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HomeMy WebLinkAbout2017-01-04; Planning Commission; ; RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: September 28, 2016 P.C. AGENDA OF: January 4, 2017 Project Planner: Shannon Werneke Project Engineer: Steve Bobbett SUBJECT: RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS – Request for a recommendation of approval of a Major Review Permit and Minor Subdivision to demolish an existing restaurant and remove a 57-foot-tall freeway pole sign for the construction of a four- story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The site is located at 1044 Carlsbad Village Drive in Land Use District 3 of the Village Review zone and within Local Facilities Management Zone 1. The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7220 RECOMMENDING APPROVAL of Major Review Permit RP 16-05 and Minor Subdivision MS 16-06 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project entails a request for approval of a Major Review Permit (RP) and Minor Subdivision (MS) to demolish an existing restaurant (Denny’s) and remove the freeway-oriented pole sign for the construction of a four-story, 45-foot-tall, mixed-use project, including ground floor retail and office uses and 106 residential apartments, 16 of which will be designated as inclusionary housing units. The Major Review permit, identified as Parcel A in the project plans and Planning Commission Resolution No. 7220, involves a 2.23-acre site (APNs 203-320-32, -39, -47) which is addressed as 1044 Carlsbad Village Drive. The northern half of site is currently developed with the Denny’s restaurant and a 57-foot-tall freeway-oriented pole sign. The southern half of the site is vacant and was previously developed with a gas station, which was demolished in 2009. The Minor Subdivision is being processed with the Major Review Permit to consolidate nine (9) legal lots into two (2) lots. The total area of the lots included in the MS is 3.52 acres and includes the following APNs: MOTEL 6: 203-320-03, 203-320-04, 203-320-43, 203-320-44, 203-320-45, 203-320-46 VACANT LAND: 203-320-32, 203-320-47 DENNY’S: APN: 203-320-39 The Motel 6 development is identified as Parcel B in the project plans and Planning Commission Resolution No. 7220 and comprises 6 properties which will be consolidated into one of the two proposed lots (1.29 2 0 RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 2 acres). The remaining 3 properties will be consolidated into one lot for the mixed project (i.e., Parcel A, 2.23 acres). The new property line separating the proposed mixed-use project and the Motel 6 property is defined by the midpoint of an existing 24-foot-wide shared private driveway (i.e., between Motel 6 and the proposed mixed-use project) which will be reconfigured/relocated for the development of the mixed- use project. The 24-foot-wide shared private driveway provides through-access from Grand Avenue to Carlsbad Village Drive and will continue to provide access to the Motel 6 and proposed mixed use project. The 2.23-acre mixed use site has street frontage on Grand Avenue to the north and Carlsbad Village Drive to the south. The off-ramp for Interstate 5 South borders the site to east. Topographically, the site gradually slopes from a high point of 78 feet above mean sea level (MSL) along the eastern property line to 70 feet above MSL along the western property line. The slow lane of Interstate 5 South is located approximately 84 feet above MSL or 6 -14 feet above the site. The project site is located within Land Use District 3, the Freeway Commercial Support Area, of the Village Master Plan. The site is not located within the boundaries of the coastal zone. Grading for the proposed project includes 600 cubic yards of fill and 11,384 cubic yards of cut. As a result, a total of 10,784 cubic yards of material is proposed to be exported from the site. As the existing grade of the eastern property line is the highest point of the property, retaining walls up to three (3) feet in height are proposed along the eastern property line and will face the interior of the site (i.e., cut situation). Pursuant to Chapter 21.86 of the Carlsbad Municipal Code (CMC), the applicant is requesting a 35 percent density bonus which requires a minimum of 20 percent of the base units as inclusionary (i.e., rent- restricted) units. The base units allowed for the 2.23-acre site is 78 units and 16 units are required to be inclusionary units. Including the density bonus and the inclusionary units, the 106-unit project has a proposed density of 47.5 dwelling units per acre. As part of the density bonus request, up to two incentives or concessions may be requested (CMC Section 21.86.050). Accordingly, the applicant is requesting the allowance for mixed-use at the site. Section A provides a detailed discussion on the density bonus request. The ground floor of the proposed mixed-use project will be developed with a parking garage, a live/work unit, 9,659 square feet of commercial retail area and 1,099 square feet of general office space. As currently proposed on the floor plans, three retail suites are envisioned; each suite varies in width and depth. Two of the retail storefronts will front onto Carlsbad Village Drive to the south and wrap around the southwest corner of the building. At the southwest corner of the project, will be a 2,890 square foot retail plaza which includes landscape planters and seating areas. The office area and live/work unit are located at the northwest corner of the building, closer to the Grand Avenue frontage. With exception to the live/work unit, the residential apartments are proposed to be located on the second through fourth floors of the building. In addition, to the retail and office uses, the first floor is proposed to be developed with an at-grade parking garage. A total of 106 units are proposed, including 90 market rate units and 16 inclusionary units, which are required to be income- restricted to lower income households. Table 1 below provides a breakdown of the unit types. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 3 TABLE 1 – DETAILS FOR UNIT TYPE Unit Type Quantity Range in Size Live/Work Unit 1 965 SF Loft 2 860 -1,148 SF 1 Bedroom 37 714 - 995 SF 1 Bedroom + Den 4 888 -1,023 SF 2 Bedroom 38 999 – 1,326 SF 3 Bedroom 8 1,076 – 1,373 SF TOTAL MARKET RATE UNITS 90 Loft (Affordable) 9 609 – 686 SF 1 Bedroom (Affordable) 5 620 – 771 SF 3 Bedroom (Affordable) 2 1,133 SF TOTAL INCLUSIONARY UNITS 16 TOTAL NUMBER OF UNITS 106 UNITS Two interior courtyards on the second level are proposed on top of the parking garage. Included within this amenity area are walkways, landscaping, seating areas and two fire pits. In addition, a gym and general amenity room for use by the tenants is proposed on the second floor. A private community garden is proposed as an additional amenity on the roof deck. Elevator and stairway access for the residential tenants and visitors are proposed in three different areas of the building: at the southeast corner of the building off Carlsbad Village Drive; in the parking garage; and in the residential lobby which is located at the northwest corner of the building. Parking for the mixed use project is proposed to be provided by a combination of at-grade, uncovered surface parking stalls (12 spaces) and a 173-space parking garage, a portion of which will be below grade. The parking garage is designed to independently park the commercial and residential uses. As a result, there are two points of vehicular access on the west side of the building. Included within the residential parking garage are a number of tenant storage areas, as well as an area to store bicycles. The surface parking stalls in front of the retail area will be available for customer parking only. In addition to the 12 surface stalls for the mixed use project, 11 surface parking stalls for Motel 6 patrons will be located on the mixed use site. The stalls will include signage specifying designating the parking for Motel 6 customers only. As the mixed-use project complies with the minimum parking requirements for the commercial uses, no in-lieu parking fees are requested to be purchased. Section B of the staff report below provides additional details with respect to the parking requirements. A 24-foot-wide emergency access drive aisle is proposed off Grand Avenue and wraps around the eastern boundary of the site to Carlsbad Village Drive. Access to this area will be restricted by the use of bollards. While no structures will be located within this area, it is proposed to be utilized as an amenity area for the residential tenants and will include permeable pavers, a decomposed granite path, and low height landscaping. In the event that Grand Avenue is extended east (i.e., under the freeway), a 30-foot-wide dedication is proposed along the northern property line. Caltrans has indicated that the future improvements adjacent to the eastern property line do not include a sound wall and no additional right-of-way will be required along the eastern property line. With respect to westbound Carlsbad Village Drive, at the request of Caltrans, a ten-foot-wide irrevocable offer of dedication will be provided to accommodate possible future improvements to Carlsbad Village Drive (APNs 203-320-46, -47). RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 4 The proposed mixed-use building ranges in height from 43’ to 45’, with architectural projections for the butterfly roof at the south elevation at 47’ – 6” and for the elevator and stairwells up to 59’. The applicant’s vision for the architectural design is to create a dialogue between the urban commercial and residential elements of the Village through the incorporation of two different interpretations of the California Craftsman style. The Craftsman architectural style typically includes the use of rich detail, natural materials, trellises and low-pitched, sloping roofs. The southern half of the mixed-use building is contemporary in its expression since it faces the more urban side of the project along Carlsbad Village Drive. It presents the commercial entries through use of stone, expansive glass storefronts, 21-foot-tall plate lines and fabric awnings over the windows. To provide architectural relief, the residential units above the commercial space and facing Carlsbad Village Drive are stepped back a minimum of 15 feet from the commercial façade. The multi-family units are enhanced with wood and a large overhang to provide architectural interest. The northern half of the building is more traditional in its expression as it is oriented toward Grand Avenue and acts as the residential entry for the project. Materials utilized in the northern half of the project include a combination of brick and stucco, as well as wood trellises and decks. The two themes are joined by timber trussed bridges at the center and the prominent corners of the project incorporate distinctive vertical architectural accents. Table 2 below identifies the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE 2 – SURROUNDING LAND USES Location General Plan Land Use Designation Zoning Village Master Plan Land Use District Current Land Use Site V (Village) V-R (Village Review) Land Use District 3, Freeway Commercial Support Area Restaurant and vacant lot North V V-R Land Use District 3, Freeway Commercial Support Area Three- story extended- stay hotel South V V-R Land Use District 3, Freeway Commercial Support Area Retail shopping center, including a gas station, grocery store and a restaurant East TC T-C Transportation Corridor Interstate 5 West V V-R Land Use District 3, Freeway Commercial Support Area Two-story motel and fast-food restaurant III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation and Density Bonus Ordinance (CMC Chapter 21.86) B. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 3 (Freeway Commercial Support Area, Village Master Plan and Design Manual); C. Inclusionary Housing Ordinance (CMC Chapters 21.85 and 21.86); D. Subdivision Ordinance (CMC Title 20); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 5 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86) The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table 3 below identifies the permissible density range for properties located outside of the coastal zone and within Land Use District 3. TABLE 3 – BASE DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan 2.23 SAME Range: 28-35 du/ac Minimum: 28 x 2.23 = 62 dwelling units Maximum: 35 x 2.23 = 78 dwelling units The proposed project entails a request to construct a mixed-use building which includes 106 apartments. As summarized above, pursuant to the Village Maser Plan, the maximum number of units for a 2.23-acre parcel at 35 dwelling units per acre is 78. In order to construct 106 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower and moderate income households. Specifically, the applicant is requesting a 35% density bonus pursuant to Table A of CMC Chapter 21.86.040. In exchange for the 35% density bonus, the applicant is required to designate 20% of the base number of units, or 16 units, as inclusionary units. The inclusionary apartments are required to be rent- restricted and affordable to lower income households. Pursuant to CMC Chapter 21.86.020, a low income household is defined as households whose gross income is more than fifty percent but less than 80 percent of the median income for San Diego County, as determined annually by the U.S. Department of Housing and Urban Development. Summary of density bonus request: Base maximum density: 35 dwelling units per acre Base maximum units: 2.23 acres x 35 = 78 dwelling units (20% or 16 units required to be inclusionary units) 35% density bonus: 78 x 0.35 = 27.3 = 28 units (round up per CMC 21.86.040(G)) Proposed number of units: 78 + 28 = 106 units Proposed density: 106/2.23 = 47.5 dwelling units per acre Table 4 below summarizes the standards required for a density bonus. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 6 TABLE 4 – CMC SECTION 21.86.090 - DENSITY BONUS HOUSING STANDARDS Standard Analysis Complies? A. Required target dwelling units shall be constructed concurrent with market-rate dwelling units unless both the final decision-making authority of the city and the developer/applicant agree within the density bonus housing agreement to an alternative schedule for development. The 16 affordable units will be built concurrent with the market rate units. Yes B. Whenever feasible, target dwelling units and density bonus dwelling units should be built on- site (within the boundary of the proposed development) and, whenever reasonably possible, be distributed throughout the project site. The inclusionary units will be built on- site and located within the same building as the market rate units. In addition, the units will be distributed throughout the building. Yes C. Whenever feasible, target dwelling units should be located on sites that are in proximity to, or will provide access to, employment opportunities, urban services, or major roads or other transportation and commuter rail facilities (i.e., freeways, bus lines) and that are compatible with adjacent land uses. The proposed project is located within the boundaries of the Village Master Plan; as such, the site is located in close proximity to public transportation (i.e. train station and bus stops), employment, as well as various goods and services. In addition, the project is located adjacent to Interstate 5, which will also provide access to the above- noted services. Adjacent land uses include a hotel to the north, retail shopping center to the south and a fast food restaurant and motel to the west. The proposed mixed-use project is compatible with the surrounding land uses. Yes D. Whenever feasible, target dwelling units should vary in size and number of bedrooms, in response to affordable housing demand priorities of the city. The inclusionary housing includes nine lofts, five, one-bedroom units and two, three- bedroom units. The units range in size from 609 to 1,133 square feet. Yes E. Density bonus projects shall comply with all applicable development standards, except those which may be modified as an incentive or concession, or as otherwise provided for in this chapter. In addition, all units must conform to the requirements of the applicable building and housing codes. The design of the target dwelling units shall be reasonably consistent or compatible with the design of the total project development in terms of appearance, materials and finished quality. With exception to the allowance for mixed-use, which is a permissible concession, the project is consistent with all applicable development standards. Further, the design of the target inclusionary units will be the same as the market rate units as they will be distributed throughout the building. Yes F. No building permit shall be issued, nor any development approval granted, for a development A density bonus agreement is required to be recorded prior to recordation of Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 7 Standard Analysis Complies? which does not meet the requirements of this chapter. No target dwelling unit shall be rented or sold except in accordance with this chapter. the final map. The agreement will include details as specified pursuant to CMC Chapter 21.86.130. G. Upon the request of the applicant, the parking ratio (inclusive of handicap and guest parking) for a housing development that conforms to the requirements of Section 21.86.040(A) shall not exceed the ratios specified in Table E or as noted, below. If the applicant does not request the parking ratios specified in this section or the project does not conform to the requirements of Chapter 21.86.040(A), the parking standards specified in Chapter 21.44 of this code shall apply. 