifA'!B!O) BEPXB..YBfif ~112'0t. M ~ BUEaw.KSTt~ 4'1'0TSII2'0t:.. ~~5TMJ.I6Mie fUiffi•ll'Ot. 20SI5-5 15-AL.. eoS~S -1 l!rAL . ALLPP.Gft:l5iP~MJI!IRl6ATtat5W!U.E'EIMGmf'U~I'fltlnEGITf~GAAJ..SIW)DESI6N61liDB.IIES. N«R.HnSIDEHI1f'iEDI3'(11£G.ItJFORIIIAE.011(;PI$l"~GCUt:ii..J6N-11W,ItSI',IE~IN~~!AriLLM::lTBe UMOTE• ENTRY/EXIT ISA1l:S AT Ro/ STORME MEA SH,A,U. F'FIOVIDE SGFiEENINS TO TlE $AT1SF'_.6GT10M OF 1l-E CllY OF CARl..56AD. ~~~ M"~AL. TOeE ~II'EP. 'T\S.\.AA STEEl.. SV.UNSINS VEHIGUl.AR ENTRT' 6ATE 4th Submittal CANNON ROAD SENIORS • RETAINING wAlL PER c;IVIL ENGINEER TO MA Tc;H c;MU 13LXK 1'/ALL FINISH. 5EE DETAIL B, SHEET L-1 . Landscape Concept Plan Enlargement MP 02-03(H)/ SDP 1 5-1 3/ SDP 1 5-19/ CUP 1 5-05/ MS 15-12 4th Submittal CANNON ROAD SENIORS TYPICAL 6ARA6E PLANTIN6 ENTRY HEADLI6HT 6LARE EXHIBIT -~~ 6' "TUI3ULAR STEEL FENCE. SEE DETAIL A, SHEET L-1. 11<EE SOX SIZES IN Af<EA TO ElE SIZ£ 96" SOX MINIM/11 TO SCREEN VEHICULAR liEADLIISHT5 INTO $RROUNOING HOMES -~~ \'f SOX SIZES IN THIS AREA TO BE SIZ£ 48" SOX MINIMUM TO SCREEN VEHic:M...AR. HEADLi6HT5 INTO SURRCUNOIN<3 HOMES MP 02·03(H)/ SDP 1 5-1 3/ SDP 1 5-19/ CUP 1 5-05/ MS 15-12 EXISTING CMU--BLOCK WALL TO ElE PROTECTED IN PLACE .'!:< \'\ II= =--t~...... .-...-.. ,..,~ 1 s 7 ~.;-LAME ~F?EEN RETAINING WALL PER CIVIL ENGINEER TO MATCHCMU BLOC!< WALL FINISH. SEE OETAIL B, SHEETI.-1. LARGE EVERGREEN 5HRUB5 (IE. 1-I.SUSTR/JM TEXANIJM OR SIMII.AF/) TO SCREEN RETAINING /'TYPJ Efv!ER6ENCY VEHICULAR ENTRY 6A TE ENLAR6EMENT EVERGREEN 5HRUB5 (IE. 1.16/JSTR/JM TEXANIJM OR SIMILAF/) TO SCREEN VEHICUl-AR HEADI.IISHTS INTO 5/JRRCUNOING HOMES. /'TYPJ SHRVSS (/E. LI6/!STRVM TEXANIJM OR SIMILAFI) TO SCREEN RETAINING WALLS (TYp J EXISTING CMIJ.-BLOCI<~L TO BE PROTECTED IN PLACE PLANT ABLE RETAINING WALL PER OETAIL 0, SHEET L-1 • 4th Submittal landscape Concept Plan Enlargements CANNON ROAD SENIORS 02/12/16 'I· in @ 6' TUBE STEEL FENC.IN& NTS FINISHED ROIIRl'SON~6UltallE5 6RAD£ ® GMJ BLOCK Y'W.L I"V PILA51ER NTS © MAINTENANC.E:/EME:F<.&E:NC.Y AC.C.E:55 GATE GMU eLOGK YW.L. ,.,.PLAN ® ENTRY MONUMENT ® 5i"!IN&IN5 VEHICULAR eNTRY &ATE: NTS NTS NT5 i~ MP 02-03(H)/ SOP 1 S-1 3/ SOP 1 S-19/ CUP 1 5-05/ MS 1 5-12 N01Eo ENTR'f MO~NT PlANTIN6 TO BE CONSIS1ENT ~Ill! TilE 1<081RTSON RANCH MA51EI<PLAK i5UIDELINf5 11JBU!Jdl ~Tm.. !II"'II~INI!o VEtllaJL..AAE:Nm"t"&ATE! @F!..ANTA6l..E ~AI..!.. SECTION AND ELEVATION 02/12/16 4th Submittal CANNON ROAD SENIORS 0.. ::J u 0.. 