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2023-06-21; Planning Commission; ; Hope Apartments
Item No. 1 Meeting Date: June 21, 2023 To: Planning Commission Staff Contact: Shannon Harker, Senior Planner; 442-339-2621; shannon.harker@carlsbadca.gov Subject: Hope Apartments. Consideration of a land use development request to consolidate land, demolish an existing hotel and residential structures and construct a four-story, 156-unit multiple-family residential apartment building with subterranean parking. Location: 950 and 1006 Carlsbad Village Dr., 2944 Hope Ave., 945-A, 945-B and 955 Grand Ave. / APNs 203-320-02-00, 203-320-20-00, 203-320-40-00, 203-320-41-00, 203- 320-48-00, and 203-320-51-00 / District 1 Case Numbers: CT 2022-0001 and SDP 2022-0006 (DEV2022-0030) Applicant Representative: Patrick Zabrocki, Applicant Representative; 858-245-2473; pzabrocki@wermersproperties.com CEQA Determination: ☐ Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR ☐ Other: Permit Type(s): ☒ SDP ☐ CUP ☐ CDP ☒ TM/TPM ☐ GPA ☐ REZ ☐ LCPA ☐ Other: CEQA Status: ☐ The environmental assessment IS on the Agenda for discussion ☒ A CEQA determination was already issued. That decision is final and IS NOT on the Agenda Commission Action: ☐ Decision ☒ Recommendation to City Council ☐ Informational (No Action) Recommended Actions That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) RECOMMENDING APPROVAL of Tentative Tract Map CT 2022-0001 and Site Development Plan SDP 2022-0006, based on the findings and subject to the conditions contained therein. June 21, 2023 Item #1 Page 1 of 250 ~ PLANNING COMMISSION ~ Staff Report 0 Existing Conditions & Project Description Existing Setting Site Map The subject site consists of five parcels totaling 2.95 acres, located at 950 and 1006 Carlsbad Village Dr., 2944 Hope Ave., 945-A, 945-B and 955 Grand Ave. (Exhibit 2) and within Local Facilities Management Zone 1. The above-noted properties are developed with the following: 950 Carlsbad Village Dr. Carl’s Jr. fast-food restaurant, including 35 parking spaces 1006 Carlsbad Village Dr: Carlsbad Village Inn (109 rooms, formerly Motel 6) 2944 Hope Ave: N/A- vacant 945-A and 945-B Grand Ave.- two single-family homes 955 Grand Ave.- single-family home Topographically, the site is relatively flat and slopes approximately six feet from east to west with the low point at the northwest corner. The site is bounded by Grand Avenue to the north, Carlsbad Village Drive to the south, a shared private driveway to the east and Hope Avenue alley to the west. Table “A” below includes the General Plan designations, zoning, Village & Barrio Master Plan land use district, and current land uses of the subject site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Designation Village & Barrio Master Plan Land Use District Current Land Use Site V-B Village Barrio V-B FC Freeway Commercial Carl’s Jr. fast-food restaurant with drive-through, 109-room Carlsbad Village Inn, three single-family homes North VC/R-15 Visitor Commercial/ Residential 8-15 du/ac C-T/RD-M Commercial Tourist/Residential Density-Multiple N/A Grand Avenue, Extended Stay America hotel, single-family homes, multi-family units South V-B V-B FC Carlsbad Village Drive and Village Plaza neighborhood shopping center East V-B V-B FC The Lofts at Carlsbad Village 106-unit, four-story apartment building West V-B V-B FC Hope Avenue alley, two-story multi-family residential building and two, single-story, single- family homes June 21, 2023 Item #1 Page 2 of 250 General Plan Designation Zoning Designation Proposed Project The project developer, Wermers Properties, herein referred to as “Developer,” has submitted an application for the development of a 45-foot-tall, 156-unit multiple-family apartment building with 277 parking spaces, including a 272-space, two-level subterranean parking garage on a 2.95-acre multi-parcel site. The project site is generally located northeast of the intersection of Carlsbad Village Drive and the Hope Avenue alley. The proposed project includes the demolition of three existing single family homes and Carlsbad Village Inn, a 109- room hotel. The existing Carl’s Jr. fast-food restaurant and drive through are proposed to remain. The existing parking stalls around the perimeter of the restaurant (35 parking spaces) will not be impacted and are not proposed to be counted toward the parking calculation for the proposed apartment project. To facilitate the development of the project site and to achieve the desired density yield, the five existing lots, including the Carl’s Jr. lot, will be consolidated into one lot. The Developer is seeking a density bonus under State law, which would entitle the developer to increase the density of the project by 50% in return for designating at least 15% of the proposed base dwelling units (104 units) affordable to very low-income households. The density bonus that is authorized by State law (Government Code Section 65915) is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the base number of units permitted pursuant to the Village & Barrio Master Plan. With the 50% density bonus, the maximum number of residential units allowed on the site is 156 units, with 16 of those required to be restricted as affordable to very low-income households (per State Density Bonus Law). In addition, the developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. In this case, since very low-income units are proposed, 12.5% of the total number of units proposed or 20 units are required. The Developer is proposing to provide 20 very low-income units, which satisfies both the State Density Bonus Law and Inclusionary Housing Ordinance requirements. The project site has street frontage on Grand Avenue to the north, Carlsbad Village Drive to the south and the Hope Avenue alley to the west. Vehicular access to the project will be provided by an existing 24-foot-wide shared private driveway on the east side of the proposed multi-family apartment building. The shared driveway provides through access from Carlsbad Village Drive to Grand Avenue and currently provides access to the Carlsbad Village Inn and the 106-unit, four-story Village Lofts apartment building. The shared private driveway also provides an additional access point to the existing Carl’s Jr. fast food restaurant, located at the southwest corner of the project site. June 21, 2023 Item #1 Page 3 of 250 Street improvements are proposed along both the Carlsbad Village Drive and Grand Avenue street frontages. Specifically, the existing sidewalk in front of Carl’s Jr. is proposed to be widened to 10 feet to provide continuity with the existing, wider sidewalk to the north and to comply with the mobility requirements of the Village & Barrio Master Plan. While an existing grass planter will be removed along the Carl’s Jr. frontage, the Developer proposes to plant five trees at the western perimeter of the existing parking lot to soften the interface between the parking lot and the enhanced sidewalk. The existing street trees located in the sidewalk will remain. Improvements along the Grand Avenue frontage include the dedication of 30 feet of right-of-way, removal of all existing frontage improvements and replacement with a new, six-foot-wide meandering sidewalk, with a four- foot-wide parkway with street trees, as well as ADA accessible ramps on both sides of Grand Avenue at the Hope Avenue alley intersection (northeast and southeast corners). A total of 11 parallel parking stalls will be maintained along the Grand Avenue. In addition, the existing six-inch diameter water line located within the Grand Avenue project frontage right-of-way is proposed to be replaced with an eight-inch diameter water line. The upgraded waterline extends 30 feet into the Hope alley and Grand Avenue intersection eastward to the transition of the cul-de-sac bulb of Grand Avenue. The proposed four story apartment is 45-feet-tall with allowable architectural projections (i.e., elevator tower, parapets, metal canopy/architectural tower) up to 55 feet in height. The Developer’s architect describes the architectural style as “Modern Coastal.” The design incorporates a variety of stucco colors to break up the facades, as well as horizontal wood siding, porcelain tile accents, a large metal trellis over the amenity area on the fourth floor, two metal canopy roofs (architectural projections), and metal sunshades over select units. In addition to the amenity area on the fourth floor, two large courtyards are proposed at-grade. The “west courtyard” along the west elevation provides a 70-foot-wide break in the facade as viewed from the Hope Avenue alley. The primary entrance to the building, which includes the leasing area, lobby, fitness center and mailroom, is located at the southeast corner of the building where double-volume ceilings are proposed. An enhanced entry plaza is also proposed to welcome prospective tenants to the leasing/lobby areas and provide a gathering area for the tenants. Bike racks are also proposed in this area. A breakdown of each of the apartment unit types is summarized