1. If a development includes the maximum percentage of low- or very low income units provided for in Chapter 21.86.040(A) and is located within one-half mile of a major transit stop, as defined in the state Public Resources Code (subdivision (b) of Section 21155), and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. 2. If a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in state Health and Safety Code (section 50052.5), then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive The mixed-use project includes the maximum percentage, 20% or 16 units, as inclusionary housing. A total of 9, one-bedroom lofts, 5, one- bedroom units and 2, three- bedroom units are proposed. Pursuant to the Density Bonus Ordinance no more than 0.5 spaces per bedroom shall be required for the inclusionary units. Pursuant to G.1, a total 10 spaces are required for the inclusionary units and 10 spaces are proposed. The project is located approximately ½ mile from a major transit station, which includes rail and bus service. 14, one bedroom/lofts 14 bedrooms x 0.5 spaces = 7 spaces 2, three-bedroom 6 bedrooms x 0.5 spaces = 3 spaces 7+3 = 10 spaces required 2. N/A Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 8 Standard Analysis Complies? of handicapped and guest parking, that exceeds the following ratios: a. If the development is located within one- half mile of a major transit stop, as defined in state Public Resources Code (subdivision (b) of section 21155), and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. b. If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with state Civil Code (sections 51.2 and 51.3), the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. c. If the development is a special needs housing development, as defined in state Health and Safety Code (section 51312), the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. 3. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded down to the next whole number. 4. For purposes of this section, a housing development may provide “on-site” parking through tandem parking or uncovered parking, but not through on-street parking. 3. N/A 4. A total of 20 tandem parking stalls are proposed in the residential parking garage to assist with meeting the parking requirements. No on-street parking is proposed to count toward the project’s parking requirements. The project is consistent with CMC Section 21.86.050(A) (2). RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 9 Standard Analysis Complies? 5. The applicant may request parking incentives or concessions beyond those provided in this section, subject to the findings specified in Chapter 21.86.050(A) (2). 6. Notwithstanding subsections G.1 and G.2 of this section, if the city or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed the ratio described in Table E, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low income individuals, including seniors and special needs individuals. The city shall pay the costs of any new study. The city shall make findings, based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. 5. Please see discussion below. 6. N/A Pursuant to CMC Chapter 21.86.050 (A)(3)(b) of the Density Bonus Ordinance, a project which designates at least 20% of the total units for lower income households, a total of two incentives or concessions shall be granted. An incentive or concession may include any of the following: a. A reduction in site development standards or a modification of zoning code or architectural design requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required. b. Approval of mixed-use zoning in conjunction with the housing development if: (i) commercial, office, industrial or other land uses will reduce the cost of the housing development; and (ii) the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned future development in the area where the proposed project will be located. c. Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. d. The city council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 10 The applicant is requesting the following concession: 1. Allowance for mixed-use: Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan currently allows for a wide variety of food, commercial and office uses by right and multi-family units as provisional uses. A mixed-use product type is not a permitted use. The applicant is requesting the allowance for mixed-use as a concession pursuant to the above-noted options. As discussed in the findings in Planning Commission Resolution No. 7220, mixed-use is an appropriate concession for the requested density bonus in that it results in cost reductions to enable the provision of housing affordable to the designated income group. A mixed-use product type in the Village provides a sustainable and more economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. A mixed-use product type is appropriate in that it is located in the urban core, ½ mile from the train station, and reduces vehicle miles traveled (VMTs). The four- story mixed-use building is compatible with the surrounding area, which includes a three-story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a two-story motel and fast food restaurant to the west. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Chapter 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Chapter 21.85.140. As discussed in Section C below, the proposal to construct 106 units, including 16 inclusionary units on Parcel A, is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project to be consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7220, the proposed project meets these findings. Since the proposed project requires approval from the City Council, the City Council is the final decision-making authority for the allocation from the EDUB. The following Table 5 describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE 5 – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Goal 2-G.17 Ensure that the scale and character of new development is appropriate to the setting and intended use. Promote development that is scaled and sited to respect the natural terrain, where hills, public realm, parks, open space, trees, and distant vistas, rather than buildings, The proposed mixed-use project, which includes the construction of 106 multi-family apartments and 10,758 of ground floor commercial office and retail area, is surrounded by a wide variety of commercial land uses, including a three-story hotel to the north, a retail shopping center to the south and a fast-food Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 11 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? dominate the overall landscape, while developing the Village, Barrio, and commercial and industrial areas as concentrated urban-scaled nodes. Goal 2-G.29 Maintain the Village as a center for residents and visitors with commercial, residential, dining, civic, cultural, and entertainment activities. Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial, office, restaurants and specialty retail shops, which traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 6 to 14 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. The mixed-use project will enhance the vitality of the Village by providing new rental units in close proximity to the downtown core area, as well as the train station. The project reinforces the pedestrian orientation desired for the downtown area by providing an opportunity for the residents to walk to shopping, recreation, and mass transit functions. In addition, the project’s proximity to the freeway, existing bus routes and the train station will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Mobility Vision Statement Increase travel options through enhanced walking, bicycling, and public transportation systems. Enhance mobility through increased connectivity and intelligent transportation management. Goal 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi- modal transportation system Pursuant to the Traffic Study prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city’s Growth Management Plan as the Level of Service for street segments, intersections, and ramps will continue to operate at a Level of Service (LOS) “D” or better. To Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 12 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children the elderly and the disabled. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. address requirements for Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The proposed project is located approximately a half mile from the train/Coaster station which provides service throughout the day. The project’s close proximity to the transit stop will provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Further, the mixed-use project supports walkability and mobility by locating the project near existing goods and services, such as a grocery store. The project will include bike racks and storage, as well as transit screens inside the building to provide intelligent transportation management. The project also includes the addition of a sidewalk along the project’s Grand Avenue frontage and street trees and landscape planters along the two street frontages. In addition, the southwest corner of the building is setback 30 feet from the drive aisle to allow for a plaza with enhanced paving, and outdoor seating areas. Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community’s greenhouse gas (GHG) emissions and fostering green development patterns- including buildings, sites, and landscapes. Pursuant to the Greenhouse Gas Analysis prepared for the project (Ldn Consulting, June, 2016), the project is consistent with the Climate Action Plan in that with the removal of the existing Denny’s restaurant, the net gain in metric Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 13 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Policy 9-P.1 Enforce the Climate Action Plan as the city’s strategy to reduce greenhouse gas emissions. Policy 9-P.10 Decrease the need for artificial cooling, heating and lighting, and promote outdoor lifestyles in Carlsbad’s sunny and moderate climate by:  Ensuring that the Zoning Ordinance provides for adequate private and common open spaces as part of multifamily developments.  Encouraging residential and office buildings to have windows that open to the outside in all habitable rooms, and maximize the use of daylight. Policy 9-P.11 Implement the city’s Landscape Manual to mitigate urban heat island effects through maximum tree canopy coverage and minimum asphalt and paving coverage, particularly for denser areas like the Village and the Barrio, shopping centers, and industrial and other areas with expansive surface parking. tons of CO2e is 762.82, which is below the threshold of 900 MT CO2e. The proposed mixed-use project will exceed the energy reduction requirements of Title 24, incorporate drought tolerant landscaping, utilize low water use plumbing fixtures, include electric vehicle parking and charging stations, a transportation management plan and solar thermal heating for domestic hot water are included. A majority of the multi-family units are designed to include decks which face the landscaped interior courtyards (7,488 SF). In addition, the 24-foot-wide emergency access lane adjacent to the eastern elevation of the building will be landscaped and utilized as an amenity area for the tenants. In total, 37,586 SF of open space is provided while 19,605 SF is required pursuant to the Village Master Plan. Given the nature of the product type, attached multi- family units, not all units have windows on all four elevations. However, the elevations which do have sun exposure, include several windows which maximize the use of daylight. The project includes a landscape plan which has been determined to be consistent with the city’s Landscape Manual. Perimeter landscaping, which includes trees, reduces the urban heat island effect throughout the site. In addition, a roof top community garden is proposed for use by the residents. Housing Goal 10-G.3 The proposed project includes 20%, or 16, inclusionary units which will Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 14 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? 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. Goal 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms (lower income senior housing projects exempt). Policy 10-P.18 Adhere to City Council Policy Statement 43 when considering allo- cation of “excess dwelling units” for the purpose of allowing development to exceed the Growth Management Control Point (GMCP) density, as discussed in Section 10.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision of housing affordable to lower income households. be required to be rented to lower income households. The provision for inclusionary housing will contribute toward achieving the city’s Regional Housing Needs. The project has been conditioned accordingly to require the approval of an Affordable Housing Agreement prior to recordation of the final map. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7220, the proposed project meets these findings. Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. Further, the project has been conditioned to develop and Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 15 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. 