0 V1 ..... "' 0.. 0 Ill ::::: J: ;;;-o N 0 0.. ::;; z () 0 z z 'I <( \ \) ; ! ~ }I \ \ : \ I ' ' \\ \ \ '.\ -V'l £l ~ .E 0 ..c_ Jlz ..c:UJ ~ V'l 0 (§ ~ z 0 z z <( u ·"' .c :;: X w. OJ/ .... ~~ ~ ·;;; ::;; Q) c. "' ~ , " "' ...J 10 ::::. N ::::. N 0 LANDSCAPE CALCULATIONS, P-.en--"'• """" TOTAL. SITE AF<EA :246,444 5F TOTAL LANDSCAPED A~A: ~E:NT OF LANDSCAPE AREA PER zoNE:, ZONE I (•REGUIFU::S SUPPLB-'!ENTAL Jo"V\TER <10" PER "~"'EAR) ZONE 2 (*~GVI~ ~AI-IIIIATER <1011 F"ERYEARJ ZONE 9 ( *REGUI~ $UPPL.EME;NTAL. AA~ 10-60' PER YEAR) ZONE 4 (pooL, SPA $ Y"'ATER rEATU~ NOTE, 45,.615 Sf' :.25.45" 5F 19,85S 5F 4,fl115F 1,486 5F AU... PLANS SHALL COMPLY YIIITH T1-£ LANDSC.APE MANUAL SLOPE ~ATION /EROSION CONTROL REQUIRE:Mt=NTS. PER THE YIIATER. GONSER.YATION SECTION OF THE ~DSC.APE Di;;Sic!&N MANJA!.. (G.:5-4.6), Y'IOODY 5HRLJ6S ARE TO BE PLANT'ED OVER HE~ACt=oUS ISROUNDGO"'a'!. TO G~ 6~ OF THE. 6ROUNDGOVER AREA AT MATURITY. le.591> $6,. ""'" II% ... ALL STREeT TREI:S ARE TO BE LOCATED AC.GOfWING TO THE FOLl.OWIN6, A. A MIN. Of" 9' OUTSIDE THE PUBLIC. RIISHT-oF-~Y. B. A MIN. OF 5' F~M PAVINCS. C A MIN. OF "11 F~ ANY SEWER. LINE. D. NOT IN CONFLICT Vi111-l f'Ua.IG l1TILITIE5. I;;, NoT TO BE AU.OVED ON S1"RB:T CORNERS YIIITHIN A TRIANISoiJLAA ZONE: DAAViN f"FWM 11"'0 POINTS, 25' FROM THE eE61NNIN6 OF C.I..IRYES AND END OF GIJRVES OR YIII'THIN SlcSHT LINES AS OESGRISED UNDE:R "516HT DISTANCE• IN THE LANDSc.AFE DESIISN MANUAL (AF'f't=NDIX G.4) ALL UTILITIES ARE TO BE SCREENf:O. ~ Zote lo 1..Q'II ~,....,use ~N"'e ~ ~n::\~~!1~~~:-~~~~~ RA'!Uie~.NOHieHNi1ERU5EFl.NCI'MII1Stlli. -~~~~~ lQ'I"""!EiliiSEI'!...o'M"MIIa!.'L. - ~,:·~~~~~~N'"'e LOI1NO~'IJ:"I'IA'IERLI2I'LAAI"MII'DI,.._ ~ ZDN! 4: HI6H ~Ta UM!! L,ANZ:Ie(:.Jrlfll! ~ =~=~f!FQifA"IIOIW.NlfATO!EG.IWlA'ItPI6 ~~ -"""' N.,.,.. -.. ... ) lG'IEio~"Teliii"TaliS:"~ ""' ... 1DIE.:Iol.OK'NtTBI.U$1JH:ISGN'E .... 