in Table “A” below. TABLE A – DETAILS FOR UNIT TYPE Unit Type Unit Size Bedroom/ Bathrooms Deck Area Market Rate Quantity Affordable Quantity(*) S1 548 SF STUDIO/1 BATH 38 SF 4 4 A0 600 SF 1BED / 1 BATH 78 SF 13 2 A1 762 SF 1 BED / 1 BATH 52 SF 22 2 A2 751 SF 1 BED / 1 BATH 50 SF 26 3 A2A 773 SF 1 BED / 1 BATH 56 SF 1 B1 773 SF 2 BED / 2 BATH 52 SF 15 3 B1A 1,080 SF 2 BED / 2 BATH 52 SF 4 B2 1,135 SF 2 BED / 2 BATH 50 SF 23 3 B2A 991 SF 2 BED / 2 BATH 56 SF 2 B2B 1,078 SF 2 BED / 2 BATH 50 SF 3 B3 1,211 SF 2 BED / 2 BATH 52 SF 8 B4 1,128 SF 2 BED / 2 BATH 83 SF 6 C1 1,253 SF 3 BED / 2 BATH 57 SF 9 3 TOTAL AFFORDABLE APARTMENT UNITS: --- 20 TOTAL MARKET RATE APARTMENT UNITS: 136 --- TOTAL APARTMENT UNITS: 156 *Affordable unit type is tentative and subject to change. However, a minimum of ten percent or two, three-bedroom units are required pursuant to CMC 21.85.030. June 21, 2023 Item #1 Page 4 of 250 To address open space requirements and provide amenities for the residents, a total of 16,582 square feet of common open space is proposed and 8,037 square feet of private open space is proposed. Common open space areas include two courtyards on the first level (at-grade and on top of the parking garage) and a rooftop deck is on the fourth level. Amenities within the central “pool courtyard” include a pool and spa with enhanced paving for the deck, cabanas, seating areas, raised planters and an outdoor fitness area. Included within the “west courtyard” are barbecues, turf game area, large movie wall, double-sided gas fireplace with a TV wall, raised planters and enhanced paving. The rooftop deck on the fourth level includes a barbecue and entertainment space with a fire pit and raised landscape planters. In addition, a 1,595-square-foot gym with a restroom and showers is proposed on the first floor. The private open space includes decks for each unit ranging in size from 38 to 83 square feet (see Table A above for size for each unit type). In addition, a total of 106 tenant storage units are proposed throughout the building which will be large enough to store bicycles. The elevator and stairway access for the residential tenants and visitors are proposed in three different areas of the building. Parking for the 156-unit apartment project is proposed to be provided by a combination of at-grade, uncovered surface parking stalls (5 spaces) and a two-level, 272-space subterranean parking garage. The surface parking stalls are located on the west side of the shared private driveway and in front of the leasing office. Access to proposed parking garage is located on the east side of the building and also off the shared private driveway. Surface parking stalls in front of the leasing area will be available for prospective tenants only. Grading for the proposed project includes 650 cubic yards of fill and 47,500 cubic yards of cut. As a result, a total of 46,850 cubic yards of material is proposed to be exported from the site. As the existing grade along the western property line is approximately 6 feet lower, retaining walls up to six (6) feet are proposed. Where feasible, the retaining walls are terraced (i.e., two, three-foot walls) to allow for planting in between and/or in front of the walls and soften the appearance. The maximum cut height proposed is 22.9 feet for the construction of the subterranean parking garage. Plans are attached to the staff report (Exhibits 13 and 14). The improvements and uses described above are hereinafter referred to as “Project.” Public Outreach & Comment The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84 (Development Project Public Involvement Policy). A notice of Project application was mailed on June 15, 2022 to all owners of property located within a 600-foot radius of the Project site. Two, two-foot-tall by three-foot-wide yellow signs were posted at the Project site on June 21, 2022, notifying all pass-by traffic of the Project, which provides project name, application numbers, description, as well as both Developer and city staff contact information. A total of 132 property owners were notified through the notice of project application. In addition to the above, the Developer completed the Enhanced Stakeholder Outreach Program pursuant to City Council Policy No. 84 (Development Project Public Involvement Policy). One outreach meeting was conducted on Aug. 29, 2022 at 6:00 pm at the Lofts retail space located at 1040 Carlsbad Village Dr. A total of seven neighbors/stakeholders attended the outreach meeting. The Developer provided an overview of the Project and presented the site plan and draft renderings for the Project. Following the presentation there were several questions and comments from the attendees regarding the Project. A summary of the questions raised at the meeting along with the Developer’s answers to those questions, as well as the Developer’s correspondence with the public before and after the outreach meeting is included in an Enhanced Stakeholder Outreach. Please see Exhibit 8 for details and a summary of the main concerns highlighted below. Response to Public Comment & Project Issues The public outreach meeting resulted in 30 common questions or concerns. Outside of general questions regarding the Project, feedback received at the meeting focused on three primary concerns which are summarized below. June 21, 2023 Item #1 Page 5 of 250 Traffic/Parking (6 questions/comments): Commenters inquired about the adequacy of the proposed number of parking stalls for the apartments and expressed concern regarding the amount of traffic generated by the proposed Project, as well as traffic safety at the intersection of the Hope Avenue alley and Grand Avenue. The Developer indicated a total of 276 parking stalls are proposed, exceeding what is required pursuant to State Density Bonus Law by 198 spaces (78 spaces or 0.5 spaces per unit required per State Density Bonus Law). In addition, the Developer noted a traffic impact analysis prepared for the Project concluded the Project would generate a minimal net increase in traffic (106 average daily trips) since the existing hotel would be demolished. Subsequent to the 2022 public outreach meeting, new state law imposed by the state legislature under AB 2097, effective Jan. 1, 2023, now prohibits city’s from requiring minimum parking standards on certain private development projects, including residential density bonus projects, that are located within one-half mile of a major public transit stop. Under AB 2097, developers can still voluntarily provide onsite parking (this Project provides 276 spaces), but the number of parking spaces provided is based on builder preference and market demand, not by city-established minimum parking standards.1 The proposed Project has been reviewed in accordance with the city’s policies and codes in concert with the State Legislature’s recent efforts to facilitate development in urban areas (per AB 2097). The granting of the Tentative Subdivision Map and Site Development Plan would not violate the requirements of the General Plan, Village & Barrio Master Plan, and applicable provisions of the Municipal Code. The resulting location, access, density/building intensity, size and type of uses proposed in the Project are compatible with the existing and future land uses in the surrounding neighborhood because this is an infill site that lends itself to the proposed type and density of development. As it relates to the comments received regarding traffic safety at the intersection of the Hope Avenue alley and Grand Avenue, pursuant to city records dating back to 2008, there have been two collisions at this intersection. Neither of the collisions indicated there was a design issue with the intersection. However, as part of the proposed Project, sight distance visibility for vehicles approaching the intersection from the Hope alley will be improved due to a redesign of the curb alignment on Grand Avenue and removal of some vegetation and a fence at this intersection. Stopping sight distance was determined acceptable at the Project driveways on Grand Avenue and Carlsbad Village Drive with a recommendation to restrict parallel street parking on Grand Avenue to improve visibility. However, given the low volume and speeds on this portion of Grand Avenue, no restrictions to street parking are proposed by the city at this time. It is understood that drivers will pull forward closer to the travel lane for improved visibility if a parked vehicle is impeding visibility. The Tentative Subdivision Map has been conditioned to provide all infrastructure improvements, which would ensure consistency with all standard engineering requirements. If necessary, the city may later restrict street parking if conditions warrant such restrictions after the Project is completed. Also, as part of the street improvements associated with the proposed Project, new ADA compliant pedestrian ramps will be installed at the southeast and northeast corner of Grand Avenue and Hope Avenue. In addition, a warrant analysis for an all-way stop at the unsignalized intersection of Grand