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.3 For all projects that require discretionary review and have noise exposure levels that exceed the standards in Table 5-1, require site planning and architecture to incorporate noise-attenuating features. With mitigation, development should meet the allowable outdoor and indoor noise exposure standards in Table 5-2 (45 dBA). When a building’s openings to the exterior are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. Given the site’s proximity to the freeway and Carlsbad Village Drive, a noise study was prepared for the proposed project (Ldn Consulting, August, 2016). The project has been conditioned to comply with the recommendations of the noise report to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The recommendations include the requirement for mechanical ventilation (i.e., air conditioning units) and minimum STC ratings for the windows and glass doors. The project plans incorporate these notes and are considered design features of the project. A Notice will be required to be recorded on title to notify future owners that the property is subject to noise from the freeway. Yes B. Village Review Zone (CMC Chapter 21.35), Land Use District 3, Freeway Commercial Support Area (Village Master Plan and Design Manual) The 2.23-acre mixed use site (i.e., Parcel A) is located within Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan. District 3 comprises the easterly entry to the Village off Interstate 5 and allows for a wide variety of food, commercial and office uses by right and multi-family units as provisional uses. A mixed-use product type is not currently a permitted use. The proposed project entails a request to construct a four-story mixed-use building with 106 multi-family apartments, including 16 inclusionary housing units. Pursuant to Section A above, as part of the density bonus request, the RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 16 applicant is requesting the allowance for mixed-use as a concession. Pursuant CMC Section 21.86.050, the approval of mixed-use zoning in conjunction with a density bonus request shall be allowed if certain findings are made. As discussed in the findings in Planning Commission Resolution No. 7220, mixed-use is an appropriate concession for the requested density bonus in that it results in cost reductions to enable the provision of housing affordable to the designated income group. A mixed-use product type in the Village provides a sustainable and more economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. A mixed-use product type is appropriate in that it is located in the urban core, a half mile from the train station, and reduces vehicle miles traveled (VMTs). The four-story mixed-use building is compatible with the surrounding area which includes a three- story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a two-story motel and fast food restaurant to the west. The specific development standards for new development within Land Use District 3 and the project’s compliance with these standards are shown in Table 6 below: TABLE 6 – VILLAGE MASTER PLAN, LAND USE DISTRICT 3, FREEWAY COMMERCIAL SUPPORT AREA STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Front Yard Setback 1st floor: no setback for mixed-use 2nd, 3rd and 4th floors: 10’ average setback 1st floor: Carlsbad Village Drive.: 16’– 2” Grand Avenue: 3’– 3” to 6’ – 8” 2nd-4th floors: Carlsbad Village Drive.: 31’ – 2” Grand Avenue: 10’ – 5” to 11’ -5” Yes Side Yard Setback No minimum East: 30’ West: 16’ Yes Rear Yard Setback No minimum 32’ – 3” Yes Max Building Height 45’ Architectural projections, including stairwells and elevators are permitted to exceed the height pursuant to CMC Section 21.46.020 43’ to 45’, with architectural projections for the butterfly roof element (southwest corner of building) at 47’ – 6” and 59’ for the elevator and stairwells. Yes Building Coverage 100% 57.9% Yes Open Space 20% = 19,605 SF 38% or 37,586 SF *Includes pedestrian café, roof deck, balconies, landscape planters/pockets Yes Density 28-35 dwelling units/acre 47.5 dwelling units/acre with a request for density bonus pursuant to CMC Section 21.86 (please see Section A for request/analysis) Yes RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 17 TABLE 7 – PARKING ANALYSIS USE Ratio REQUIRED PROPOSED COMPLY? Commercial Retail 1 space per 300 SF 9,659 SF/300 = 32 spaces 36 spaces Yes Commercial Office 1 space per 350 SF 1,099/300 = 3 spaces 3 spaces Yes Residential- Market Rate Units Live-work/loft/one bedroom: 1 space/unit Two/Three bedroom: 2 spaces/unit Live-work: 1 Loft: 2 One bedroom: 41 44 units = 44 spaces Two bedroom: 38 Three bedroom: 8 46 units = 92 spaces 44 + 92 = 136 spaces 136 spaces Yes Residential- Inclusionary per CMC Chapter 21.86 (G)(1), Density Bonus Ordinance Live-work/loft/one bedroom: 0.5 space/unit Two/Three bedroom: 0.5 spaces/unit Loft: 9 One bedroom: 5 14 units = 7 spaces Three bedroom: 2 units 6 bedrooms x 0.5 = 3 spaces 7 + 3 = 10 spaces 10 spaces Yes TOTAL REQUIRED: 181 PROPOSED: 185 TABLE 8 – TYPES OF PARKING STALLS USE STANDARD COMPACT TANDEM ACCESSIBLE TOTAL Commercial Retail/Office 30 spaces 5 compact N/A 4 spaces 39 spaces Residential 103 spaces 20 spaces 20 spaces 3 spaces 146 spaces TOTAL 133 spaces 25 spaces (13.5% of total number of spaces) 20 spaces (10.8% of total number of spaces) 7 spaces 185 spaces Pursuant to CMC Section 21.86.090 (G) (4), on-site parking can be accommodated with tandem parking stalls (no limit). In addition, pursuant to the Village Master Plan, up to 40% of the total number of parking spaces provided on-site may be constructed as compact parking. As summarized in Tables 7 and 8 above, the proposed mixed-use project is consistent with the parking requirements pursuant to the Village Master Plan and Chapter 21.86, the Density Bonus Ordinance. No in-lieu parking fees are required. TABLE 9 – VILLAGE MASTER PLAN- BASIC DESIGN PRINCIPLES Pursuant to the Village Master Plan, a village scale and characters should be emphasized for all future development and property improvements to reinforce Carlsbad Village’s uniqueness, enhance its impact as a shopping and entertainment destination and improve its livability as a mixed-use residential environment. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 18 Ten basic design principles should be utilized in the design review process for property improvements and new construction in the Village. The Planning Commission shall be satisfied that the applicant has made an honest effort to conform to each of these principles. DESIGN PRINCIPLE ANALYSIS 1. Development shall have an overall informal character While the Village Master Plan does not define “informal character,” the standards in Land Use District 3 include the allowance for a 45- foot-tall building, a density up to 35 dwelling units per acre, and limited setbacks, including a zero setback along the project frontages. The Village Master Plan, as well as the Zoning Code, allow for density bonus requests. The surrounding development includes Interstate 5 to the east and a three-story hotel to north. Given the existing setting and development standards, an environment is established which encourages large, intense development. Notwithstanding the above, to address issues with respect to mass and scale, the applicant has stepped floors 2-4 back from the Carlsbad Village and Grand Avenue frontages and has added architectural relief in various places throughout the building to help break up the massing. Further, various colors and materials are utilized to provide additional architectural interest. 2. Architectural design shall emphasize variety and diversity The applicant’s vision for the architectural design is to create a dialogue between the urban commercial and residential elements of the Village through the incorporation of two different interpretations of the California Craftsman style. The Craftsman architectural style typically includes the use of rich detail, natural materials, trellises and low-pitched, sloping roofs. The southern half of the mixed-use building is contemporary in its expression since it faces the more urban side of the project along Carlsbad Village Drive. It presents the commercial entries through use of stone, expansive glass storefronts, 21-foot-tall plate lines and fabric awnings over the windows. To provide architectural relief, the residential units above the commercial space and facing Carlsbad Village Drive are stepped back a minimum of 15 feet from the commercial façade. The multi-family units are enhanced with wood and a large gable roof overhang to provide architectural interest. The northern half of the building is more traditional in its expression as it is oriented toward Grand Avenue and acts as the residential entry for the project. Materials utilized in the northern half of the project include brick, wood trellises and decks. The two themes are joined by timber trussed bridges at the center and the prominent corners of the project incorporate distinctive vertical architectural accents. 3. Development shall be small in scale Land Use District 3 allows for a building up to 45 feet in height (exclusive of acceptable architectural projections), 100% building coverage, limited setbacks, and a density up to 35 dwelling units per acre. The allowance for buildings up to 45 feet, 100% building coverage and limited setbacks does not encourage the design of project which is small in scale. The project proposes a density bonus (47.5 dwelling units per acre) which includes smaller rental units as well as the requisite number of inclusionary housing units. The RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 19 DESIGN PRINCIPLE ANALYSIS inclusion of affordable housing is an important goal of the Housing Element and mixed-use projects are encouraged in the Village. It is not feasible to comply with this guideline given the current development standards and the allowance for density bonuses pursuant to state regulations and the Density Bonus Ordinance. 4. Intensity of development shall be encouraged The project is consistent with this principle in that it is developed pursuant to the existing standards of Land Use District 3 which includes setbacks, height and open space. A 35% density bonus is requested and includes the requisite inclusionary housing. Pursuant to CMC Chapter 21.86, as well as the Housing Element, a density bonus is encouraged when affordable housing is provided. Specifically, it is in the public’s interest for the city to promote the construction of inclusionary housing through the implementation of the Density Bonus Ordinance. Further, mixed-use is an allowable concession pursuant to CMC Section 21.86.050(A) (4) (b) and is encouraged in the General Plan. 5. All development shall have a strong relationship to the street The mixed-use project is strongly-related to the street in that large, visually-interesting commercial storefronts are proposed. Awnings are included as well as enhanced architectural treatments at the base of the building. In addition, a plaza is proposed at the southwest corner of the building which enhances the pedestrian experience off Carlsbad Village Drive. Finally, balconies are proposed for the residential units facing the street. 6. A strong emphasis shall be placed on the design of ground floor facades See discussion for #5 above. 7. Buildings shall be enriched with architectural features and details See discussion for #2 above. 8. Landscaping shall be an important component in the architectural design Landscaping is proposed along the Carlsbad Village frontage, tree wells and planters throughout the parking lot and the 24-foot-wide emergency access lane will be used as a landscaped amenity for the residents. In addition, a rooftop garden, as well as two landscaped courtyards are included for use by the residents of the apartments. 9. Parking shall be visually subordinated The proposed parking is visually subordinate in that a majority of the parking stalls are screened by a parking garage which is located behind the commercial frontage. Further, a portion of the parking structure is located below grade. Landscaping is proposed along the east elevation to screen the parking structure from Interstate 5. The remaining limited number of surface parking stalls are adjacent to the west elevation of the building and visually subordinate since the outdoor seating area is located at the southwest corner of the building adjacent to Carlsbad Village Drive. 10. Signage The proposed project includes the removal of a 57-foot-tall freeway oriented pole sign which is viewed as a significant benefit as part of the proposed project. A separate sign permit will be required to relocate the existing Motel 6 monument signage. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 20 In summary, given the surrounding land uses, the existing standards in the Village Master Plan, the requirements of the Density Bonus Ordinance, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards. Further, mixed-use is encouraged in the Housing Element of the General Plan and the Zoning Ordinance, specifically when inclusionary housing is included as part of the project. C. Inclusionary Housing The Inclusionary Housing regulations, specifically CMC Chapter 21.85, shall apply to any new construction of rental units where the developer receives offsets or any incentives of the type specified in the density bonus law pursuant to the provisions of CMC Chapter 21.86 and the developer agrees by contract to limit rents for below market-rate rental units. Pursuant to CMC Chapter 21.85.030, 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. To satisfy this requirement, the applicant proposes to designate 20% or 16 units, as inclusionary units. Further, because ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. The city’s Housing Policy Team recommended approval of the request on July 5, 2016. As required by CMC Chapters 21.85 and 21.86, the project has been conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to recordation of the final map. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Minor Subdivision to consolidate nine (9) lots into two (2) lots (Parcel A and Parcel B) and has found that the project complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20). The development of Parcel A has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. The parcel map will provide for the irrevocable offers of dedication for 30 feet along the northern property line for the possible future extension of Grand Avenue and 10 feet along the project’s Carlsbad Village Drive frontage to address possible future improvements. If the improvements are constructed, it will likely result in the loss of the planters along the Carlsbad Village Drive frontage and modification of the emergency access driveway at the rear property line. The structure will remain in compliance with the setbacks since the floors 2-4 are setback an average of 10 feet from the future right-of-way. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 10 below. RP 16-05/MS 16-06 – CARLSBAD VILLAGE LOFTS January 4, 2017 Page 21 TABLE 10 – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 368.5 sq. ft. Yes Library 196.55 sq. ft. Yes Waste Water Treatment 106 EDU Yes Parks 0.74 acres Yes Drainage 6.57 CFS Yes Circulation 697 ADTs Yes Fire Station 1 Yes Open Space n/a n/a Schools E: 26.71, M: 8.63, H: 11.01 Yes Sewer Collection System 24,634 GPD Yes Water 28,974 GPD Yes Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as 106 units are proposed, a total of 106 dwelling units are proposed to be deducted from the City’s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7220, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan, as well as the General Plan, the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7220 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Letter of Support from Chamber of Commerce dated December 22, 2016 6. Full Size Exhibits “A – AAA” dated January 4, 2017 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MAJOR REVIEW PERMIT AND MINOR SUBDIVISION TO DEMOLISH AN EXISTING RESTAURANT AND REMOVE A 57-FOOT-TALL FREEWAY POLE SIGN FOR THE CONSTRUCTION OF A FOUR-STORY, 45-FOOT-TALL, MIXED-USE PROJECT, INCLUDING GROUND FLOOR RETAIL AND OFFICE USES AND 106 RESIDENTIAL APARTMENTS, 16 OF WHICH WILL BE DESIGNATED AS INCLUSIONARY HOUSING UNITS. THE SITE IS LOCATED AT 1044 CARLSBAD VILLAGE DRIVE IN LAND USE DISTRICT 3 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: CARLSBAD VILLAGE LOFTS CASE NO.: RP 16-05/MS 16-06 WHEREAS, AGC Development, LLC, “Applicant/Developer/Owner” and has filed a verified application with the City of Carlsbad regarding properties described as: VACANT LAND: APN: 203-320-32-00 (PORTION OF THE LAND) 203-320-47-00 (PORTION OF THE LAND) MOTEL 6: APN: 203-320-03-00 (affects portion of Parcel 1) 203-320-04-00 (affects portion of Parcel 1) 203-320-43-00 (affects portion of Parcel 1) 203-320-44-00 (affects portion of Parcel 1) 203-320-45-00 (affects portion of Parcel 1) 203-320-46-00 (affects Parcel 2) DENNY’S: APN: 203-320-39-00 ALL THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 1661,FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE (“the Property”); and WHEREAS, said verified application constitutes a request for a Major Review Permit and Minor Subdivision as shown on Exhibits “A-AAA”, dated January 4, 2017, on file in the Planning Division, CARLSBAD VILLAGE LOFTS – RP 16-05/MS 16-06, as provided by Chapter 21.35 and Title 20 of the Carlsbad Municipal Code; and PLANNING COMMISSION RESOLUTION NO. 7220 PC RESO NO. 7220 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 WHEREAS, the Planning Commission did, on January 4, 2017, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Major Review Permit and Minor Subdivision. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Planning Commission RECOMMENDS APPROVAL of CARLSBAD VILLAGE LOFTS – RP 16-05/MS 16-06 based on the following findings and subject to the following conditions: Findings: Major Review Permit, RP 16-05 1. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City’s General Plan, Village Review Zone, and the Village Master Plan and Design Manual, based on the facts set forth in the staff report dated January 4, 2017, including, but not limited to the following: a. Land Use: The proposed mixed-use project on Parcel A of the Tentative Parcel Map, which includes the construction of 106 multi-family apartments and 10,758 of ground floor commercial office and retail area is surrounded by a wide variety of commercial land uses, including a three-story hotel to the north, a retail shopping center to the south and a fast- food restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 15 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. The mixed-use project will enhance the vitality of the Village by providing new rental units in close proximity to the downtown core area, as well as the train station. The project reinforces the pedestrian-orientation desired for the downtown area by providing an opportunity for the residents to walk to shopping, recreation, and mass transit functions. In addition, the project’s proximity to the freeway, existing bus routes and the train station will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. Parcel B of the Tentative Parcel Map will remain as an existing Motel 6. b. Mobility: Pursuant to the Traffic Study prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city’s Growth Management Plan as the Level of Service for street segments, intersections, and ramps will operate at a Level of Service (LOS) “D” or better. To address requirements for PC RESO NO. 7220 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements, including a sidewalk, along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The proposed project is located approximately ½ mile from the train/coaster station which provides service throughout the day. The project’s close proximity to the transit stop will provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Further, the mixed-use project supports walkability and mobility by locating the project near existing goods and services, such as grocery store. The project will include bike racks and storage, as well as transit screens to assist for intelligent transportation management. The project also includes the addition of a sidewalk along the project’s Grand Avenue frontage and street trees and landscape planters along the two street frontages. In addition, the southwest corner of the building is setback 30 feet from the drive aisle to allow for a plaza with enhanced paving, and seating areas for uses such as a cafe or outdoor dining areas. c. Housing: The proposed project is consistent with the Housing Element of the General Plan and the City’s Inclusionary Housing Ordinance, in that the proposed project includes the designation of 20% of the market rate rental units or 16 units, as inclusionary units, which will be required to be rented at a low income level (80% of the San Diego County Area Median Income). As ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. On July 5, 2016, the City’s Housing Policy Team recommended approval of the above-noted proposal. The provision for inclusionary housing will contribute towards achieving the city’s Regional Housing Needs. The project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Agreement prior to recordation of the parcel map. d. Noise: Given the site’s proximity to the freeway and Carlsbad Village Drive, a noise study was prepared for the proposed project (Ldn Consulting, August, 2016). The project has been conditioned to comply with the recommendations of the noise report to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The recommendations include the requirement for mechanical ventilation (i.e., air conditioning units) and minimum STC ratings for the windows and glass doors. The project plans incorporate these notes and are considered design features of the project. A Notice will be required to be recorded on title to notify future owners that the property is subject to noise from the freeway. e. Sustainability: Pursuant to the Greenhouse Gas Analysis prepared for the project (Ldn Consulting, June, 2016), the project is consistent with the Climate Action Plan in that with the removal of the existing Denny’s restaurant, the net gain in metric tons of CO2e is 762.82, which is below the threshold of 900 MT CO2e. The proposed mixed-use project will exceed the energy reduction requirements of Title 24, incorporate drought tolerant landscaping, use low water use plumbing fixtures, electric vehicle parking and charging stations, a transportation management plan and solar thermal heating for domestic hot water. A majority of the multi-family units are designed to include decks which face the landscaped interior courtyards (7,488 SF). In addition, the 24-foot-wide emergency access lane adjacent to the eastern elevation of the building will be landscaped and utilized as an amenity area for the tenants. In total, 37,586 SF of open space is provided while 19,605 SF is required pursuant to the Village Master Plan. Given the nature of the attached multi-family product type, not all units have windows on all four elevations. However, the elevations which do have sun exposure, include several windows which maximize the use of daylight. The PC RESO NO. 7220 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 project includes a landscape plan which has been determined to be consistent with the city’s Landscape Manual. Perimeter landscaping, which includes trees, reduces the urban heat island effect throughout the site. In addition, a roof top community garden is proposed for use by the residents. f. Land Use District 3 Standards: The proposed project has been designed to comply with the requirements pursuant to Land Use District 3 of the Village Master Plan, including setbacks, open space, building height, and building coverage. 2. The project’s density, 47.5 du/a, exceeds the maximum density as established pursuant to the Village Master Plan (28-35 du/ac). To approve a density above the maximum as established in the Village Master Plan, the following findings shall be made: a. That the project will provide sufficient additional public facilities for the density in excess of the maximum permitted to ensure that the adequacy of the City’s public facilities plans will not be adversely impacted in that the project is designed with the infrastructure and conditioned to require adequate public facilities to serve the proposed mixed-use project, including water and sewer service, drainage, as well emergency access for the Fire Department. b. That there have been sufficient developments approved in the quadrant at the densities below their Growth Management Control Points so the approval will not exceed the quadrant limit in that 759 units remain for allocation within the boundaries of the Village Master Plan. c. That all necessary public facilities will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted city standards in that project is conditioned to construct the necessary public facilities concurrent with the construction of the mixed-use project. Minor Subdivision, MS 16-06 3. That the proposed Tentative Parcel Map and the proposed design and improvement of the minor subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act, and will not cause serious public health problems, in that the proposed lot consolidation from nine (9) lots to two (2) lots satisfies all minimum requirements of Titles 20 and 21 with respect to public facilities, access and parking. The parcel map facilitates development of Parcel A, while Parcel B will remain as an existing Motel 6. 4. That the proposed project is compatible with the surrounding future land uses since the surrounding properties are developed with commercial uses, are currently designated as Village (V) in the General Plan and are located in Land Use District 3, Freeway Commercial Support Area, of the Village Master Plan. Land Use District 3 currently allows buildings up to 45 feet in height. The proposed four-story mixed-use project, which includes the construction of 106 multi-family apartments and 10,758 of ground floor commercial office and retail area, is surrounded by a wide variety of commercial land uses, including a three-story hotel to the north, a retail shopping center to the south and a fast-food restaurant and two-story motel to the west. In addition, Interstate 5, which is approximately 6-14 feet above the existing grade of the subject site, is adjacent to the east property line. Given the surrounding context with respect to land uses, the proposal for a four-story mixed-use building is appropriate. PC RESO NO. 7220 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 5. That the site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density proposed, in that the proposed project entails a request to construct a mixed-use building which includes 106 apartments. Pursuant to the Village Maser Plan, the maximum number of units for a 2.23- acre parcel at 35 dwelling units per acre is 78. In order to construct 106 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement the goals, objectives and policies of the Housing Element of the General Plan which includes the provision to provide housing affordable to lower to moderate income households. Specifically, the applicant is requesting a 35% density bonus pursuant to Table A of CMC Chapter 21.86.040. In exchange for the 35% density bonus, the applicant is required to designate 20% of the base number of units, or 16 units, as inclusionary units. The inclusionary apartments are required to be rent-restricted and affordable to lower income households. The project is consistent with CMC Chapter 21.86 and, therefore, consistent with this finding. 6. That the design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the developer has delineated and preserved on the parcel map, all existing easements of record. 7. That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 8. That the design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that the proposed residential units have an east-west orientation thereby allowing for passive or natural solar heating and cooling opportunities. 9. That the Planning Commission has considered, in connection with the housing proposed by this subdivision, the housing needs of the region, and balanced those housing needs against the public service needs of the City and available fiscal and environmental resources in that the applicant proposes to designate 20% or 16 units as inclusionary units. Further, because ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. The city’s Housing Policy Team recommended approval of the request on July 5, 2016. As required by CMC Chapters 21.85 and 21.86, the project has been accordingly- conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to recordation of the parcel map. 10. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that a portion of the project site is developed with a restaurant and the remaining project area was previously developed. Therefore, the project does not impact any fish, wildlife or habitat. 11. That the discharge of waste from the subdivision will not result in violation of existing California Regional Water Quality Control Board requirements, in that the project has been designed in accordance with the Best Management Practices for water quality protection in accordance with the City’s sewer and drainage standards and the project is conditioned to comply with the National Pollutant Discharge Elimination System (NPDES) requirements. PC RESO NO. 7220 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 12. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that primary access to the site will be provided by private driveways off Carlsbad Village Drive and Grand Avenue. Pursuant to the Traffic Study prepared for the proposed project (Urban Systems Associates, November, 2016), the proposed project will have a net gain of 697 average daily trips (ADTs). As discussed in the Traffic Study, the project is consistent with the city’s Growth Management Plan as the Level of Service for street segments, intersections, and ramps will continue to operate at a Level of Service (LOS) “D” or better. To address requirements for Multimodal Level of Service (i.e., bike and pedestrian), the project is conditioned to construct improvements along the south side of Grand Avenue, in between Hope Avenue to west and the project site. The project is conditioned to comply with the recommendations of the traffic study. City Council Policy No. 43, Allocation for Excess Dwelling Units 13. That the City’s Housing Policy Team recommended approval of the request for an allocation of 106 units from the EDUB on July 5, 2016. 14. That pursuant to CMC Chapter 21.85, a minimum of 15% of all proposed ownership units in any residential project are required to be restricted to lower income households. The proposal to construct 106 market rate rental units includes the designation of 20% of the base number of units (i.e., 78 units) as inclusionary units. A total of 16 units will be required to be rented at a low income level (80% of the San Diego County Area Median Income). As ten or more units are required, at least 10 percent of the lower income units shall have three (3) or more bedrooms. The project satisfies this requirement with the inclusion of two, three-bedroom inclusionary units. In addition, an Affordable Housing Agreement will be recorded prior to recordation of the parcel map. 15. That the project location and density are compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the project includes a request for a 35% density bonus pursuant to CMC Chapter 21.86, Residential Density Bonus and Incentives or Concessions. The project meets the applicable findings associated with the proposed density bonus request. Adjacent land uses include a three-story hotel to the north, Interstate 5 to the east, a retail shopping center to the south and a fast food restaurant and two-story motel to the west. The proposed four-story mixed-use project is compatible with the surrounding land uses. 16. That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document, in that mixed-use is encouraged in the urban core in the city’s Housing Element and the proposed 35% density bonus is consistent with the provisions in CMC Chapter 21.86. 17. That there are an adequate number of units in the Excess Dwelling Unit Bank in the Village to remove 106 units. Per the city’s Quadrant Dwelling Unit Report 759 units remain available for allocation in the Village. Residential Density Bonus, CMC Chapter 21.86 18. The project is consistent with the provisions of this chapter in that the proposed mixed-use project meets all of the standards, including the requisite 20% of low income, deed-restricted inclusionary housing. In addition, mixed-use is an allowable concession and the project is located in close proximity to public transportation, employment, as well as various goods and services. PC RESO NO. 7220 -7- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 19. The requested incentive(s) or concession(s) will result in identifiable, financially sufficient, and actual cost reductions in that the allowance for mixed-use allows for the costs to be shared between the uses, including the land, permitting, construction, as well as the soft costs. The allowance for mixed-use also supports the construction of a parking garage and allows for a more sustainable, efficient (i.e., shared utilities and building circulation/systems), and economically viable project by blending commercial and residential uses into a single development where those functions are physically and functionally integrated. 20. The requested incentive(s) or concession(s), and/or waiver(s) or reduction(s) of development standards, if any, will not result in an adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5 of the California Government Code, to the public health and safety, the environment, or on any real property that is listed in the California Register of Historical Resources in that the allowance for mixed use will not adversely impact the public’s health or safety, the environment or a historic resource. 21. The requested incentive(s) or concession(s), and/or waiver(s) or reduction(s) of development standards is not contrary to state or federal law (Ord. CS-242 §§ 14, 15, 2014; Ord. NS-889, 2008; Ord. NS-794 § 11, 2006) in that mixed-use is clearly laid out as an incentive for density bonus projects in California and pursuant to CMC Chapter 21.86. California Environmental Quality Act: 22. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for preparation of environmental documents pursuant to Section 15332 of the State CEQA Guidelines as an infill development project. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to this project. General 23. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all City public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. c. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 24. That the project is consistent with the City’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 25. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. PC RESO NO. 7220 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a Grading Permit or Building Permit (excluding any demolition permit for the existing Denny’s structure on Parcel A), to the satisfaction of the City Planner and City Engineer. 1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the City’s approval of this Major Review Permit and Minor Subdivision. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Major Review Permit and Minor Subdivision documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the City arising, directly or indirectly, from (a) City’s approval and issuance of this Major Review Permit and Minor Subdivision (b) City’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the City’s approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Tentative Parcel Map and Site Plan), conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the city planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. PC RESO NO. 7220 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Carlsbad Unified School District (that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 10. Building permits will not be issued for the development of Parcel A unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Parcel Map. 11. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City’s Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 14 All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of the Community and Economic Department. 15. The project site is located in an area that may contain soil material that is suitable for beach sand replenishment as defined in the Carlsbad Opportunistic Beach Fill program (COBFP) adopted by the Planning Commission on May 17, 2006 (SUP 04-13). Prior to the issuance of a grading permit, and as a part of the grading plan preparation, the developer shall test the soil material to be exported from the project site to determine the materials suitability for sand replenishment pursuant to the requirements of the COBFP. If the material is deemed suitable for beach replenishment the developer is encouraged to comply with the process outlined in the COBFP to transport and place the beach quality material on the beach site identified in the COBFP. PC RESO NO. 7220 -10- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 16. Prior to the recordation of the parcel map, Developer shall submit to the City a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Major Review Permit and Minor Subdivision by Resolution No. 7220 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 17. Prior to recordation of the parcel map, the Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing Transportation Corridor, in a form meeting the approval of the City Planner and the City Attorney (see Noise Form #1 on file in the Planning Division). 18. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner an Outdoor Storage Plan, and thereafter comply with the approved plan. 19. Compact parking spaces shall be located in large groups, and in locations clearly marked to the satisfaction of the City Planner. 20. Prior to the recordation of the parcel map for any phase of this project, or where a parcel map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement and Density Bonus Housing Agreement with the City to provide and deed restrict 16 inclusionary dwelling units. Specifically, 16 units shall be rented at a price affordable to low income households at 80% of the San Diego County Area Median Income for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement and Density Bonus Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the parcel map. The recorded Agreements shall be binding on all future owners and successors in interest. 21. Developer of Parcel A shall construct the 16 inclusionary units concurrent with the project’s remaining 90 market-rate units, unless both the final decision-making authority of the City and the Developer agree within an Affordable Housing and Density Bonus Housing Agreements to an alternate schedule for development. 22. Prior to occupancy of the first dwelling unit on Parcel A and to the satisfaction of the City Planner, the Developer shall provide all recreational areas per the approved plans, including landscaping and recreational facilities identified on Exhibits “A – AAA”. 23. A total of 11 surface parking stalls shall be designated with signage for Motel 6 customer parking only, to the satisfaction of the City Planner. 24. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. PC RESO NO. 7220 -11- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 25. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 26. Applicant/Property Owner shall install solar thermal heating for domestic hot water, five (5) vehicle charging stations (4 residential and 1 commercial), and photovoltaic cells on the roof to generate electricity for the mixed use building. The greenhouse gas reduction measures, as agreed to by the Applicant/Property Owner, shall be shown on the building plans and installed to the satisfaction of the City Planner. 27. Property owner of Parcel A shall manage both the commercial and apartment loading/unloading for the project. The property owner of Parcel A shall prohibit loading/unloading or obstruction along the 24-foot wide common drive aisle serving Parcel A and Parcel B, nor any emergency fire lanes. Onsite commercial deliveries to Parcel A shall be made during off-peak hours using available parking spaces in the parking garage dedicated to the commercial operation of Parcel A or available parking spaces along the 24-foot wide drive aisle that are dedicated to the commercial operation on Parcel A. Property owner of Parcel A shall ensure parking spaces dedicated to Parcel B are not impacted by either: 1) onsite deliveries or 2) apartment loading/unloading. Property owner of Parcel A shall also coordinate delivery times to limit impact to residents. 28. Prior to the issuance of building permits, the applicant shall study the feasibility of reducing the height of the elevator shafts to the maximum extent feasible. Supporting documentation justifying the final height shall be submitted to the satisfaction of the City Planner. Engineering: General 29. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 30. This project (development of Parcel A) is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 31. Developer shall submit to the city engineer an acceptable instrument, via CC&Rs and/or other recorded document, addressing the maintenance, repair, and replacement of shared private improvements within this subdivision, including but not limited to private utilities sidewalks, landscaping, enhanced paving, water quality treatment features, low impact development features and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 32. Developer shall prepare, submit and process for city engineer approval a parcel map including this project to facilitate adjusting lot lines and to dedicate easements as shown on the tentative parcel map, in advance of other development permits for the project all to the satisfaction of the city engineer and city planner. There shall be one parcel map recorded for this project. Developer shall pay the city standard parcel map review plan check fees. PC RESO NO. 7220 -12- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 33. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. 34. Developer shall submit to the city engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements for this project have been satisfied. 35. All reports and studies submitted are acceptable for discretionary review. Additional revisions or updates may be required during review of the engineering construction documents. Fees/Agreements 36. Developer shall cause property owner of Parcel A to execute and submit to the city engineer for recordation, the city’s standard form Geologic Failure Hold Harmless Agreement. 37. Developer shall cause property owner of Parcel A to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 38. Prior to approval of the final map or at the discretion of the City Engineer, the Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 39. Developer shall cause owner of Parcel A and Parcel B to execute, for recordation, a city standard Local Improvement District Agreement to pay fair share contributions for undergrounding of all existing overhead utilities and installation of street lights, as needed, along the subdivision frontage, should a future district be formed. Grading 40. Based upon a review of the proposed grading and the grading quantities shown on the tentative parcel map, a grading permit is required for development of Parcel A. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 41. Prior to issuance of the grading permit on Parcel A, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. Storm Water Quality 42. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. PC RESO NO. 7220 -13- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 43. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 44. This project is subject to ‘Priority Development Project’ requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The SWQMP shall be prepared and stormwater BMPs designed to treat runoff from the entire project site (includes Parcel A and Parcel B of the tentative parcel map). The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city’s latest fee schedule. 45. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design and pollutant control BMP measures. Dedications/Improvements 46. Developer shall cause owner to create a covenant of easement on the parcel map for private sewer, potable water, drainage, parking, reciprocal access purposes as shown on the tentative parcel map. 47. Developer shall cause owner of Parcel A to make an Irrevocable Offer of Dedication to the city and/or other appropriate entities for the public street and public utility purposes for the thirty foot (30’), half- street extension of Grand Avenue easterly to the Caltrans right of way to the satisfaction of the city engineer. The offer shall be made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city, to the satisfaction of the city engineer. To facilitate development of the project, additional easements may be required at final design to the satisfaction of the city engineer. 48. Developer shall cause owner of Parcel A to make an Irrevocable Offer of Dedication to the city and/or other appropriate entities for the public street and public utility purposes for a 10 foot, half- widening of Carlsbad Village Drive across the project frontage easterly to the Caltrans right of way to the satisfaction of the city engineer. The offer shall be made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Additional easements may be required at final design to the satisfaction of the city engineer. 49. Developer shall coordinate with Caltrans regarding Caltrans acquisition of easements along the easterly project boundary adjacent to the Caltrans right-of-way. 50. Developer shall design the private drainage systems, as shown on the tentative parcel map to the satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 51. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Minor Subdivision Improvement Agreement PC RESO NO. 7220 -14- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative parcel map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. Curb, gutter, sidewalk and driveway approaches along Carlsbad Village Drive and Grand Avenue. B. Potable water line and fire line extensions with backflow prevention valves to the project boundary. C. Sidewalk along the south curb of Grand Avenue west to Hope Avenue. D. Striping of a pedestrian crossing at the intersection of Grand Avenue and Hope Avenue. E. Pedestrian access ramps at the northeast and southeast corner of Grand Avenue and Hope Avenue. F. Painted sharrows on Grand Avenue between the project entry and Hope Avenue. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 52. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Non-Mapping Notes 53. Add the following notes to the parcel map as non-mapping data: A. Prior to development permits being issued for Parcel A, Developer shall execute a city standard Subdivision Improvement Agreement and post security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative parcel map. These improvements include, but are not limited to: 1. Curb, gutter, sidewalk and driveway approaches along Carlsbad Village Drive and Grand Avenue. 2. Potable water line and fire line extensions with backflow prevention valves to the project boundary. 3. Sidewalk along the south curb of Grand Avenue west to Hope Avenue. 4. Striping of a pedestrian crossing at the intersection of Grand Avenue and Hope Avenue. 5. Pedestrian access ramps at the northeast and southeast corner of Grand Avenue and Hope Avenue. 6. Painted sharrows on Grand Avenue between the project entry and Hope Avenue. B. Building permits will not be issued for development of the Parcel A unless the appropriate agency determines that sewer and water facilities are available. C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed PC RESO NO. 7220 -15- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. Utilities 54. Developer shall meet with the fire marshal to determine fire protection measures (fire flows, fire hydrant locations, building sprinklers) required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 55. The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 56. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 57. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 58. The developer shall design and agree to construct private on-site water, sewer, and recycled water facilities to the satisfaction of the district engineer and city engineer. 59. Prior to using one potable water meter to serve a multi-ownership building, developer shall apply for and receive approval from the utilities director. Upon application for and good cause shown, the utilities director may allow a single potable water service connection and meter to a multi- ownership building within this Subdivision provided: A. Developer of Parcel A shall record a deed restriction or other such document as approved by the public works director and general counsel placing future owners on notice that each and every residential or commercial/office unit is served by a single service connection and meter, and in the event that the water bill is not paid by the party or entity responsible for paying the monthly water service charges to CMWD for the respective building occupied by the multi-ownership, CMWD may at its direction shut off the water service to such multi- ownership building in accordance with CMWD adopted rules and regulations. B. Developer of Parcel A shall install a private sub-meter for each separately established residence or business within a multi-ownership building having a single potable water service connection and meter. If denied, developer shall revise all design drawings to provide separate potable water. 60. The developer of Parcel A shall submit a detailed sewer study, prepared by a registered engineer, that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in the main lines, and the capacity of the existing infrastructure. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. PC RESO NO. 7220 -16- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 61. The developer of Parcel A shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. Code Reminders: 62. Developer shall pay park-in-lieu fees to the City for the development of Parcel A, prior to the approval of the parcel map as required by Chapter 20.44 of the Carlsbad Municipal Code. 63. Developer shall pay planned local area drainage fees City for the development of Parcel A in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 64. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee for the development of Parcel A as required by Council Policy No. 17. 65. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 1 for the development of Parcel A as required by Carlsbad Municipal Code Section 21.90.050. 