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ESTIMA.TB:I N'F'I..IEO l¥oTER USE, lii!I6,Me &ell./'r"r I MP 02-03(H)/ SOP 1 5-1 3/ SOP 1 5-19/ CUP 15-05/ MS 1 5-12 k -1'=._--=--~-= -'-~~~ -- ":::THe SEVEN ~INC.IPI....E5 OF 11.l<ERI5GAPE" PER C.I"TY OF . lo ISQOD Di316N 2r il-IOROlJE,H SOIL PRePARATION s, C.AREFUL. Pl-ANNED USE OF" SHRUB AND LAriN AF!EAS 4: ADAF'TED, LOJf.l AATER DEMAND PLANTS. So Ef'I"EG.TIVE AND Ef"''"'IC.IENT NAT'ERIN6 MeTHOt15. 6o MJJ...C.HED FL.OVOER AND SHFW6 BE~. 1o PROPER LANDSc.APE MAINTENANc.E 4 MANA6EMENT. HOJf.ll"l-lE C.ANNON ROAD SENIORS C.ONC.EPT Pl-AN$ UTil-IZE THESE PRJNc.IF"'...ES I: THE DE516N UTIL.IZES .LOJf.II"'ATER IJ5E PLANTIN6 PAU.ET ON AL.1. 5LOF'E5, P~YS AND SIDEYAROS. 2o SOIL. AMENDI'o£NTS AND PREPARATION HAVE SEEN INDICATED IN PLANTING 5PEG5. 5: TVRF 15 NOT USED ON THE FRO...IEGT SITE. 4, NATIVE! AND D!Wl.JeHT TOLERANT Pl-ANT$ HAVE BEEN U$!0 FOR M'AJoRITT" OF SHFWf3 ~AS AND ALL Sl-OPE: AIO!EA$. SEE PLANT LE6END· SHEET L.-.2 So IRRI6ATION Jf.IIL.L. 6e ON AN AUTOMATIC. TIMER AND 6E FURNISHED JIIIITH A RAIN 5ENSOR f,, ALL. $~ BEDS !SHAL.L BE MULCHED PEFi. PL.ANTIN6 Sf'Ec.IT=Ic.ATIONS. ,, LANDSC.APE !SHALL BE HOA MAINTAINeD. MAXIMJM APPl.-IE'O ~TER USE: 41(.6:2) [(,1x4-5,615) -t (.6x0)] =I C13I,61CI .SCIIJ'T'r! 4th Submittal CANNON ROAD SENIORS 02/12/16 N "' D. ::> u D. 0 Vl ...... "' -V'l ~0:::: .E 0 .o_ .5lz -"LJ.J ~ V'l Q <( ~ EXIST/~ RESIDENCE EXISTIN~ RESIDENCE EX/5TIN~ RESIDENCE LOri POINT EXISTIN~ VE~ATION (RAN~IN~ FROH 2'-20' IN HEI~HT) SECTION A EXISTIN~ VE~ETA TION {RA~/N6 FROH 2'-20' IN HEIGHT) 119'-e' SECTIONC SECTION E VEHICULAR ENTRY ~ATE--, PROPOSED RV PARKIN~ \ ENHANCED PLANTIN~ PERIMETER POOL FENCE !GALE' 1116'~1'-o' ~ ~ LOCATION SGAL.E.L/16'•1'-o' 02/12/16 PROPOSED BUILD/~ LOCATION MP 02-03(H)/ SOP 1 5-1 3/ SOP 1 5-19/ CUP 15-05/ MS 15-12 RETAINING Y'IALL FER CIVIL IE/R.O.W. EXISTING JRA!l i i [ EX/5T/N6 Y'IALL G A N N 0 N • D G A N N 0 N R D 4th Submittal CANNON ROAD SENIORS EXISTING RESIDENCE EXISTING RESIDENCE EXISTING i'Jt!bj. IM' SECTION 8 EXISTING FENCE 115'-2' 160'-1' !;C"'-l:o 1'=10'-Q' PROPOSED /3/J/LD/NS LOCATION PROPOSED /3/JILDING LOCATION 02/12/16 MP 02-03(H)/ SDP 15-1 3/ SDP 1 5-19/ CUP 1 5-05/ MS 1 5-12 4th Submittal CANNON ROAD SENIORS MP 02-03(H)/ SOp 1 5·13; SDp 1 S-1 'Ji CUp 15-0S; MS 15-12 @® © @ ® ~~ ~~~1-Q· ® 02fT2fT6 4th Submittal CANNON ROAD SENIORS -