Avenue and Hope Avenue was included in the traffic study. The intersection currently is controlled by two stop signs: one at Grand Avenue west bound from the cul-de-sac and the other north bound from the Hope Avenue alley. Warrants were not met to justify an all-way stop at this intersection. Architectural Style (8 questions/comments): Several comments and concerns were raised about the proposed “Modern Coastal” architectural style. Commenters suggested the Developer redesign the Project with a Spanish Revival or Craftsman style to better complement the character of the Village and reflect the recommendations made by the city’s Village and Barrio Design Review Committee regarding architectural styles. Commenters also noted the “Modern Coastal” design may not reflect the direction 1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station). June 21, 2023 Item #1 Page 6 of 250 of a City Council-initiated project currently underway to develop objective design standards for projects in the Village and Barrio area, including suggested architectural styles. The Developer indicated that an architectural firm with extensive experience with multi-family residential development was hired to design the proposed Project. While minor changes have been made to the building design since the public outreach meeting, the modern architectural style remains. It should be noted that the current version of the Village & Barrio Master Plan does not specify options nor does it require a specific architectural style. With the exception to the waivers requested as part of the proposed density bonus, which are permitted pursuant to State Density Bonus Law, the Project is consistent with the standards of the Village & Barrio Master Plan. Therefore, city staff cannot require the proposed Project to be redesigned. Further, if objective design standards are adopted by the City Council in the future, there will likely be a number of options for architectural styles, including an architectural style similar to what has been proposed. City staff cannot require the applicant to redesign the Project utilizing a different architectural style. Notwithstanding, the Project would not be out of character for the area because the proposed development would be well integrated into its surroundings, since the new structure would incorporate compatible and integrated architecture, materials, and colors, and the Project would not be visually obtrusive or disharmonious with surrounding areas. Status of Carl’s Jr. Restaurant (3 questions/comments): Commenters at the meeting expressed concern about the proposal to retain the existing Carl’s Jr. restaurant. A suggestion was made to demolish the restaurant and construct new retail space as part of the proposed building. The Developer indicated the restaurant had recently undergone some façade upgrades and is an integral component of the proposed horizontal mixed use Project. In addition, while not shared at the outreach meeting, the Developer indicated Carl’s Jr. has a long-term lease which provides stability and simple management and reduces the risks and costs to the landlord. The fast-food restaurant is also an established business in the Village that has proven its long-term economic success which eliminates the challenge of finding and retaining a substitute or start-up business. The fast-food restaurant provides an option for all levels of economic status and complements the proposed 156-unit multi-family apartment building. Project Analysis General Plan Consistency The City of Carlsbad General Plan includes several goals and policies that guide development and land use within the city. A discussion of how the Project is consistent with the applicable General Plan policies is summarized in Exhibit 4. Village & Barrio Master Plan and Municipal Code Consistency The Village & Barrio Master Plan as well as certain requirements and provisions in Title 21 of the Municipal Code (Zoning Ordinance) guide development and land use within the city, consistent with the General Plan. Specific compliance with these relevant requirements is described in Exhibit 4. State Density Bonus The Developer is seeking an increase in the allowable density of the Project under Government Code Section 65915, the State Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit set by a city’s general plan in exchange for reserving a certain number of the new dwelling units as affordable or other qualifying housing for at least 55 years. Developers can also have development standards waived or revised when such deviations are needed to achieve the density allowed under State law.2 The 2.95- acre site is located in the Freeway Commercial District of the Village & Barrio Master Plan which permits a 2 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. June 21, 2023 Item #1 Page 7 of 250 density range of 28 to 35 dwelling units per acre (stated as a minimum to maximum density range). This results in a maximum base density of 103.25 units (2.95 acres multiplied by 35 units per acre), which rounds up to 104 units for this site (pursuant to Density Bonus Law, all density calculations are rounded up.) The density bonus that is authorized by State law is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily permitted. The Developer is requesting a 50% density bonus allowed under State law, for a total of 52 units (104 units multiplied by 50%). In exchange for the 50% density bonus, the Developer is required to designate 15% of the 104 base maximum density units, or 16 units, as affordable density bonus units. The affordable density bonus units are required to be affordable to “very low-income households” for a period of 55 years. At the maximum 50% density bonus, a total of 156 units could be constructed, and the developer is proposing to construct the maximum 156 units at a density of 52.9 dwelling units per acre. The Project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law. Pursuant to Carlsbad Municipal Code (CMC) Section 21.86.060 of the Density Bonus Ordinance, a project can request incentives, concessions and waivers as defined in State Density Bonus Law, based on the percentage of affordable units. Specifically, the Developer is requesting three waivers from development standards of the Village & Barrio Master Plan, as listed below. Pursuant to State Density Bonus Law, there is no limit to the number of waivers an applicant can request as long as the waiver does not cause a specific adverse impact on public health or safety, an adverse impact on property listed on the California historical register, or would violate state or federal law. Please see Exhibit 6 for further details. Waivers • Private Open Space: Reduction of private open space requirement for each unit, specifically in area (square feet) and minimum dimensions. • Fourth Floor Square Footage. Waiver of requirement limiting the enclosed fourth floor space to 80 percent of the largest enclosed fourth floor space below (i.e., floors one, two or three). • Building Massing, Maximum Wall Plane and Roofline Variation: Waiver of requirement for facades visible from any public street or the I-5 freeway to provide a five-foot minimum variation in the wall plane every 50 feet of length of the façade. Inclusionary Housing Ordinance In addition to the mandatory affordable housing provisions of State Density Bonus Law, the Project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential development provides a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.3 Pursuant to the Inclusionary Housing Ordinance, projects are typically required to designate 15% of their total units as affordable to lower income households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, the percentage of units designated as affordable to lower income households can be reduced to 12.5% if: 1. All of the affordable units are made available to very low or extremely low-income households, or combination thereof; 2. The units are located on the same site as the market-rate units; and 3. No financial assistance from the city is required. 