66. Developer shall pay a landscape plancheck and inspection fee for the development of Parcel A as required by Section 20.08.050 of the Carlsbad Municipal Code. 67. This tentative parcel map shall expire two years from the date on which the City Council votes to approve this application. 68. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 69. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 70. Any signs proposed for this development shall at a minimum be designed in conformance with the Village Master Plan and Design Manual or subsequent plan, and shall require review and approval of the City Planner prior to installation of such signs. 71. Developer shall pay traffic and sewer impact fees for the development of Parcel A based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. . . . . . . . . . . . . PC RESO NO. 7220 -17- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 ·! 21 22 23 24 25 26 27 28 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on January 4, 2017, by the following vote, to wit: AYES: Chairperson Segall, Commissioners Black, Goyarts, L'Heureux, Montgomery and Siekmann NOES: Commissioner Anderson ABSENT: ABSTAIN: JEFF SEGALL, Chairperson CARLSBAD PLANNING COMMISSION DON NEU City Planner PC RESO NO. 7220 -18- PIOPICODR H A R DIN G S T O A K A V G R A N D A V H O P E A V M A DIS O N S T C A R L S B A D VIL L A G E D R LAGUNA DR J E F FE R S O N S T CABRILLO PL DAVISAV ELMWOOD ST PIN E A V H O M E A V RP 16-05 / MS 16-06Carlsbad Village Lofts SITE MAP JPALOMARAIRPORTRD E L C AMREAL L A COST A AV C A R L S B A D B L CA RLSBAD VILLAGEDRE L C AMINOREAL MELRO S E DR A VIARAPY RANCHO S ANTAFERD C OLLE GEBL !"^ SITE City of Carlsbad DISCLOSURE STATEMENT P-1(A) 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-partnersh ip, joint venture, association , social club , fraternal organization, corporation , estate, trust, receiver, syndicate , in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person___________ Corp/Part. ___________ _ Title Title -------------------------- Address Address ------------------------ 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. 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 Netanya Cranford Title manager/member Address 7087 Weller St San Diego CA 92122 Corp/Part Grant Holdings LLC Title LLC Address 7820 Suncup Way #312 Carlsbad CA 92009 Gr ant Gr andchildren Irrevocabl e Trust Ne t anya Cr anford, trustee Page 1 of2 same address as above.rised 01110 3. NON-PROFIT ORGANIZATION OR TRUST 4 . 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 ------------- 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? Oves If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. Si~p~tu e of owner/date Netanya Cranford, manager Print or type name of owner Signature of applicant/date 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) Page 2 of 2 Revised 07/10 (rrc•· f _ .""' 1:cy-0_. C_arls15ad DISCLOSURE STATEMENT p .. 1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applica~t's ·statement or disclosure of certain. (>W~ership interests ~ri. 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 appncation submittal. Your project cannot be reviewed until this information is completed. Please print. Ill' '"""~~ ccg., ''~" ,_, 9r:ll! ~to.~y,ts fml!4~e~iir®t~~ -_,1/.~.Q.i\'fil'.._ •,;')_,£S{i_0,L 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest jn the application. If the applicant includes. a corporation or partnership. include the names, titles, addresses of all individuals owning · more than i 0% -of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE QHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names; titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person _______ ~-~-Corp/Part. _____ __,.., ____ ~ Tille . Title. ____ ~------.....-- Address __________ .._..__ Address'---__ ..,..,__ ___ ~---- 2. OWNER (Not the owner's agent) 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 o.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership Includes a corporation or partnership. include the narnes, 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-APPUCABLE (NIA). 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.) Pers~n )i ~ ~ Corp/Part __ .........,. ______ _,__ __ ....- Title, _____ .,.......... ____ ~--Title·-,.....----------.---- Address. _________ _ Address, ______ .,....-___ ......... ~-- P-1(A) Page 1 or2 Revised07/10 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/Tru$t ·----......... -- Title --...,---~-----Address --~------~ Non Profitrrrust;........-'---------- Title -.,.....,...... ______ ~--~-- 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 ~ No If yes, please indicate pEm,on(s):. ___ ~------- NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. ~ ~ O)h{bt _· ---~- Signature of owner/date Signature of applicant/date ~~~~ sC)~'i:,-\'<"0'\ Print or type name of owner Print or type riame.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 Revised07110 Property Address: 1044 Carlsbad Village Drive APN: 203 .. 320-32 and 203-320 .. 47 Ownership Vesting JANE SONNEMAN, AS SUCCESSOR TRUSTEE OF ROBERT H. SONNEMAN LIVING TRUST, DATED MARCH 1, 2006, AS TO AN UNDIVIDED 1/2 INTEREST AND JANE M. SINGH, A MARRIED WOMAN AS HER SOLE AND SEPARATE PROPERTY, AS TO AN UNDIVIDED 1/2 INTEREST Jane Sonneman 52 El Sereno Ct. San Francisco, CA 94127 Jane Singh PO Box 500 PMB 154 Rancho Santa Fe, CA 92067 ~ «~l» ¥,,CI TY OF DISCLOSURE STATEMENT P-1{A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD 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. No.t.e.: ................... , .. ·•.. .._ ...................................... , ....................... ·., ................................. ··•·.·· .. ···.•· ................. · ............................... •-,·.·.··:•······· ..... · .. · ....... ·• .. , ....... · ·. ·. .. . .. . P«:1.rsc,r1. is. dE!fi.nElcl fJS. ''/\riyJndh,tic:lual, ·prrri, co-partnership, .ioint.venttJfe, :a~sociation,. S()C:ic;1J <;:h,1~; fraternal orga11iz~ti()n! ¢<,rporfltjon, ~~tate, trust.·rEl9eiyer~ synl'.iic:;:3te,J.n this a11d ~ny <lthe( 901mty,,· ¢ity .find. c;ounty,.· city ritu~ic:jpality, cli:stric:t gr tjt~Elf politica,I s1,11.Jdivisic:,n qr ani ()tt,er gio1,1p o(c<:>rnbin~tion ~ctjng ~s ~ _unit"··,. EiS~E,i~~!~f ct1rn•n1; ~X"•· th~l~I ~.~and. 811t[ty <>1,lli);,/,p11~nla~dp,OPe,ty .own., 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 £v1v.1 6,eg_µ(i~ Corp/Part Ail fJutU;frl1~ Lt.c Title .&1,,..-.jP,,.. Title ____________ _ Address ?ot 1,-1.b Swee.+-.~" \):to•-(A Address / rqicot -----,,--------- 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 -----------Corp/Part. ___________ _ Ti tie Title -------------------------- Address ________ _ Address ____________ _ Page 1 of2 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 ___________ _ Address Title_--'------------- 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? [ti Yes· D No If yes, please indicate person{s): $t_e C{~4L NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Signattrfe of applicanVdate 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) Page2of2 Revised 07/10 AGC Development, LLC Ownership List Evan Gerber 703 16th Street San Diego, CA 92101 Doug Austin 703 16th Street San Diego, CA 92101 A.Marcus Gerber 5448 Pacifica Drive La Jolla, CA 92037 Kenneth Polin 1765 El Camino Del Teatro La Jolla, CA 92037 Campaign Donation Disclosure Evan Gerber made campaign contributions to Councilmember Keith Blackburn (March 2016) and Cori Schumacher (October 2016, donation returned October 2016)in the amount of $600.00. ~ ,, V \ ,..,. ":(/ CITY or u M (A) Develo ment Services Planning Division 1635 Faraday Avenue (760) 602-4610 \\/WW .carlsbadca .gov ARLSBAD 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 municipalily, district or other polllical 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 i eludes 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 (NIA) IN THE SPACE BELOW. If a 12ublicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person___________ Corp/Part ___________ _ Ti le Title -------------------------- Address Address ----------------------- 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnersh p, enants in common, non-profit, corpora ton, 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 lf necessary.) Person · Corp/Part -1,V\n±kv~ h@f\i R614~1Mt Title____________ Title _____________ _ Address ---------- Page 1 of 2 Revised 07110 3. NON~PROFfT ORGANtZATION 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? 0 Yes IZ] No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information fs true and correct to the best of my knowledge. 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     & D U O V E D G    & ( 1 7 5 $ / B M V K H U P D Q # D Y U S V W X G L R V  FRP  U Y W                  3 0 &$ 5 / 6 % $ '  9 , / /$ * (  / 2 ) 7 6  $ 6LJQDJH3ODQ 0RWHO3DUNLQJ 027(/3$5.,1* 3$5.,1*63$&(63529,'('  3$5.,1*+&63$&(63529,'('  727$/  5(/2&$7('02180(179(+,&8/$5',5(&7,216,*1 (;,67,1*',0(16,216725(0$,1  )5203/ )520)$&(2)&85% (;,67,1*02180(176,*1 72%(5(/2&$7(' (;,67,1*32/(6,*1 72%(5(029(' ),5($33$5 $786$&&(66 (;&/86,9(86(027(/3$5.,1* 352326('3523(57</,1( (;,67,1*027(/ (;,67,1*02180(176,*1 72%(5(/2&$7(' 5(/2&$7('02180(176,*1 (;,67,1*',0(16,216725(0$,1  )5203/ )520)$&(2)&85% ),5 (  $ 3 3 $ 5 $ 7 8 6  $ & & ( 6 6 6,*1$*(6,7(3/$1                                                                       +& +& +& +& 352326('3523(57</,1(     %&DUOVEDG9LOODJH'ULYH([LVWLQJ6LJQ   $*UDQG$YHYHQXH([LVWLQJ6LJQ 6(3$5$7(6,*1$*(3(50,772%(68%0,77(' avrpstudios ,[l~~l 0 ,668('$7(6 352-(&7180%(56 6+((77,7/( 6+((7180%(5 67$03 &2168/7$17 352-(&71$0( '5$:1%<&+(&.('%< $953678',26  12 7  ) 2 5  & 2 1 6 7 5 8 & 7 , 2 1 WK6WUHHW6XLWH6DQ'LHJR&DOLIRUQLD 3)ZZZDYUSVWXGLRVFRP $UFKLWHFWXUHƒ,QWHULRU'HVLJQƒ3ODQQLQJ $*(1&< _ $//  , ' ( $ 6   ' ( 6 , * 1   $ 5 5 $ 1 * ( 0 ( 1 7 6   $ 1 '  3 / $ 1 6  , 1 ' , & $ 7 ( '  2 5  5 ( 3 5 ( 6 ( 1 7 ( '  % <  7 + , 6  ' 5 $ : , 1 *  $ 5 (  2 : 1 ( '  % <  $ 1 '  $ 5 (  7 + (  3 5 2 3 ( 5 7 <  2 )  $ 9 5 3  67 8 ' , 2 6   , 1 &   $ 1 '  : ( 5 (  & 5 ( $ 7 ( '   ( 9 2 / 9 ( '   $ 1 '  ' ( 9 ( / 2 3 ( '  ) 2 5  8 6 (  21  $ 1 '  , 1  & 2 1 1 ( & 7 , 2 1  : , 7 +   7 + (  6 3 ( & , ) , ( '  3 5 2 - ( & 7    1 2 1 (  2 )  6 8 & +,' ( $ 6   $ 5 5 $ 1 * ( 0 ( 1 7 6  2 5  3 / $ 1 6  6 + $ / /  % (  8 6 ( '  % <  2 5  ' , 6 & / 2 6 ( '  7 2  $ 1 <  3 ( 5 6 2 1   ) , 5 0  2 5  & 2 5 3 2 5 $ 7 , 2 1  ) 2 5  $ 1 <  3 8 5 3 2 6 (  : + $ 7 6 2 ( 9 ( 5  : , 7 +2 8 7  7 + (  : 5 , 7 7 ( 1  3 ( 5 0 , 6 6 , 2 1  2 )  $ 9 5 3  6 7 8 ' , 2 6   , 1 &  '(6&5,37,21'$7( 9LOODJH5HYLHZ$UHD3HUPLW  0653 9LOODJH5HYLHZ$UHD3HUPLW 5HVXEPLWWDO  9LOODJH5HYLHZ$UHD3HUPLW 5HYLVHG5HVXEPLWWDO  9LOODJH5HYLHZ$UHD3HUPLW )LQDO5HVXEPLWWDO      & $ 5 / 6 % $ '  9 , / / $ * (  ' 5 , 9 ( &$ 5 / 6 % $ '   & $       &?5 H Y L W  3 U R M H F W V ?      & D U O V E D G    & ( 1 7 5 $ / B M V K H U P D Q # D Y U S V W X G L R V  FRP  U Y W                  3 0 &$ 5 / 6 % $ '  9 , / /$ * (  / 2 ) 7 6  $ 5HTXLUHG67&5DWLQJVIRU*ODVV$VVHPEOLHV Table 5-2: Sound Transmission Class Ratings I.HU~l'n:ml-S -3f 2J ,. 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IN FAVOR OF.· SAN 0,[GOCASANDELECTRICCOMPANYM'ITCTS:ASDE5Cl?l8ED Tfl[R[IN Tfl[L0CA110N OF TI-IEEASE.M[NTCANNOTOCOET[RMIHEO FROMRECORD/HFQRl,/Al'JON ~ ~~!~!iir~~~~~~::OF @ ~rn~"'ii5n;:g"!.~~~[:...~~1s) COHT1'JNED w THE ~~:r.r ~~ ~=r.R '.:him: AJs1~::r::&i:g,, ® ~ffti5~~=:t:lll1!3/d:~7:::"° ~~¥1;EzE~~Ef~c;:f~~A7· @ i}C::nft~;,[~~~~;iioe,1D1~M~C:Htf1GROUHD El.£CTRICITY,P!Pfl1HBANDAPPURTDIAHCCSFORANYANDALL it~i;Ezl;Jt~f~~i~:A;· @ ~~~jjil~~~fJ::~ENT APPROVED ENGINEER OF WORK THIS IS TH£ APPROVED T£NTA11V£ UAP/SJT£ PLAN FOR PRO.f:.CT NO ___ P[R CCWDl110NS NO. __ OF Pi.ANN/NC COMMISSION RESOLUTION NO. __ _ ~ CJE INC Construction Testing & Engineering, Inc. ~ nspectionllestilgl Geote<:hnic:al l Enworrnenlal&COnstruction~ICMIEr,gilr!eri1glSUM)Jing 1~1 Mcmiel Road, Stile 115, Esmddo, CA 92026 Phone: (7f,O) 746. 4955 Fax: (700) 746. 9800 SHEET 3 OF 10 RP 16-05 EXISTING PARCEL EXHIBIT LOT 31 SCHEU k SITES ADDITION MAP 2145 ~ BASIS OF BEARINGS; 8AS/SOFBCARINCSUSCIJFOR71-ffSSUR\£YMAP/S71-JECD/TERLIN[OFGR»IDA\£NUE Pf:RCARLSB,IDUNDS,MAf'IIQ.t66!,!.E. 11~77'00"( EXISTING LOT AREA TABLE GROSS.ARCA ~ 6J,9•9S.F,(!,f?AC,) ~ !!,29/JS.F.(0.26AC) ~ ["£fAE:iUST<I< 62,065 5.,-_(!_fJ AC.) ~ 27,6<JS.1'".(0.6•AC.) !l,298S.F.(0.26 AC.) S9.~7S.f",(!.J7Ac.) .,,,(T~ISS><O~ ASGROSSM/o.LfSS PU8UCROW APN 203-320-46 PARCEL 2 PN 2868 POIHTOFCo;;MD/CEM£NTPAAC£L r &PAACfl 2 SOU1H£JIS1VILYL/H[OFIRACT!!l.\1£'51VILY IJOOIID..IRYUN£0F IRACT119CAR!.S8,1D1.»/DS PARCU A-D(CEPnllC POR110N [ASTERLY Of'UNE GflANTfD TO STAlT OFCAUFORHJA THIS IS "THE APPRO\I[[) TrNTA71\1£ MAP/SITE PLAN Fffi PROJfCT NO. ___ PER CONDITIONS NO. __ Of PLANNING COMMISSION RESOLUTION NO. __ _ SURVEY NOTES: -THISSVR\£YHAS8£VIPR[P,'.Rfl)FORmu;111svR1WCE:PURPOSC'SONLY.1/j/$5UR\£YDOHNOTCONTNN SIJmC/fl/T OCTM. l'"OR DfS!GN PURPOSES. !HE BWNDJoRY !),U,I ,1111) Tl1!L !.IATT<RS AS SMQ\11,/ H£Jlf:ON HA\£ 8££/lonf:LOPffJFROll11-lfRff[Rf.NCfIJTl1LfRU'ORT,ONLY. ~-~~~R\£ ... ~~~:,..~;;~RACY or CAUID cm IMPRO\£M£NTS Sl!O\\N ON THE SUR\£Y IS ~THIN +/- -CQVfJ,UNTS, CONOITIONS. R£SmlC110NS. TfJIIJSAGflff!J£NTSAHD MAT1E'RSUSTEOHO?fONCONTAIN NWrROUS /TI:11S 11-IAT MffCT 11-IESUBLCTPROPUITY, COHTENTSNUSTOCR£\f£11£D TO DISCERN SPEC/flCS. -SUR\£Ytfl /lSSUN£SNOLJ,'.BjlJTYFORIH£ACCURACYOR COW't.ETENl:SSOFNIYIHIROPARTYINFORIIAnON =ct:0 OR REPRl:SOIJE:0 HD/EON, NIY OF SA/0 INFORNATION SHO\iN lil:REON HAS BU}/ PRO\l!OED FOR JNf"ORMAnONAI..PURPOSf:SONLY. -AS OU7LIN£0 ,N sccnON i,no.6 OF" 71-f£f!USINESSANO PROFESSIONS COO£ "1Hf:US£0F 7l-f£ WORD •c;ornl'Y" OR "Cl:Rllf!c..tncw• BY .o. LIC£1/~0 LtlND SUR\£Ytfl OR R£GIS1UIW alft. £1/G/NUR IN IHI: :;;;s~ 7£W.t~fzrf~g;;~~ls:fi ZiF~~::rtZfr ;AP~ t:~cmw. AND DOCS NOT COHSnlVTE A WARRANTY OR GUARANTEE. E11H[R f.XPRCSSED OR WPLJCD." @©~f.ASf.llf.NTITEMS Rf.TERf.NCCDPERnn.cREPORT AZUUITH 115s7roo· '27' "W ~ C1E INC Construction Testing & Engineering, Inc. ~ lnspecooo I Te&lng I Geotothnical I E"OWOlllllOOlal&Coosln.diooE"ngneerir,g I CiWE"n;iioeemg I Sur.&)ing 1.(.41Montie1Ro8d.Slil8115,Eiantdo.CA92026 F'torle:(760)7-16-4965 Fu:(760)7-16 -9806 N ·t • SHEET 4 OF 10 RP 16-05 PRELIMINARY GRADING PLAN FOR CARLSBAD VILLAGE LOFTS APN: 203-320-3200. 203-320-3900. 203-320.4 700. 203-320-4600. 203-320-4400. 203-320-4500. 203-320-0400. 203-320-4300. 203-320-0300 ' ' ', ~ ',~, ',,, ,,/ ' EXISTING ',, r PRCN'OStl) Bt>"'1/C 71.511'.F. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I -/'#'h--,W---,-,1-------~'-~t r/SH7 -:~# I I I I I .:J.' I I I I I I I I I I I I I I I I LEGEND, SUBDIVISION BOUNDARY PROPOSED PROPERTY LINE EASE'-1ENTLJNE CURB AND GUTTER PROPOSED CONCRETE DRIVEWAY APPROACH ~ EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION EXISTING FINISHED SURFACE FINISHED SURFACE HIGH POINT LOW POINT EXISTING CONTOURS EXISTING WATER LINE EXISTINGSE\.YERLINE EXISTING SEWER MANHOLE PROPOSED CONTROURS PROPOSED WATER LINE PROPOSED SEWER LINE PROPOSED SEWER MANHOLE PROPOSED CLEAN OUT PROPOSED STORM DRAIN EXISTING AC PAVEMENT PROPOSED RETAINING WALL FLOW THROUGH PLANTER GROUND FLOOR PLANTING NATIVE PLANT MEADOW 'GRASSPA\/E 2' BASE FIRE lRUCK RATED OR EQUIVALENT PRODUCT EARTHWORK: CUT;11,J84CY FILL: 600CY EXPORT: 10,784 CY TC (TC) " (FS) FS ,· .. , (730.00) 73000 (!19) ----{ I __ ., __ -w------w --s----------0-------0---al l'._'._'._'.'._,,·'.·.·'.·'.·.J C=:J • PREUMINARY ONLY, DOES NOT INCLUDE REMEDIAL NOTES: -SEE UTIUTY PLAN FOR EXISTING AND PROPOSED UTILITIES. -ALL STREET DEDICATIONS WILL BE INCLUDED ON TI-,E FINAL PARCEL MAP I GRAPHIC SCALE BENCHMARK: RDBM TAG IN EAST CATCH BASIN 12.2M S/0 BCR @ SE CORNER OF INDIA PEAK RD &: HAWTI,ORNE BL\/D. BM NUMBER: GY4370A ELEVATION • 9B.458 APPROVED ENGINEER OF WORK Tr-11S IS THE APPRO-.£D TfNTAn\1£ MAP/SJTE PLAN FOR PRO.£CT ~iJM!SS/ON RESOLu"fir:i/C://J/TIONS NO. OF PLANNING ~ CJE INC Construction Testing & Engineering, Inc. ~ ~ PL.ANN/NGO/VISION DAT£ [NCIN££RINGDMSION DAT£ ==~:='81=7=~:;.~~Suwyir,g SHEET 5QF 10 i ... _______________________________________________________________________ _. __________________________ .. RP 16-05 ~ " J f i i I E 6 " " CONSTRAINTS MAP _____________ __GRAND______M'E-~ ------------------------------- w-=----=--=--=--=--=----a--=-==~-~--l-s=====-=,,.,,.==l L _lllllllll n I I I I A'/SH7 ~ cf ~ 0 "' .!.. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I B'/51-17 I I I I I I I I I I I I I I I I I I I I I I I I I I C/SH7 C06TRAINTS: ,. MAJOR RIDGE LINES e RIPARIAN OR WOODLANDS C INTERMITTENT DRAINAGE COURSE D. 25-40:< SLOPE E. GREATER THAN 40:< SLOPES ' MAJOR ROCK OUTCROPPINGS 0 EASEMENTS H. FLOODWAYS ARCHAEOLOGICAL SITES SPECIAL PLANNING AREAS BIOLOGICAL HABITATS BEACHES '· PERMANENT BODIES OF WATER ' WETlANDS 0 LANO SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS p RAILROAD TRACK BEDS I APPROVED THIS IS TH£ APPROVED 1fNTA11V£ !.IAP/SJTE PLAN FOR PRO-£CT NO. ___ P£R CONDtnONS NO. __ OF PLANNING COMMISSION R£SOI..U110N NO. SITE Slopes Tobie ,;, ,;, Numba" Mfnlmurn Sloi,. Moldmurn Slope -,;, 0.00~ 15.00% 95669.51 SHOWN SHOWN 15.00:C: 25.00l'. 847,61 ~,~WN 25.00% 40.00% 420.84 ,;, ,;, 40.00% 100.00% 145.94 ,;, ,;, ,;, ,;, ,;, ,;, ,;, ENGINEER OF WORK ~ CJE~c Construction Testing & Engineering, Inc. i ::: hspeclion I Testng I Geotadoc.111 Enviroo:n&olal&Coostrwioo~ I Ciw~rig I SurV8ymg ""'~ [l □ ■ SHEET 6 OF 10 ,5 PLANNING D!\1S/00 DATE ENC!NEERINC D/VfSJON DA1E 1-4-(1Montie1Road,Sule115,Esconlido,CA92026 Phooe:(760)746-4955 Fax:(7!K))746-9811i ,;; ________________________________________________ ....,, _____________ i.... __ ___. RP 16-05 ) ~ ;,; ? " i GRADING SECTIONS 76 72 J -· .ID BUIIDINOW" lLA NDS,.APE p -f---l::ANDsc,,,'l" '{ .,......u1L ING WALL ~-ri -ARE,,-'+-r·--+------t--+------t--+---+-----+-------l 76 l-pe:1 ~ V _,,.,,--() SURFAC "'I I f j c~~a.AQ_~LLAcko_ -~----t:~~~::~~~:~~~~:~-i-1----t-"-""-:•A;~LK ·"-t,-----r-------1-----i_-_--i---_------i-_/"~~-----i-:=-c=t~,-,o-,o---tsr-,-,-u,-lll'INo-,=,.-,o=,i-,=-=1==-t=---=e,r~~t---cc~fl"I ~~ -·~---t----+---t------t---t-----J 72 ---t---t------t---f-~-i --=~ --+--+--:,-11----t------t--+---+------t--+------t--t--t---+----+--+------t---t--+------t-~-+---+------t--+------t--t---+-----+-------l 68 -+---+---+---+--II I I 68 64 ------j--+-----------64 '-____ PROPOSEO-UNDBnBQutm-GARAGr-61~00,r--=_ 60 60 ---+---j------j---t---+----+---t------t-------1----t------t--+--__ 60.25,-j------j---t---+----+---t------t---t---+------t---t------t-------j----j-----j----j-----j ++ soTTOrOF EicfA110N s6~-+----+ __ +--_-+-_----t __ +-_-+ __ t-_-+-_--+ __ +-_-+-___________ -+-_----t __ +-_-+ __ +--_-+-_----t __ +-_-+-__ ~_-+-_--+ __ +-_-+-__ ~_~s6 88 84 80 76 72 68 64 60 CROSS SECTION A-A' SCALE: 1''=30'(H) 1"=6'(V) ----t--+----+--+---+-----+--+---+---t---+-----+--+---+---C-----+----+--+---+-----+--+---+---+---+-----+----lf-'-~~~~p~"'____.-H-----+--+---+---+---+--- / ---+---j------j---t---+---~ -----j--+------t-f---+---+-----+--+---+--~I ----t--+---+---+---+-----+--+---+---C f----+c~--1+--cl-c --+----+-~n•Ull.r:ING_WAL.J:;:\ _j__ ij ___ -+--+---+---+---+---+-I LANDS·APE .,,----euILOING WALL-( _P~OPOS PROP:JSE0 ----1S.E4 / E) SURFACE ---il_4'-i«lAD 1__.RE-TA ING-WALO----+---t---+----+--+--- --t---+------t---t------t-1: ---+---j------j---t---+----+--+------t-~.1~"-,~~r -J -_1> -.-~:_, __ ---+---j------j---t---+----+- ----t--+----+--+---+-+-1 ---+--+---+--EXI TINr. P RKING L T r 1-----i.-----t-CC-71r'ifl'==""'cc==~PRccDPccOC,SEccD ccBUccllllcclNacOcc7CC:'-S-.,OccFc;c===,c=f -----,----t------t--t---+--jit----t---t------t---t---+----+--+------t-------rl ;fti:-~ 88 84 80 76 72 68 64 60 BOTTOM OF EX AV:~-~L + + + + + -t---+-----+---t---+--t--+----+--+----+- 56 ~--+----+--+---+---~-+----+ __ -t-_-+-_----t __ +-_-+ __ t-_-+-_--+ __ -j-_-+-__ ~_+-_--+ __ -j-_-+-_----t __ ---j-_--+ __ -j-_-+-_----t __ -j-_-+ __ ~_ 56 CROSS SECTION 8-8' SCALE: 1"=30'(H) 1"=6'(V) 80-----------------------~----------------------~-----------------------------~80 I ~ I 1-_ _ su1LDNG wALL----1 '.-j t-s OFF RAf.tPr -- 76 72 68 LA.~APE 1:-t= C/t8U1tDIN WAL-1\1 .f _.. =-J----.---r--' 4-t--_-_---t-~-t-_----t_-=i----"t-------j---j------j----j-----j-----t---+---+-----+--+---+---l---+-~= 1 """'T~' . ANOSCAPE---1± ±. IE) SURFACE 1--i._r-ROPpsrn-1'..-+----+.1--+---+---C------+----+--+----+------t--+---+-----l76 ----=-6.-----I AREA " I> _,.,--I I J 24' fn~-,::; !r"'i.._PROPOSEO 1700 1--PR1· 0 D I _--+--~ 1v J RETAINING-wAtt ---t----t-----t---t------t---t-----t---l~I~ [24' OAD \ ----PROPOSED BUILDING 71.50 FF I 72 JI i i ~~w ---+--+---+---e----+----+--:::,-:::,:-:::,~,":_·~":_-"_-:::,-'_:-=_-:::,~,+-l_-+_~---_-;:_---_---_---_--.,+_---_---_---_~'-----_---_---_-:_---_---_---_---_-;:_---_---_---_--.,+_---_---_---_~'-----_---_---_-:;:_~,---_-:_---_---_---_---_-;:_---_---_---_--.,+_---_---_---_~'-----_---_---_-:_---_---_---_---_-;:_---_---_---_--.,+_---_---_---_~'-----_---_---_-:;_-_---_---_---_-:_---_---_---_--_,+_---_---_---_--.,+_---__------j68 .J -.,, I I I - 64~-+----+--+----+-_----t __ +-_-+ __ t-_-+-_,l~l __ -j-_-+-__ ~-+--~--+----+-_----t __ -j-_~l +-_-+-_-~-+--~--+----+-_----t __ +-_-+ __ t-_-+-_----t 54 CROSS SECTION c-c· SCALE: 1 "=30'(H) 1''=6'(v) APPROVED THIS IS THE APPRO';ITJ TENT A nvr /,/AP /SITE PLAN FOR PROJfCT NO. ___ PER CCWJ/710NS NO. __ Of" PLANNING COMMISS!ON RfSOI..U7lON NO. __ ~ ENGINEER OF WORK ~ CJE~c Construction Testing & Engineering, Inc. ·~ nspaclion I Testng I Geotachnical I Enwmnenlal&Ccns1ndooEng~ I CiWEngneeririg I Sur.e)Wl9 1----------------------------------------------------------""-"'•'"•' •''"•'•"'-•°'•"'--'"•o••"'•'•"'••••••ON-•D•"-'•'u_,_-_. --•""'-'"•"""""-•·•"'•"°"-•--·•(760•1•"'•·•"'-''•~•(760•)•"•'·•""---•SH•E•E•T-7•0•F•1•0 .. RP 16-05 ,, • I il ~ ii; • ' PREMILIMARY UTILITY PLAN (£)6'5rllfRUN£ --GAS GRAND -kV:E.--------GAS GAS GAS -GAS -~ ---i -----::--: --(ttoWA~L~ I I LJ---,-~-----~----1c----c-_J FLOW "THROUGH PLANTER DRAIN RIM:71.97 IEIN:58.39 IE OUT:68.29 FLOW THRO PLANTER '" " LEGEND: EXISTING CONTOURS EXISTING WATER LINE EXISTING SEWER LINE EXISTING SEWER MANHOLE PROPOSED WATER LINE PROPOSED SEWER LINE PROPOSED SEWER MANHOLE PROPOSED FIRE LINE I GRAPHIC SCALE APPROVED 99100 ')--- -w------w -~ __ , __ THIS IS THE APPRO';ITJ TENT A nvr /,/AP /SITE PLAN FOR PROJfCT ND. __ PER CCWJ/710NS NO. __ Of" PLANNING COMMISS!ON RfSOI..U7lON N◊---~ ENGINEER OF WORK ~ CJE~c Construction Testing & Engineering, Inc. ,_ _ nspaclion I Testng I Geotachnical I Enwmnenlal&Ccns1ndooEng~ I CiWEngneeririg I Sur.e)Wl9 !---------------------------------------------------------..i.""-"'•'"•'•''"•'•"'-•°'•"'--'"•o••"'•'•"'•"•"•'°"-•'•"....r,'•'•u'.--· ___ ..,_. •'"•"""""--·"'•"°"-•--·•(760•l•"'•·•"'-''•~•"'°-'"•'·•""--..i.•S•HE•E•T-8•0•F•1•0..I RP 16-05 ,. • I il ~ ii; • ' FIRE SAFETY PLAN FOR CARLSBAD VILLAGE LOFTS APN: 203-320-3200. 203-320-3900. 203-320.4700. 203-320-4600. 203-320-4400. 203-320-4500. 203-320-0400. 203-320-4300. 203-320-0300 I I I // / GRAND AVE. / ---::=-=r:-------~---------== ___ L=r ,::~~-=~;~~~~~~~~~~--=h~=;;;; I I \ \ \ \ \ \ \ ___ ..._ ___ __, \ \ \ \ \ \ \ '-.. '-.. " ............ / / / / / / 24.00 RZ00.00 / F/Rf ACCfSS!M[ _\_--/ SffSECOON,9/ITT \ \ \ PfDfSTRWI\ ,ca:ss I / / I I I I ~ ~ t C "' ..!. I I I I I I I I I I I I I I I lllllE.. SQJARE B(llARI) .EI..M!...ill! BOLLARD SHALL BE PAINTED CHROME YELLOW ELEVAIJ ON YI EW RO.NJ 8(llARI) RD,0\/All.,E FIRE LANE BIUARD I I FOR FIRE ACCESS LANE SECTION SEE SHEET 1 R200.oo/'\_ \ \ \ \ \ \ \ \ // R20000 l --I --\_--(, • I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I GRAPHIC SCALE T 1 inch -JI) ft APPROVED THIS IS THE APPRO';ITJ TENT A 71\lf MAP /SITE PLAN FOR PROJfCT NO. ___ PER CCWJ/710NS NO. __ Of" PLANNING COMMIS$JON RESOW710N NO. __ ~ 8CUARD5™il8E 6" 00. INSllJf X ~m::-::::: AN(U IR(ll STIICHl\£LD TO SUL\£ LEGEND: SUBDIVISION BOUNDARY PROPOSED PROPERTY LINE EASEMENT LINE CURB AND GUTTER EXISTING WATER LINE PROPOSED WATER UNE PROPOSED FIRE HYDRANT PROPOSED FIRE H'\'DRANT GROUND FLOOR PLANTING NATIVE PLANT MEADOW 'GRASSPAVE2' BASE FIRE TRUCK RATED OR EQUIVALENT PRODUCT ENGINEER OF WORK ~ CJE~c Construction Testing & Engineering, Inc. c::=:=J t,_ _ nspaclion I Testng I Geotachnical I Enwmnenlal&Ccns1ndooEng~ I CiWEngneeririg I Sur.e)Wl9 !----------------------------------------------------------""-"'•'"•' •''"•'•"'-•°'•"'--'"•o"•"'•'•"'•"•"•'°"-•'•"-'•'u•'•--· --•""'-'"•"""""-•·•"•"°"-•--·•(760•l•"'•·•"'-''•~•"'°•'•"•'·•""---•SH•E•E•T-9•0•F•1•0 .. RP 16-05 EXISTING TOPOGRAPHY CARLSBAD VILLAGE LOFTS APN: 203-320-3200, 203-320-3900, 203-320,4 700, 203-320-4600, 203-320-4400, 203-320-4500, 203-320-0400, 203-320-4300, 203-320-0300 s s-s {;RA}fi)~/SAVE. -~S-~.:::........$---=--se----s_~g ? s ~----:;;:s s r--~-~ T~~~~~~~p-~-~~---_ ~-~~--_;\!!'-_~~-~· -,--,.·L~.jj::~---..--..,..----,,---iJ PARCEL 1 PORTION OF TRACT 117 OP CITY OF C STATE OP APN 203- 'Z J I ! ]' I GRAPHIC SCALE k _ LW '° If 1inch-JO tt. I I I I I I ~ ,;; t: 0 .,, .!. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I / / I I I I I I I I I I / / I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I / / I I I I I I I I I I / I I I I I I I I ~ -THERE \OERE NO IIONUIIENTS n::,JNO OR SE'! AT THE PROPERT'f UNE COl!NERS UNtrSS 01\iER"'1SE NOTED, -IHE INFORIIATIONCOIJRSESANDDISTANCESSHO\IIIIONTHSSIJR\IEYPRINTARETRUEANDCORRECTAND ACC>.IIU..Ttl.Y REPRESENT THE BOIJNOARIESAND AREA Of THE PREMISES -AT THE TIIIEOF'SIJR\IEYNO E\IIOENCE OfRECENTEARTII MO\IING WOR•. BUII.OONG CONSTRUCTION OR AOO,JJONSWEREOOSERVED -IHISSJRVEYHASIIEENPREPAAEllf'ORTITl£1NSIJRANCEPURl'OSESONLY.IHISSIJR\IEYOOESNDTCONTAIN SlJFTICJENTOETAIL F"OR DESIGN PURPOSES. THE OOONOARYOATA,\NO lln.E IIATTERSAS SI-JOWN HEREON HA\oE BEEN DE\IELa>ED FROII THE REFERENCED lln.E REPORT, ONLY. -COV!:NANTS,CONOOTIONS.RESTRICTIONS. TEIIIISAGREEIIENTSANO MATTERSLISTEOf!EREONCONTAJN NU .. EROIJS ITEIIST>lAT.t.fTICTTHESIJB-CCT PROPERTY,CONJO<TS"USTBEREVIEWEOTOO,SCERNSPEClflC5. -FlO'ltl liUBEII. F'LS 4936ASSIJIIESNOLII\BIUTYFllR THEACCURACYORCCIMPI.ETENESSOfANYTHRO PARTVINrORMAJJONREF"EREl<CEll ORREPRESENTECliEREON.ANYOfSAIOINf"ORll,\TIONSHOWIIHEREON HAS !IEENl'ROVIOCDFORINF"ORMAllON"1_P\JRf'OSESONI.Y -ASOUllJNEO INSECllONB770.60fTHEBUSINESSANOl'ROF"ESSIONSCOOE"1HEUSEOfTHE"MlRD •cmnrT"" OR "CERllFICAJJON. BY ,\LICENSED I.ANO SURVEYOR OR R[QSTIBED QVILEl<GINEIRIN THE PR•CllCEOf"l'ROfESSIONALENGlNEERINGORI.ANOSIJR\£11NGORTHEl'REPARATIONOf"""5.F'l..,\TS, REPORTS.OESCRIPTIONS.OROlllERSIJR\oE'IINGOOOJIIENTSONLYCONSTITlJTESANEXl'RESSIONOf f'ROfESSIONALl»'INIONREGAROINGTHOSEFACTSORFINDINGS 'MilCHARETHESIJB.ECTOf"THECERTACATION ANOOOCSNOTCONSllnJTE AWARRll<TYORCUAAANTEE.ElnJERE(PflESSEOORIIIP\JEO." BASIS Of BEARINGS: BASlSOl'B[ARINGSl./',[0,0RTHISBO\ft'>OARYSU<V[Y tMPISTH[C[Nl[RL"lc [)I' PERCAAI.S:OAOI.AN0S,MAPN0.1661.1.E. NS5"27'00"E = THE UllllllESSH~HEREON'IIEREBASEDONOBSER.E:OEVIDENCEONLY.THESIJR\IEY WOULDNOTSHOWUlllJTIESCOVEREOBYCARS/TRUO\SORRECEMll.YPA\IED c~~/~P~~ ~ORs:;'!_-Cg,,?E:=.m Af'PEAAS TO CONTNN THE NECCE'SSAIIY APPROVED ENGINEER OF WORK 1HIS-/STr/EAPPRO,FD1tNT,H1\.£W.P/SITEPLANFORPRO.£CT ,0 ___ PERCONDITK!NSNO. __ DFPLANNING ~S[()fj__jj£SOJ./J~,-~ ~ CT£ INC Construction Testing & Engineering, Inc. ~ lr,spedionll<1PIGIGootedri:all&r.iitrrnen1!11&Conslr\lclion~ICMIEIIIJi-oee~ISur,,eyi,g PU,NNINGDl\1SION DATE £NGINITRINGbMSIC,., DATE 1U1Monlli1Roild,$,jll,115,E$oxindldo,CAinl26 Phone:{T60)7~-'9M Fax:{160)7~-9800 GR A N D A V E CA R L S B A D V I L L A G E D R I V E I-5 O F F - R A M P PROPOSED PROPERTY LINE DG PATH PERMEABLE FIRE LANE'GRASSPAVE2' BASEFIRE TRUCK RATED OR EQUIVALENT PRODUCT MID-HEIGHT GRASSES FOR PEDESTRIAN BUFFER MID-HEIGHT GRASSES ALONGPROPERTY EDGE SPACE DOUBLES AS FIRE LANE ANDAMENITY AREA PROPOSED STREET TREES EXCLUDING FIRE LANE,AT LEAST 50% OF ALLSHRUBS WILL BE 5 GAL. OR LARGER FURNITURE PER OWNER (TYP.) SYMBOL NOTES QTY COST GROUND FLOOR PLANTING 18,262 SF ENHANCED PAVING 4,557 SF SIDEWALK PAVING 1 553 SF SIDEWALK PAVING 2 119 SF SIDEWALK PAVING 3 996 SF DECOMPOSED GRANITE 5,642 SF ASPHALT CONCRETE 17,792 SF SIDEWALK BRICK 1,040 SF TO MATCH EXISTING BRICKWORK ALONG CARLSBAD VILLAGE DRIVE. TO BE APPROVED BY CARLSBAD CITY PLANNER. NATURAL GRAY CONCRETE 3,264 SF TO MATCH EXISTING SIDEWALKS ALONGCARLSBAD VILLAGE DRIVE. TO BE APPROVED BY CARLSBAD CITY PLANNER. SITE DEVELOPMENT CAFE SEATING 48" TREE WELL CORNER SIGHT LINE(NO OBSTRUCTIONS OVER 30") C 4 5 6 7 8 C 21 22 20 19 3 23 2 12 9 10 11 SECTION C BASIN BIORETENTION BASIN SEE CIVIL PLANS FOR SECTION TYPESECTION A BASIN SECTION B BASIN(WRAPS AROUND BLDG.) PARKING AREA LANDSCAPE 11,382 SF HARDSCAPE 1,699 SF 9,683 SF 14% 86% PROPERTY LINE DN DN UP 5% UP UP 71.50' 73.50' 69.50' 71.50' 71.50' UP 10 ' - 0 " 10'-0" 11'-6" 5% 5% 71.50' 71.50' 73.50' 1" = 2 0 ' 703 1 6 t h S t r e e t , S u i t e 1 0 0 tel ( 6 1 9 ) 2 9 6 - 3 1 5 0 f a x ( 6 1 9 ) 5 0 1 - 7 7 2 5 ww w . m l a s d . c o m McC u l l o u g h L a n d s c a p e A r c h i t e c t u r e , i n c . San D i e g o , C a l i f o r n i a 9 2 1 0 1 4 3 2 1 A B DA T E : SC A L E : SH E E T N O . : C D RE V I S I O N S E 9/2 / 2 0 1 6 A B C D E car l s b a d , c a 10 4 4 C a r l s b a d V i l l a g e D r i v e MLA.SD, INC.All ideas, designs, arrangements, and plans owned by, and indicated or represented by this drawing area are the property of McCullough Landscape Architecture, Inc. (MLA.SD) and were created, evolved and developed for use on, and in connection with, the specified project. None of such ideas, designs arrangements or plans shall be used without the written permission of MLA.SD. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job, and MLA.SD must be notified of all variations from the dimensions and conditions shown by these drawings.C SH E E T T I T L E : MLA.SD, INC. M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . MLA.SD, I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S --- gr o u n d f l o o r A. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUND COVERS. B. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT ANDPLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.C. ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER (INCLUDING PUBLIC RIGHTOF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF CARLSBAD REQUIREMENTS. GENERAL NOTE I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED INTHE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. IHAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPEMANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTIONDOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENTUSE OF WATER. GENERAL NOTE co n c e p t u a l l a n d s c a p e p l a n GRAPHIC SCALE ( IN FEET ) 1 INCH = 20 FT. PLANTING LEGEND ON SHT L-2. important --+ ---t ,,..._, / ) / ' / ' / 'v"'"-..., / ~ / I' A / ~ / ' / /r-/ M // //// ~ / / ......... _../ / / / / / D -El m ~ □ D g .... I ,..J 0 TALL FEATURE TREE 3 ARAUCARIA HETEROPHYLLA / NORFOLK ISLAND PINE 36"BOX BRACHYCHITON POPULNEUS / BOTTLE TREE 36"BOX CHORISIA SPECIOSA / SILK FLOSS TREE 36"BOX PINUS TORREYANA / TORREY PINE 36"BOXTIPUANA TIPU / TIPU TREE 36"BOX FLOWERING ACCENT TREE 12 ARBUTUS X `MARINA` / ARBUTUS MULTI-TRUNK 24"BOX CEIBA SPECIOSA / FLOSS SILK TREE 24"BOX CERCIS OCCIDENTALIS / WESTERN REDBUD MULTI-TRUNK 24"BOX TALL DECIDUOUS TREE 8 PLATANUS RACEMOSA / CALIFORNIA SYCAMORE MULTI-TRUNK 36"BOX BAMBOO 4 BAMBUSA OLDHAMII / GIANT TIMBER BAMBOO 15 GAL PHYLLOSTACHYS BAMBUSOIDES / GIANT TIMBER BAMBOO 15 GAL PHYLLOSTACHYS NIGRA / BLACK BAMBOO 15 GAL STREET TREE 9 MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 15 GAL BASIN TREE 17 LYONOTHAMNUS FLORIBUNDUS ASPLENIFOLIUS / FERNLEAF CATALINA IRONWOOD 24"BOX PLATANUS MEXICANA / MEXICAN SYCAMORE 24"BOX VINES 38 BOUGAINVILLEA SPECTABILIS / GREAT BOUGAINVILLEA 5 GALMACFADYENA UNGUIS-CATI / YELLOW TRUMPET VINE 5 GAL LARGE SUCCULENT 19 AGAVE AMERICANA / CENTURY PLANT 24"BOXAGAVE ATROVIRENS / MAGUEY 24"BOX AGAVE MAPISAGA / CENTURY PLANT 24"BOX AGAVE SALMIANA `GREEN GIANT` / CENTURY PLANT 24"BOXAGAVE SALMIANA FEROX / CENTURY PLANT 24"BOX AGAVE VILMORINIANA / OCTOPUS AGAVE 24"BOX GRASSES 2,551 SFLEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE 128 30% 5 gal. 30" oc LOMANDRA LONGIFOLIA / MAT RUSH 128 30% 5 gal. 30" oc MUHLENBERGIA DUMOSA / BAMBOO MUHLY 43 10% 5 gal. 30" oc MUHLENBERGIA RIGENS / DEER GRASS 128 30% 5 gal. 30" oc GROUNDCOVER 1 1,499 SF BULBINE FRUTESCENS / STALKED BULBINE 779 50% Flats 12" ocVERBENA LILACINA `DE LA MINA` / LILAC VERBENA 779 50% Flats 12" oc GROUNDCOVER 2 1,163 SF ERIGERON GLAUCUS / BEACH DAISY 1,209 100% Flats 12" oc GROUNDCOVER 3 1,390 SF JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 723 50% Flats 12" oc SEDUM RUPESTRE `ANGELINA` / YELLOW STONECROP 723 50% Flats 12" oc GROUNDCOVER 4 1,709 SF PENNISETUM ALOPECUROIDES `BURGUNDY BUNNY` / BURGUNDY BUNNY DWARF FOUNTAIN GRASS 888 50% Flats 12" oc PLANT IN 4` X 4` SQUARES SENECIO SERPENS / BLUE CHALKSTICKS 888 50% Flats 12" oc PLANT IN 4` X 4` SQUARES GROUNDCOVER 5 1,884 SF PENNISETUM ALOPECUROIDES `LITTLE BUNNY` / LITTLE BUNNY FOUNTAIN GRASS 1,959 100% Flats 12" oc GROUNDCOVER 6 1,063 SF DIANELLA REVOLUTA `BABY BLISS` / BABY FLAX 553 50% Flats 12" oc PLANT IN 4` X 4` SQUARESSEDUM NUSSBAUMERIANUM / COPPERTONE STONECROP 2,210 50% Flats 6" oc PLANT IN 4` X 4` SQUARES 2016-10-24 17:42 CONCEPT PLANT SCHEDULE BASIN 1 2,395 SF CAREX SPISSA / SAN DIEGO SEDGE 200 50% 5 gal. 30" oc JUNCUS PATENS / CALIFORNIA GRAY RUSH 200 50% 5 gal. 30" oc BASIN 2 1,734 SF FESTUCA CALIFORNICA / CALIFORNIA FESCUE 145 50% 1 gal. 30" oc SISYRINCHIUM BELLUM / BLUE EYED GRASS 145 50% 1 gal. 30" oc BASIN 3 1,897 SF LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE 158 50% 5 gal. 30" oc MUHLENBERGIA RIGENS / DEER GRASS 158 50% 5 gal. 30" oc EXISTING TREES (ALL TO BE REMOVED) 1. CALLISTEMON VIMINALIS / WEEPING BOTTLEBRUSH 30" CALIPER 2. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 16" CALIPER 4. PINUS CANARIENSIS / CANARY ISLAND PINE 31" CALIPER 5. PINUS CANARIENSIS / CANARY ISLAND PINE 30" CALIPER 6. PINUS CANARIENSIS / CANARY ISLAND PINE 25" CALIPER X 7. PINUS CANARIENSIS / CANARY ISLAND PINE 22" CALIPER 8. PINUS CANARIENSIS / CANARY ISLAND PINE 25" CALIPER 9. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 26" CALIPER 10. PINUS CANARIENSIS / CANARY ISLAND PINE 25" CALIPER 11. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 27" CALIPER 12. PHOENIX CANARIENSIS / CANARY ISLAND PALM 39" CALIPER 3. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 22" CALIPER 13. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 21" CALIPER 15. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 20" CALIPER 16. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 19" CALIPER 17. PINUS CANARIENSIS / CANARY ISLAND PINE 12" CALIPER 18. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 15" CALIPER 19. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 15" CALIPER 20. CUPIANOPSIS ANACARDIOIDES / CARROTWOOD 11" CALIPER 21. PLATANUS RACEMOSA / CALIFORNIA SYCAMORE 38" CALIPER 22. PLATANUS RACEMOSA / CALIFORNIA SYCAMORE 19" CALIPER 23. PLATANUS RACEMOSA / CALIFORNIA SYCAMORE 21" CALIPER 14. WASHINGTONIA ROBUSTA / MEXICAN FAN PALM 24" CALIPER 1" = 2 0 ' 703 1 6 t h S t r e e t , S u i t e 1 0 0 tel ( 6 1 9 ) 2 9 6 - 3 1 5 0 f a x ( 6 1 9 ) 5 0 1 - 7 7 2 5 ww w . m l a s d . c o m McC u l l o u g h L a n d s c a p e A r c h i t e c t u r e , i n c . San D i e g o , C a l i f o r n i a 9 2 1 0 1 4 3 2 1 A B DA T E : SC A L E : SH E E T N O . : C D RE V I S I O N S E 9/2 / 2 0 1 6 A B C D E car l s b a d , c a 10 4 4 C a r l s b a d V i l l a g e D r i v e MLA.SD, INC.All ideas, designs, arrangements, and plans owned by, and indicated or represented by this drawing area are the property of McCullough Landscape Architecture, Inc. (MLA.SD) and were created, evolved and developed for use on, and in connection with, the specified project. None of such ideas, designs arrangements or plans shall be used without the written permission of MLA.SD. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job, and MLA.SD must be notified of all variations from the dimensions and conditions shown by these drawings.C SH E E T T I T L E : MLA.SD, INC. M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . MLA.SD, I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S --- gr o u n d f l o o r co n c e p t u a l l a n d s c a p e p l a n --+ 0 II @J II -~ 0 0 0 0 FIRE PIT RE-CIRCULATING FOUNTAIN FIRE PIT PARTIALLY BURIED FEATURE WALL 4' TALL BERM PRIVATE PATIO PRIVATE PATIO FLOWERING ACCENT TREE 6ARBUTUS X `MARINA` / ARBUTUS MULTI-TRUNK CEIBA SPECIOSA / FLOSS SILK TREE CERCIS OCCIDENTALIS / WESTERN REDBUD MULTI-TRUNK TALL ACCENT SHRUB 28 RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRYRHUS INTEGRIFOLIA / LEMONADE BERRY FOREST UNDERSTORY 3,128 SF ACHILLEA MILLEFOLIUM / COMMON YARROW24" O.C. CAREX DIVULSA / BERKELEY SEDGE 30" O.C.SYMPHORICARPOS ALBUS / COMMON WHITE SNOWBERRY 48" O.C. CONCEPT PLANT SCHEDULE COURTYARD SYMBOL NOTES QTY COST TOTAL MID-BUILDING PLANTING 5,999 SF COURTYARD WALKWAYS 1,812 SF 2016-09-02 12:42 SITE DEVELOPMENT 1" = 2 0 ' 70 3 1 6 t h S t r e e t , S u i t e 1 0 0 tel ( 6 1 9 ) 2 9 6 - 3 1 5 0 f a x ( 6 1 9 ) 5 0 1 - 7 7 2 5 ww w . m l a s d . c o m McC u l l o u g h L a n d s c a p e A r c h i t e c t u r e , i n c . San D i e g o , C a l i f o r n i a 9 2 1 0 1 4 3 2 1 A B DA T E : SC A L E : SH E E T N O . : C D RE V I S I O N S E 9/2 / 2 0 1 6 A B C D E car l s b a d , c a 10 4 4 C a r l s b a d V i l l a g e D r i v e MLA.SD, INC.All ideas, designs, arrangements, and plans owned by, and indicated or represented by this drawing area are the property of McCullough Landscape Architecture, Inc. (MLA.SD) and were created, evolved and developed for use on, and in connection with, the specified project. None of such ideas, designs arrangements or plans shall be used without the written permission of MLA.SD. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job, and MLA.SD must be notified of all variations from the dimensions and conditions shown by these drawings.C SH E E T T I T L E : MLA.SD, INC. M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . MLA.SD, IN C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S --- co u r t y a r d COMMON ENTRANCE co n c e p t u a l l a n d s c a p e p l a n GRAPHIC SCALE ( IN FEET ) 1 INCH = 20 FT. PLANTING NOTE A. THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCECONSIDERATIONS.B. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM ANAGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.C. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOILFROM THE SUN, EVAPOTRANSPIRATION AND RUN-OFF. D. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH. E. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS. F. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES. G. TO INSTALL TRAILING-TYPE PLANTS CLOSEST TO THE TOP OF THE RETAINING WALL TO EVENTUALLY CASCADE OVER THE WALL WHERE APPLICABLE. H. ALL PLANTING AREAS TO SLOPE 2% AWAY FROM BUILDING AND TERMINATING INTO APPROVED DRAINAGE SYSTEM (RETENTION BASINS OR AREA DRAINS). IRRIGATION NOTE A. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALLPLANTING AREAS SHOWN ON THE PLAN.B. WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE,OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACE IRRIGATION SHALLBE USED, UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED ANDCONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPE AREA.C. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY, AUTOMATIC CONTROL VALVES,CONTROLLERS AND OTHER NECESSARY IRRIGATION EQUIPMENT.D. ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL.E. ALL DRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THEMANUFACTURER'S RECOMMENDED DESIGN PARAMETERS.F. ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES ANDWATER CONSERVATION ORDINANCE.G. THE IRRIGATION SYSTEM WILL BE COMPLETELY EQUIPPED WITH THE CORRECT VALVES, PIPES,AND OTHER COMPONENTS TO ACCOMODATE FUTURE RECYCLED WATER SERVICE. MAINTENANCE RESPONSIBILITY A. ALL WATER, SEWER, AND GAS UTILITIES SHALL BE EFFECTIVELY SCREENED WITH PLANT B. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND C. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENTS ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER (INCLUDING PUBLICRIGHT OF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED IN A FREE OF DEBRIS AND LITTERAND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASEDOR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THECONDITIONS OF THIS PERMIT. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OFCARLSBAD'S REQUIREMENTS.NOTE: MATERIAL AT THE TIME OF PLANT INSTALLATION. AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS. GROUNDCOVERS. SECOND FLOOR PLAN 0 r() I 0 0 ROOF DECK ONPEDESTALS FLEX SPACE/YOGA DECK CABLE RAIL FENCE VEGETABLE BEDS SYMBOL NOTES QTY COST TOTAL ROOF PLANTING 1,098 SF ROOF DECK 2,077 SF 2016-09-02 12:42 SITE DEVELOPMENT VINES 19 BOUGAINVILLEA SPECTABILIS / GREAT BOUGAINVILLEA 5 GAL MACFADYENA UNGUIS-CATI / YELLOW TRUMPET VINE 5 GAL GRASSES 947 SF LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE 48 30% 5 gal. 30" ocLOMANDRA LONGIFOLIA / MAT RUSH 48 30% 5 gal. 30" oc MUHLENBERGIA DUMOSA / BAMBOO MUHLY 16 10% 5 gal. 30" oc MUHLENBERGIA RIGENS / DEER GRASS 48 30% 5 gal. 30" oc 2016-10-24 17:42 CONCEPT PLANT SCHEDULE ROOF AREA PLANTS TO CASCADE DOWNBUILDING FACADE 1" = 2 0 ' 70 3 1 6 t h S t r e e t , S u i t e 1 0 0 tel ( 6 1 9 ) 2 9 6 - 3 1 5 0 f a x ( 6 1 9 ) 5 0 1 - 7 7 2 5 ww w . m l a s d . c o m McC u l l o u g h L a n d s c a p e A r c h i t e c t u r e , i n c . San D i e g o , C a l i f o r n i a 9 2 1 0 1 4 3 2 1 A B DA T E : SC A L E : SH E E T N O . : C D RE V I S I O N S E 9/2 / 2 0 1 6 A B C D E car l s b a d , c a 10 4 4 C a r l s b a d V i l l a g e D r i v e MLA.SD, INC.All ideas, designs, arrangements, and plans owned by, and indicated or represented by this drawing area are the property of McCullough Landscape Architecture, Inc. (MLA.SD) and were created, evolved and developed for use on, and in connection with, the specified project. None of such ideas, designs arrangements or plans shall be used without the written permission of MLA.SD. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job, and MLA.SD must be notified of all variations from the dimensions and conditions shown by these drawings.C SH E E T T I T L E : MLA.SD, INC. M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . MLA.SD, IN C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S --- ro o f d e c k co n c e p t u a l l a n d s c a p e p l a n GRAPHIC SCALE ( IN FEET ) 1 INCH = 20 FT. THIRD FLOOR PLAN ROOF DECK PLAN L, \ C I ) - \ \ ~ -~ 1' I ~ 0 RE-CIRCULATING FOUNTAIN 3RD FLOOR BALCONY PLANTERS AREASYMBOLNOTES SOUTH & WEST FACING GROUND FLOOR NORTH AND EAST FACING GROUND FLOOR MID-BUILDING DECK & COURTYARD HYDROZONE LEGEND LOW WATER USE LOW WATER USE LOW WATER USE DRIP IRRIGATION SPRAY IRRIGATION DRIP IRRIGATION ROOF DECK PLANTINGS LOW WATER USEDRIP IRRIGATION WATER SUPPLY -EXISTING POTABLE WATER SOURCE, INDEPENDENTLY METERED FOR IRRIGATION ONLY WATER CONSERVATION FEATURES -MOSTLY NATIVE PLANT PALETTE RECIRCULATING FOUNTAIN -COMPLETE ON-SITE SOIL ANALYSIS -INSTALL RAIN-SENSOR -APPLY COMPLETE COVERAGE OF MULCH WITHIN ALL PLANTING AREAS -PROVIDE CONSISTENT AND APPROPRIATE MAINTENANCE -ALL IRRIGATED PLANTING (INCLUDING TREES) WILL BE ACCOMPLISHED WITH LOW-VOLUME DRIP IRRIGATION -APPLY COMPLETE COVERAGE OF MULCH WITHIN ALL PLANTING AREAS 4,434 SF 1,098 SF 14,115 SF 5,995 SF 18 SF ZONE 4 ZONE 1 ZONE 2 ZONE 3 ZONE 5 -100% RECYCLED WATER IRRIGATION EQUIPMENT TO BE INSTALLED (ALTHOUGH RECYCLED WATER IS NOT AVAILABLE YET, THE IRRIGATION SYSTEM WILL BE EQUIPPED TO HANDLE RECYCLED WATER IF IT BECOMES AVAILABLE IN THE FUTURE.) RECYCLED WATER RECYCLED WATER RECYCLED WATER RECYCLED WATER POTABLE WATER 1/6 4 " = 1 ' 703 1 6 t h S t r e e t , S u i t e 1 0 0 tel ( 6 1 9 ) 2 9 6 - 3 1 5 0 f a x ( 6 1 9 ) 5 0 1 - 7 7 2 5 ww w . m l a s d . c o m McC u l l o u g h L a n d s c a p e A r c h i t e c t u r e , i n c . San D i e g o , C a l i f o r n i a 9 2 1 0 1 4 3 2 1 A B DA T E : SC A L E : SH E E T N O . : C D RE V I S I O N S E 9/ 2 / 2 0 1 6 A B C D E car l s b a d , c a 10 4 4 C a r l s b a d V i l l a g e D r i v e MLA.SD, INC.All ideas, designs, arrangements, and plans owned by, and indicated or represented by this drawing area are the property of McCullough Landscape Architecture, Inc. (MLA.SD) and were created, evolved and developed for use on, and in connection with, the specified project. None of such ideas, designs arrangements or plans shall be used without the written permission of MLA.SD. Written dimensions on these drawings shall have precedence over scaled dimensions. Contractors shall verify and be responsible for all dimensions and conditions on the job, and MLA.SD must be notified of all variations from the dimensions and conditions shown by these drawings.C SH E E T T I T L E : MLA.SD, INC. M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . MLA.SD, IN C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D , I N C . M L A . S D --- co n c e p t u a l w a t e r u s e p l a n GRAPHIC SCALE ( IN FEET ) 1 INCH = 20 FT. ground floor Mid-Building roof deck ---t D - - p 0,191b,tc""-'" P N Cue,,pnearmla P N 0:ll\lll•lliil.1111 o,, .. __ . Conwnontt.ame G N 0.-GIW'~:nlc~._jUf-mar.mdlnm...l !iaSwllr,e p N E,~~• a Noll. Fwt.ml;afG1,.,..-:<f,rys PN' ~•p;INl'>e-Ola. NA l4MII~,_,... p.,'ll'IIUWffl •lopec.~t; ¥lO ~ TN Saib i.ekliepl, oc:r Su a.turn•~t•~11,t,~) Ge p Su SeMClo Mr,:ieM P p,. S.)'llnchi,m odu'n V'CI c:~ c.--.9-...IWI d= ..... tticil;pen,1:mu'II .......... ......... bl111ctalutlcb ~y~i,;in ""' ... ""' .. .,,. ... ""' ' .._ ' Moder.;c1 p N .... .. ""' s ""' s • Low P NA WELO Worksheets Water EfflC-ient Landscape W.rk.sheel l}n.-,rlrskn.:"1o,lu,1,f#t1lu-~\~•"~11.11o,m ,.....Jrll,1lftll.oJ1l.e-J.a1111b•pr f>l~"'"" ... l,'t. NTIJeCIZDNIIINPJ-.,,TIOIIT...._., 'Pbt..o,mpl,.<11..1\e~uL,&,.-11Ultidl~,n,r l 9'1t tllm\~l,_ae(....,.I-I f""'"' .. , .... ~fl~ll""1,l'uf'fflOC'•[" ..i• r-TI,,, ........ ~,,,, IIJtnR«,c, lollW lmg•!MIO I Pr.I• II)~ I •,o(T,__. ~ • M,•it->,I.. ~/11-..-A..-.. Lo ...... pcd hi... •••tPf' C'<a.Ft.) ~-cl ~ fU MY., \~ ~ ~}--i"?.'~-.!•· ·-nw ,_,.,,,1r_,,,,.,,.,.,. , .. ,_·.,...,.1 .... n-J,(,..~ ...... ,,...1'1\.-__ ,_..,.,....,,..,""""" B0111iwca1 Name -~..._,e ......... ¥ .... ,-<,\ Oin,:,.6"v1MClll!fl;MC.~I c.,,i;■DtCIINN",iill Orglla,ll,,i,■tl#VI• Flol~\:ISflfl (C\~eRMtl-llld,H•pec:18') F1111V,11'CfffOl!tlf;t ..... C'>a.ifl:Nm111t~■) ~ltllll.,.........ffilt<tl!Ull~) _____ , __ ~ ... 111-,_.tl:o1pp Polyt.ilcl'Uln l"'IUrhm ,....,, Sphmroptmis coapen (CJ•lhn• ~) Sy~11PN-=iut(St-1.'.0E) \Mxztw;ur:i.i imbrwla 'I --~--"-n.au..-11·-~ ... .,-._,,,..,,.,.,,.,.,,. Ap endbc F ~ .... -11'1' IU.•ball'r ooitM-llf]...,,_il'UIUl111'M ·-pHIIOll'lt"41 wH:tmslflOl'dflm lllmOtltOebetrr Ai.lrat.n~bn ... ....,,. 9a11tc~n9rn waaerUIII! '"'"" ....... -· --v.,, Low .... Low ......... Maximum A plied Water Allow~nce .'ilauJ.<1fCpr,,4.., ,n"'4-'i!.0tr,Hiimn,l_.n,1.nro:"(~n•nn·•i...i ...,u,¼,t,, MI;!-\ f,,r ~~~l ~':ii 11~~,"L~;~· :..'"'! -~~M..!!t ~ i~:\;,~-:~ "41111.._~ IIIA.W.A •tn'•IIIO,,U)(,-sa .11 UL>• leM • SLA.)I No ..... H INllolWI IIU.WA • IET•WO..UlfO.A& a LA.I• {Q.N a SI.All I], .Jl'¥11~S _,/1MJw ff"'I-..J-tlv,foll,m«--w ,,_ 'nu, .. ._ ... , "1,, .... , .... ,,, .. pl\-pa112t IJ'f• ... ..,.,. • ......,,..,.....,"~1""--0.•• U:.,.ltrtUlluc.:.rb•~~ioJ.attlulll.. r1....-=:..!~~~~".L?~i..!:~:::~ .. •fu_i,n 'P>o-oildil..,•141 t'T arl11•-la'b.· •'It~ ~ ~IW'.11...t ••.:a ,·uJ -1 y; O.Oorl\1-<L~-U~b Spu.:..J~=1ia ,q,oab.. ~H1NT.W.farC...C•t+n11nwu PILl'OIClimplU!I. d • • '' I rr,-.,~,t••fll• .tt..,..r1-.,-•,..«NC:......lfnl:II# l:...<lf.r:t~,l.y •,I,,•,. ,~, .... ~,..,..,.-..... 1rJ1,I/I' ...,,,.,..,.II'___,_~ .... _. "r...,a,,,-O...... ·•~,;.,,.,,.. ..... r. :.!:~.~:r.:.:..,"!!! r~,.._ '.l••llf',J,f..,._..-..,...._,..,._, u •11".,,.,...-.-i...n.- -m ~..-V "'·"' ~2L.,_ . ,... ..... 0 CARLSBAD CHAMBER OF COMMERCE Mayor Matt Hall Members of the Carlsbad City Council Members of the Carlsbad Planning Commission December 22, 2016 RE: Carlsbad Village Lofts ~ City of Carlsbad DEC 2 2 20 16 Planning Division Please accept this letter of support for the Carlsbad Village Lofts project currently working its way through the planning process right now. This redevelopment project has been in the planning and review stage for some time and we have closely monitored this process. We believe the project is an optimum use of infill land and will create attractive and sustainable growth within an existing footprint. Here are some highlights of the plans benefits: --It will revitalize a vacant blighted site and remove the Denny's pole sign --Creates a welcoming statement at the entry to the Village --The project complies with the General Plan and Village Master Plan and provides adequate parking onsite. --It brings mixed-use residential development in close proximity to public transportation, goods, services and jobs and encourages less use of personal vehicles resulting in less pollution and cleaner air. -It combines residential and commercial elements in a "walkable" urban neighborhood and will afford the opportunity to live, work and shop within easy walking distance. --Adds needed multifamily housing to the City of Carlsbad at a time when rents are skyrocketing due in large part to a dearth of supply. --Adds residential inventory to improve the jobs/housing balance in the City of Carlsbad The Chamber feels that the Carlsbad Village Lofts project represents a comprehensive, well- planned Smart Growth approach to meeting the needs of Carlsbad and we encourage its approval. Ted Owen President and CEO 5934 Priestly Drive I Carlsbad, CA 92008 I 760.931.8400 T I 760.931.9153 F www.carlsbad.org