3 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance. June 21, 2023 Item #1 Page 8 of 250 For this Project, the applicant is proposing to satisfy the affordably housing requirements by providing 12.5% or a total of 20 units (12.5% multiplied by 156 total units = 19.5, rounded up to 20 units) as affordable to very low- income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. The 16 very low-income units required under State density bonus can also be used to satisfy the affordable housing requirements of the city’s Inclusionary Housing Ordinance under the terms of Carlsbad Municipal Code Section 21.85.040 – Affordable housing standards and City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance. Therefore, for the Project to demonstrate consistency with the Inclusionary Housing Ordinance and City Council Policy Statement No. 57, four additional inclusionary affordable units are required (in addition to those required by Density Bonus Law). The total number of required affordable units for the Project is 20 units. Summary of density bonus request and calculations Base Units (2.95 acres x 35 du/acre) 104 units (103.25 rounded up) Density Bonus Units (104 base units x 50%) 52 units Maximum No. of Units (Allowed) (base units + density bonus) 156 units Total No. of Units (Requested/Proposed) 156 units Density Bonus Affordable Units (Very Low) (104 base units x 15%) 16 (15.6 rounded up) Inclusionary Affordable Units (Very Low) (156 total units x 12.5%) 20 (19.5 rounded up) Total Affordable Units* 20 *Inclusionary units also count as Density Bonus Affordable Units Housing Crisis Act of 2019 This Project is subject to California Government Code Section 65589.5(j)(1), which states when a proposed housing development project complies with the applicable, objective general plan, zoning, and subdivision standards and criteria that were in effect at the time that the application was deemed complete, cities shall not disapprove the project or impose a condition requiring lower density unless the city finds based on a preponderance of evidence that the project would have a specific, adverse impact on public health and safety, or there is no feasible method to satisfactorily mitigate or avoid such adverse impact. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete; and there is no feasible method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the project or the approval of the project upon the condition that it be developed at a lower density. There is no preponderance of evidence that the Project would have a specific, adverse impact on public health and safety. The design of the map, site development, and the types of improvement would not cause serious public health or safety problems since the Project would not degrade the levels of service on the adjoining streets, drainage system, public facilities, and city sewer and water is available to the site or can be provided. The Project’s proposed street alignments, grades and widths; drainage and sanitary facilities and utilities, including alignments and grades thereof; location and size of all required easements and right-of-way; lot size and configuration; and traffic and emergency response access were all reviewed for compliance to relevant city policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus, which are permitted pursuant to State Density Bonus Law), supplement the Developer’s land use application to avoid restrictive zoning limitations that would preclude the Project as it has been designed and submitted to the city. June 21, 2023 Item #1 Page 9 of 250 Discretionary Actions & Findings The proposed Project requires the approval of a Tentative Tract Map and Site Development Plan, each of which is discussed below. Tentative Tract Map (CT 2022-0001) Pursuant to CMC Section 20.04.040 of the Subdivision Ordinance, approval of a Tentative Tract Map is required to consolidate more than four lots into one lot. Staff finds that the required findings for this application can be met (Exhibit 1). Site Development Plan (SDP 2022-0006) Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds that the required findings for this application can be met (Exhibit 1). Environmental Review The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”) adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have been determined not to have a significant effect on the environment and as a result are exempt from further environmental review under CEQA. The City Planner, through the process outlined in CMC Section 19.04.060, completed a review of the Project and potential environmental impacts associated with the Project pursuant to CEQA and determined that the project qualified for an exemption pursuant to CEQA Guidelines Section 15332 – In-Fill Development. CEQA Guidelines Section 15332 is a Class 32 exemption for projects under five acres, located within urbanized areas, and consistent with the General Plan and zoning regulations for the site. This notice was posted on April 10, 2023 for a period of 10-days. No appeals from the public were filed and no letters were received from the public on the CEQA determination. Therefore, the determination that the Project is exempt from CEQA Guidelines Section 15332 – In-Fill Development, is final and is not subject to consideration by the public or the Planning Commission. Please see Exhibit 12 for reference. Conclusion Considering the information above and in the referenced Exhibits, staff has found that the proposed Project is consistent with all applicable policies of the General Plan, Village & Barrio Master Plan, provisions of the Municipal Code and Local Facilities Management Zone 1. All required public improvement and utilities are available to serve the proposed development. In addition, there are no environmental issues associated with the Project. The Project is conditioned to ensure the proposed Project’s compatibility with the surrounding properties and that the public health, safety, and welfare of the community are maintained. The Project would be required to comply with all applicable California Building Standards Codes and engineering standards through the standard building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt the resolution, recommending approval of the proposed Project to the City Council as described in this staff report. Exhibits 1. Planning Commission Resolution (CT/SDP) 2. Location Map 3. Disclosure Statement 4. Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan) 5. Informational Bulletin IB-131 – AB 2097 Parking Requirements June 21, 2023 Item #1 Page 10 of 250 6.Supplemental Application - Density Bonus Checklist 7.Informational Bulletin IB-112 – State Density Bonus Law 8.Informational Bulletin IB-157 – Inclusionary Housing Program 9.City Council Policy Statement No. 57 – Inclusionary Housing Ordinance - Alternative Means of Compliance 10.Enhanced Stakeholder Public Outreach Report 11.Public Comments 12.Notice of CEQA Determination of Exemption, April 10, 2023 13.List of Acronyms and Abbreviations 14.Reduced Exhibits 15.Full Size Exhibits “A” – “NN” dated June 21, 2023 (on file in the Planning Department) June 21, 2023 Item #1 Page 11 of 250 I I '• PLANNING COMMISSION RESOLUTION NO. 7486 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT MAP CT 2022-0001 AND SITE DEVELOPMENT PLAN SOP 2022-0006 TO CONSOLIDATE FIVE PARCELS OF LAND INTO ONE PARCEL; DEMOLISH AN EXISTING 106- UNIT HOTEL AND THREE SINGLE-FAMILY HOMES; AND CONSTRUCT A 156- UNIT, FOUR-STORY MUTLIPLE-FAMILY RESIDENTIAL APARTMENT BUILDING WITH A TWO-LEVEL SUBTERRANEAN PARKING GARAGE ON A 2.95-ACRE PROPERTY LOCATED AT 950 AND 1006 CARLSBAD VILLAGE DRIVE, 2944 HOPE AVENUE, 945-A, 945-B AND 955 GRAND AVENUE IN THE NORTHWEST QUADRANT OF THE CITY AND LOCAL FACILITIES MANAGEMENT ZONE 1. CASE NAME: HOPE APARTMENTS CASE NO.: CT 2022-0001/SDP 2022-0006 (DEV2022-0030) Exhibit 1 WHEREAS, Wermers Properties, "Developer/Owner," has filed a verified application with the City of Carlsbad regarding property described as PARCEL 1, APN 203-320-20-00: THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO 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. PARCEL 2, APN 203-320-02-00 : ALL THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO 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. PARCEL 3, APNs 203-320-41-00 and -40-00 PARCELS 1 AND 2 OF PARCEL MAP 2868 IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 22, 1974. EXCEPTING THEREFROM ALL THAT PORTION OF PARCEL 1 AND 2 OF PARCEL MAP 2868 THAT WAS GRANTED TO THE CITY OF CARLSBAD BY FINAL ORDER OF CONDEMNATION RECORDED JUNE 2, 1994, AS INSTRUMENT NO. 1994-0376671 OF OFFICIAL RECORDS. PARCEL 4, APN 203-320-51-00 A NON-EXCLUSIVE EASEMENT FOR INGRESS-EGRESS AND DRIVEWAY PURPOSES OVER THAT PORTION OF TRACT NO. 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 1661, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 01, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE. PARCEL 5, APN 203-320-48-00: PARCEL B OF PARCEL MAP NO. 21619, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE COUNTY RECORDER OF SAN DIEGO COUNTY ON SEPTEMBER 12, 2018 AS FILE NO. 2018-7000347 OF OFFICIAL RECORDS. SAID PARCEL B BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE. Item #1 Page 12 of 250June 21, 2023 ("the Property"); and WHEREAS, said verified application constitutes a request for a Tentative Tract Map and Site Development Plan as shown on Exhibit(s) "A -NN" dated June 21, 2023, on file in the Planning Division, CT 2022-0001/SDP 2022-0006-HOPE APARTMENTS as provided by Chapter 21.06, 21.85, 21.86 of the .Carlsbad Municipal Code and the Village & Barrio Master Plan; and WHEREAS, the Planning Division studied the Tentative Tract Map and Site Development Plan applications and performed the necessary investigations to determine if the project qualified for an exemption from further environmental review pursuant to the California Environmental Quality Act, (CEQA, Public Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence presented, and studies and investigations made by the city planner and on its behalf, the city planner determined that the project was exempt from further environmental review pursuant to State CEQA Guidelines section 15332 -In-fill Development Projects. CEQA Guidelines Section 15332 is a Class 32 exemption for projects under five acres, located within urbanized areas, and consistent with the General Plan and zoning regulations for the site. The project will not have a significant effect on the environment and all of the requirements of CEQA have been met; and WHEREAS, on April 10, 2023, the city distributed a notice of intended decision to adopt the "In-fill D_evelopment Projects" exemption. The notice was posted for a 10-day period, which began on April 10, 2023 and ended on April 20, 2023. The city did not receive any comment letters or an appeal on the CEQA findings and determination. The effective date and order of the city planner CEQA determination was April 20, 2023. WHEREAS, the Planning Commission did, on June 21, 2023, hold a duly noticed public hearing as prescribed by law to consider said request relative to the Tentative Tract Map and Site Development Plan land use applications; and June 21, 2023 Item #1 Page 13 of 250 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 Tentative Tract Map and Site Development Plan. 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 CT 2022-0001/SDP 2022-0006 -HOPE APARTMENTS, based on the following findings and subject to the following conditions: Findings: Tentative Tract Map, CT 2022-0001 1.That the proposed map and the proposed design and improvement of the 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 proposal to consolidate five (5) lots into one (1) lot is consistent with the General Plan and satisfies the minimum requirements of the Village and Barrio Master Plan (VBMP), as well as Titles 20 and 21 of the Carlsbad Municipal Code with respect to the use, density, public facilities, access, parking and setbacks. 2.That the proposed project is compatible with the surrounding future land uses since the properties to the east, west and south are also located in the Freeway Commercial (FC) of the VBMP and developed with a mixture of land uses, including a neighborhood commercial shopping center to the south and a four-story mixed use building to the east. The properties on the north side of Grand Avenue, located outside of the boundaries of the VBMP, are developed with multi-family uses and a three-story hotel. Given the variety of existing uses within the vicinity of the project site as well as the allowance for four-story multi-family structures by right in the FC District, the proposed four-story, 156-unit muti-family apartment project is compatible with existing and future land uses. 3.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 FC District within the VBMP allows residential development at a density range of 28 to 35 dwelling units per acre and up to 104 base units are allowed on the subject 2.95-acre parcel. Pursuant to State Density Bonus Law, the Developer proposes a 50% density bonus to allow for the construction of 156 multi-family units. In exchange, the Developer is required to designate 12.5% of the total housing units onsite (20 units) as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). June 21, 2023 Item #1 Page 14 of 250 4.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 project has been designed and conditioned such that there are no conflicts with established easements. 5.That the property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). 6.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 multi-family units have been designed to include operable windows where practicable and balconies to maximize exposure of each unit to natural light and ventilation from nearby coastal breezes. 7.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 consistent wilh the lnclusionary Housing Ordinance and State Density Bonus Law, the project provides 12.5% of the total housing units onsite (20 units) as affordable to very low income households for 55 years, earning up to 50% of the area median income (AMI). 8. That the design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat, in that the developed property is devoid of sensitive vegetation and any natural water features. Therefore, the proposed project does not impact any fish, wildlife or habitat. 9.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. Site Development Plan, SDP 2022-0006 10.That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project proposes the demolition of an existing 106-room hotel and three (3) single-family homes and the construction of a 156-unit, four-story, multi-family apartment building on a 2.95-acre infill site within the Freeway Commercial District of the Village & Barrio Master Plan. Multi-family residential uses are permitted by right. The project is consistent with the various elements and objectives of the General Plan and the Village & Barrio Master Plan. The project complies with all applicable development standards for residential uses including height, setbacks, and parking etc., subject to density bonus provisions for waivers or reductions of standards. The project site is located withing one-quarter mile of a mass transit station and is across the street from an existing community. commercial shopping center. Consistent with the lnclusionary Housing Ordinance and State Density Bonus Law, the project provides 12.5% of the total housing units onsite (20 units) as affordable to very low income households for 55 years, earning up to 50% of the area median income (AMI). The project complies with all applicable standards June 21, 2023 Item #1 Page 15 of 250 of the Carlsbad Municipal Code. 11.That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the proposed project is located in the Freeway Commercial (FC) District of the Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that multiple-family residential dwellings up to 45 feet in height are a permitted use within the FC District. The adjacent properties to the east, south and west are also located within the FC District of the Village & Barrio Master Plan. The property to the east, which shares the 24-foot-wide access drive aisle, is developed with a four-story mixed use building, which includes 106-unit multi-family apartments. Given the variety of uses surrounding the subject site, as well considering what can be permitted in the FC District, the proposed units are compatible with the surroundings in scale, massing, and design. The apartments will not adversely impact the site, surroundings, or traffic circulation. Carlsbad Village Drive and Grand Avenue, have adequate capacity to accommodate the net increase of 106 Average Daily Trips (ADTs) generated by the overall project, and the project is adequately parked on-site in accordance with State Density Bonus Law and the Village & Barrio Master Plan. 12.That the site for the intended development or use is adequate in size and shape to accommodate the use, in that pursuant to State Density Bonus Law, the Developer has requested waivers to standards in the Village & Barrio Master Plan related to building massing, private open space and maximum square footage permitted for the fourth floor. The project is entitled to the requested number of units and the density bonus waivers are necessary for the project to be developed at the density. The waivers are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law. In addition, the project complies with the applicable building height, parking and setback requirements. 13.That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that the project complies with all applicable development standards for residential uses within the FC District of the Village & Barrio Master Plan, including height, setbacks, and parking, etc., subject to density bonus provisions for concessions and waivers, including reductions of standards. The architecture of the building is compatible with the surrounding residential and commercial development. Landscaping along the street frontage and throughout the project will be provided consistent with the requirements of the city's Landscape Manual and the Village & Barrio Master Plan. 14.That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the proposed project is considered a through lot since it has two primary street frontages, Grand Avenue to the north and Carlsbad Village Drive to the south. Access to the proposed multi-family project will be provided via an existing 24-foot-wide drive aisle, which currently provides access to the existing uses on the project site, as well as an existing mixed use building to the east. Both Carlsbad Village Drive and Grand Avenue are designed to adequately handle the net increase of 106 Average Daily Trips (ADTs) generated by the overall project. The project site is located approximately 0.4 miles from the June 21, 2023 Item #1 Page 16 of 250 Carlsbad Village mass transit station which provides bus, train and Coaster service on a daily basis. Bike lanes are provided on Carlsbad Village Drive and further west on Grand Avenue. In addition, the Developer will be required to pay traffic impact fees in accordance with CMC 18.42 prior to issuance of building permits that will go towards future road improvements. lnclusionary Housing and Density Bonus 15.Project has been granted additional units, incentives, and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the project had a calculation of 104 Base Units. Applicant requested a 50% increase, which allows up to an additional 52 units for a total maximum project size of 156 units. Based on the requested density bonus, Applicant must provide 15% of the Base Units to very-low-income units as defined by California Health and Safety Code §50053. The project is conditioned to provide 16 units (104 x 0.15 = 15.6 rounded up to 16) density bonus affordable units based on calculations in Government Code §65915 and enforced by the California Department of Housing and Community Development. 16.Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring fifteen percent of the total residential units be affordable for lower income households. Carlsbad Municipal Code Section 21.85.070 provides alternatives to construction of inclusionary units, including reducing the required number of inclusionary units to twelve and a half percent for projects that restrict all affordable units to extremely low or very-low-income households. Under this alternative, this project is providing very-low-income units pursuant to Government Code §65915, and therefore, the very low income inclusionary units shall be twelve and a half (12.5) percent of the total residential units approved by the final decision-making authority, including density bonus units. Therefore, the affordable units required by this code section is 20 units (156 x 0.125 = 19.5 rounded up to 20). The project is conditioned to provide 20 inclusionary units based on Carlsbad Municipal Code Chapter 21.85. 17.Per Carlsbad Municipal Code Section 21.86.130, those affordable dwelling units provided to meet the inclusionary requirement established pursuant to Chapter 21.85 of this title, shall be counted toward satisfying the density bonus requirements of this chapter. Sixteen of the 20 units count toward the density bonus affordable requirement, as long as they meet the affordability requirement identified in Government Code §65915. Therefore, the conditions identified in 1 and 2 above are cumulative and will be satisfied through one Affordable Housing Agreement to provide 20 total affordable units based on Carlsbad Municipal Code Chapter 21.85, all of which will be at the very low income level to satisfy Carlsbad Municipal Code Chapter 21.86. 18.Project must comply with replacement housing requirements defined in Government Code §65915 and Government Code §66300. Project is required to provide documentation of compliance with these sections prior to, during, and after construction is completed. General 19.The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the city's General Plan, based on the facts set forth in the staff report dated June 21, 2023 including, but not limited to the following: June 21, 2023 Item #1 Page 17 of 250 • ., .. a.Land Use & Community Design, Goal 2-G.2 -The project will provide new multi-family residential apartments in the form of 136 market rate units and 20 affordable units located near jobs, schools, beaches, lagoons, and convenient neighborhood-serving commercial services. The project provides parking onsite and has convenient access to schools and parks, as well as public transit via the Carlsbad Village mass transit station which provides bus, train and Coaster service. b.Land Use & Community Design, Goal 2-G.3 -With exception to one vacant parcel, the project is proposed on a developed site surrounded by urban development, including a four story multi-family apartment building to the east and a three-story hotel to the north. The project would provide future residents with access to convenient neighborhood-serving commercial uses and will also provide housing to support nearby employment centers. c.Land Use & Community Design, Goal 2-G.4-The multiple-family residential project includes 156 apartments units (136 market rate and 20 affordable) in a variety of bedroom counts and provides much-needed higher density housing located in close proximity to neighborhood-serving commercial uses, nearby employment centers and the mass transit station located in the core of Carlsbad Village. d.Land Use & Community Design, Goal 2-G.30 and Policy 2-P.70 -The proposal to construct 156 multi-family apartments would enhance the vitality of the Village by providing new residential land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by pl'oviding residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project's proximity to existing bus routes and other mass transit help further the goal of providing new economic development near transportation corridors. e.Mobility, Goal 3-G.3 -The proposed project would construct a new 10-foot-wide parkway with street trees and a meandering sidewalk along the Grand Avenue frontage. In addition, the width of the sidewalk will be increased along the Carlsbad Village Drive frontage to comply with the Village & Barrio Master Plan. f.Mobility, Policy 3-P.5 -The project is proposing to dedicate 30 feet of right-of-way along the Grand Avenue frontage. The new street sections will provide improvements for vehicular and pedestrian travel modes. In addition, the proposed project is located approximately 0.3 miles from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project's proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. g.Noise, Goals 5-G.1 and 5-G.2 -Ldn Consulting prepared a noise study (April 2023) for the proposed project. The principal noise source associated with the proposed project is traffic from the Interstate 5 freeway to the east and Carlsbad Village Drive to the south. An STC rating of 28 or higher is proposed for all glass assemblies, ensuring the project complies with an interior noise level of 45 dBA CNEL or less. Due to the orientation of the courtyards, June 21, 2023 Item #1 Page 18 of 250 which includes shielding of the noise by the proposed building from the east and south, the courtyard areas will comply with the maximum 60 dBA CNEL exterior noise level standard .. h.Public Safety, Goal 6-G.1-The proposed project is not located in any Very High Fire Severity Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements would be required to meet all seismic design standards at time of building permit in accordance with the California Building Code. The Fire Department has approved the proposed conceptual building design with fire sprinklers included throughout the building per the National Fire Protection Association {NFPA) standards. In addition, an Alternative Means and Method Request {AM&M) plan has been approved by the Fire Department to allow standpipes in the court yards, aerial ladder access on three (3) sides of the building and three (3), two-hour passageways to the central courtyard. Therefore, the proposed project is consistent with the applicable fire safety requirements. i.Public Safety, Goal 6-G.4 -The proposed project would provide a fire hydrant along the Grand Avenue frontage and supporting water infrastructure in accordance with Fire Department requirements; fire sprinklers are required and provided for all residential structures; and the dwelling units proposed by this project are all within a 5-minute emergency response time. In addition, the existing six {6)-inch diameter water line located within the Grand Avenue project frontage right-of-way is proposed to be replaced with an eight {8)-inch diameter water line. j.Public Safety, Policy 6-P.6 -The project has been conditioned to develop and implement a program of "best management practices" for the elimination and reduction of pollutants which enter and/or are transported within storm drainage facilities. k.Public Safety, Policy 6-P.34-The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. An Alternative Means and Method Request (AM&M) plan has been approved by the Fire Department to allow standpipes in the court yards, aerial ladder access on three (3) sides of the building and three (3), two-hour passageways to the central courtyard. Therefore, the proposed project is consistent with the applicable fire safety requirements. I.Public Safety, Policy 6-P.39 -The project is required to construct or pay applicable fees for necessary improvements, public utilities, and facilities in accordance with Growth Management requirements; Fire Station No. 1 is located 0.5 miles from the project site and is within emergency response timeframes; and the project will not affect the city's ability to implement its Emergency Operations Plan. Improvements to existing utilities includes the replacement of an existing six {6)-inch diameter water line located within the Grand Avenue project frontage right-of-way with an eight {8)-inch diameter water line. m.Sustainability, Policy 9-P.1 -The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation {photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and June 21, 2023 Item #1 Page 19 of 250 features. At building permit, the project will also be reviewed for compliance with the CAP ordinances. n.Housing, Goal 10-G.3 -Per CMC Chapter 21.85, a project is required to provide 15% of the total residential units as affordable for lower income households. Pursuant to City Council Policy No. 57, the percentage can be reduced to 12.5% if the inclusionary units are very low or extremely low-income, the units are located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. The project proposes 20 very low-income units onsite and the Developer is not requesting financial assistance from the city. In addition, the project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). o.Housing, Policy 10-G.2 -The proposed project will increase the diversity of housing in Carlsbad by adding 156 multiple-family apartment units to the city's housing inventory. In addition, the project will increase housing diversity by providing housing offered at a price affordable to very low-income households. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units (12.5%) as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). p.Housing, Policy 10-P.15 -The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units (12.5%) as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). Additionally, of those 20 affordable units, a minimum of two of the units will have three-bedrooms, consistent with the minimum requirements of the lnclusionary Housing Ordinance. q.Housing, Policy 10-P.19 -The city currently has a jobs/housing ratio where there are more jobs than housing. The project replaces an existing 109-room hotel and three single-family residential units with 156 multi-family apartments (136 market rate and 20 affordable). The project expands the city's affordable housing stock to assist in meeting its Regional Housing Needs Assessment and provides an adequate number. of housing units to meet the needs of lower income households. 20.The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 1 and all city public facility 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. June 21, 2023 Item #1 Page 20 of 250 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. 21.The project has been conditioned to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project. 22.This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 1. 23.That all necessary public facilities required by the Growth Management Ordinance will be constructed or are guaranteed to be constructed concurrently with the need for them created by this project and in compliance with adopted city standards. 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 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 -In-fill Development Projects of the State CEQA Guidelines as an in-fill 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. 26.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. Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a grading or building permit, or approval of the Final Map, whichever occurs first. 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 Tentative Tract Map and Site Development Plan. June 21, 2023 Item #1 Page 21 of 250 2.Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Tentative Tract Map and Site Development Plan 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 Tentative Tract Map and Site Development Plan, (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 (Project Site Plan or other), 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. 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 this project 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 June 21, 2023 Item #1 Page 22 of 250 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 Final 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.Prior to issuance of grading permit(s), developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division 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 and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. 13.The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 14.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 Tentative Tract Map and Site Development Plan by Resolution No. 7486 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. 15.Project has been granted additional units, incentives and waivers in accordance with density bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter 21.86. Per density bonus definitions, the project had a calculation of 104 Base Units. Applicant requested a 50% increase which allows up to an additional 52 units for a total maximum project size of 156 units. Based on the requested density bonus, applicant must provide 15% of the Base Units to very low-income units, as defined by California Health and Safety Code Section §50053. The project must provide 16 density bonus affordable units based on calculations in Government Code §65915. 16.Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring 15% of the total residential units be affordable for lower income households. Carlsbad Municipal Code Section 21.85.070 provides alternatives to construction of inclusionary units, including reducing the required number of inclusionary units to twelve and a half (12.5) percent for projects that restrict all affordable units to extremely low or very-low-income households. Under this June 21, 2023 Item #1 Page 23 of 250 alternative, this project is providing very-low-income units pursuant to Government Code §65915, and therefore, the very-low-income inclusionary units shall be 12.5 percent of the total residential units approved by the final decision-making authority, including density bonus units. Therefore, the affordable units required by this code section is 20 units (156 x 0.125 = 19.5 rounded up to 20). Per CMC Section 21.86.130 those affordable dwelling units provided to meet the inclusionary requirement established pursuant to Carlsbad Municipal Code Chapter 21.85 shall be counted toward satisfying the density bonus requirements of this chapter. Sixteen of the 20 units can count towards the density bonus affordable requirement, as long as they meet the affordability requirement identified in Government Code §65915. 17.Prior to the approval of the final map for any phase of this project, or where a 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 with the city to provide and deed restrict 20 dwelling units as affordable to very-low-income households for 55 years, earning up to 50% of the area median income (AMI) in accordance with the requirements and process set forth in Chapters 21.85 and 21.86 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map and sha II be recorded prior to issuance of the first building permit. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest.. 18.Developer shall construct the project's required affordable units concurrent with the project's market rate units in accordance with the unit type distribution identified below and in accordance with CMC Section 21.85.l0O(C). Bedroom/,i Total,i Market· BathroomsR UnitsR Rate·Units,i R 0·BED·/l·BATHll 81:1 Sil 1·BED-/-1·BATHll 6911 6111 2·BED-/-2·BATHll 6711 6011 3·BED-/-2·BATHll 1211 1011 ...... TOTAL·UNITS:· 156R 136R Affordable· Units,i R 311 811 71l 211 20R Affordability· Leve_lR 50%11 50%11 50%ll 50%11 R □ □ □ □ □ □ 19.Project shall comply with replacement housing requirements defined in Government Code §65915 and Government Code §66300. Project is required to provide documentation of compliance with these sections prior to, during, and after construction is completed. 20.Prior to issuance of grading and building permits, Developer shall list the following condition on all grading and building permit construction plans. Construction activities shall take place during the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure that construction activities for the proposed project are limited to the hours from 7:00 a.m. to 6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be conducted on Sundays or on federal holidays. 21.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 City Planner and Building Official. June 21, 2023 Item #1 Page 24 of 250 f r I ' . 22.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 of an Outdoor Storage Plan, and thereafter comply with the approved plan. 23.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. 24.Prior to issuance of the building permit, glass assemblies for each unit shall have a minimum STC rating of 28 and shall be shown on the plans submitted for building permit since windows are required to be closed to meet the maximum 45 dB(a) CNEL interior noise levels. 25.Prior to issuance of the grading permit and removal of any trees within the public right-of-way, the Developer shall inform the Carlsbad Parks and Recreation Department in writing of said requested removal(s) and obtain any required permits, to the satisfaction of the-City Planner and Parks & Recreation Director. 26.Prior to issuance of a grading permit or the commencement of any ground-disturbing activities, whichever occurs first, Developer shall provide written confirmation to the City Planner that' a qualified paleontologist has been retained to draft and implement a paleontological monitoring program in accordance with the provisions of the City of Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines {September 2017). Prior to release of the grading bonds, the paleontologist shall complete a report describing the methods and results of the paleontological monitoring and data recovery program, and file a copy of the report at the San Diego Natural History Museum, to the satisfaction of the City Planner. 27.Prior to issuance of a grading permit or the commencement of any ground-disturbing activities, whichever occurs first, Developer shall: a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground disturbing activities. In the event cultural resource material is encountered, the archaeologist is empowered to temporarily divert or halt grading to allow for coordination with the Luiseno Native American monitor and to determine the significance of the discovery. The archaeologist shall follow all standard procedures for cultural resource materials that are not Tribal Cultural Resources, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines {2017). b.Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians or other Luiseno Native American tribe that meets all standard requirements of the tribe for such Agreements, in accordance with applicable laws and regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines {2017). This agreement will address provision of a Luiseno Native American monitor and contain provisions to address the proper treatment of any Tribal Cultural Resources and/or Native American human remains inadvertently discovered during the course of the project. The June 21, 2023 Item #1 Page 25 of 250 • agreement will outline the roles and powers of the Luiseno Native American monitor and the archaeologist. 28.Tier 4 or diesel construction equipment with diesel particulate filters shall be utilized for all construction activities. Grading and building plans shall note this requirement and the Developer shall adhere to the condition for all construction phases of the project, 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 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 include rain gutters on the building plans subject to the city engineer's review and approval. Developer shall install rain gutters in accordance with said plans. 32.Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one Final Map recorded for this project. Developer shall pay the city standard map review plan check fees. 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.Property owner shall maintain all landscaping {street trees, tree grates, shrubs, groundcover, etc.) and irrigation along the parkway frontage with Grand Avenue and Carlsbad Village Drive as shown on the Tentative Map/Site Plan. Property owner shall also maintain the tree well to be installed for water quality treatment purposes in the parkway of Grand Avenue. Fees/ Agreements 35.Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 36.Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 37.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. June 21, 2023 Item #1 Page 26 of 250 38.Developer shall cause owner 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 39.Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. 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. 40.Prior to issuance of the grading permit, 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. 41.Concurrent with the grading plans Developer shall include shoring plans as part of the grading plans to the satisfaction of the city engineer and building official. Structural calculations for all shoring shall be submitted for review and approval by the building division. Developer shall pay all deposits necessary to cover any 3rd party review. 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. 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 and trash capture 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 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. June 21, 2023 Item #1 Page 27 of 250 , 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, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 46.Developer shall submit a recorded copy of a private drainage and water quality treatment easement granted to the easterly abutting Carlsbad Village Lofts property described as Parcel A of Map 21619, as shown on the tentative tract map. 47.Developer shall cause owner to dedicate to the city and/or other appropriate entities an easement for public street & public utility purposes and public water purposes as shown on the tentative map. A one-foot-wide public street and utility easement shall also be offered on the east side of the Hope Avenue alley right-of-way to establish a total easement width of 20 feet along the subdivision boundary. This proposed one-foot easement is not shown on the tentative map. The offers shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 48.Developer shall design the private drainage systems, as shown on the tentative 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. 49.Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 50.Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative 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.Install curb, gutter, sidewalk and street pavement fronting Grand Avenue. B.Full street width grind and overlay of Grand Avenue and a portion between utility trenches on Carlsbad Village Drive. C.Install pedestrian ramp at the northeast and southeast corner of Grand Avenue. D.Install up to four Ameron VBS04 pedestrian light poles or equal on Grand Avenue. An alternative pole design may be approved by the city engineer as needed due to potential site restrictions. E.Replace 6-inch AC pipe watermain with an 8-inch PVC watermain in Grand Avenue. F.Install potable, fire and landscape irrigation water services and remove existing services in Grand Avenue and Carlsbad Village Drive. G.Install sewer laterals and remove existing sewer laterals in Grand Avenue. H.Install new fire hydrant and service and remove existing fire hydrant and service. June 21, 2023 Item #1 Page 28 of 250 I.Widen sidewalk fronting property on Carlsbad Village Drive. Additional public improvements required in other conditions of this resolution are hereby included in the above list by reference. Developer shall pay the standard improvement plan check and inspection fees in accordance with the fee schedule. 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. 51.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. 52.Developer is responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way as shown on the Tentative Map and to the satisfaction of the city engineer. These facilities shall be constructed within the property. 53.Developer shall have the public improvement plans reviewed by a Certified Access Specialist person (CASp) for disabled accessibility compliance with local, state and federal regulations and submit a letter from the CASp confirming that the designed plans are in conformance with said regulations. 54.Prior to approval of the improvement plans, Developer shall submit to the city engineer written approval from North County Transit District (NCTD) demonstrating mass-transit improvement requirements (i.e. improvements to bus stops fronting the subdivision) for this project have been satisfied on the improvement plans. Non-Mapping Notes 55.Add the following notes to the final map as non-mapping data: A.Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: a.Install curb, gutter, sidewalk and street pavement fronting Grand Avenue. b.Full street width grind and overlay of Grand Avenue and a portion between utility trenches on Carlsbad Village Drive. c.Install pedestrian ramp at the northeast and southeast corner of Grand Avenue. d.Install up to four Ameron VBS04 pedestrian light poles or equal on Grand Avenue. An alternative pole design may be approved by the city engineer as needed due to potential site restrictions. e.Replace 6-inch AC pipe watermain with an 8-inch PVC watermain in Grand Avenue. June 21, 2023 Item #1 Page 29 of 250 .... .. Utilities f.Install potable, fire and landscape irrigation water services and remove existing services in Grand Avenue and Carlsbad Village Drive. g.Install sewer laterals and remove existing sewer laterals in Grand Avenue. h.Install new fire hydrant and service and remove existing fire hydrant and service. i.Widen sidewalk fronting property on Carlsbad Village Drive .. B.Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. C.Geotechnical Caution: The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. D.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. E.The owner of this property on behalf of itself and all of its successors in interest has agreed 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. F.There are no public park or recreational facilities to be located in whole or in part within this subdivision. The subdivider is therefore obligated to pay park-in-lieu fees in accordance with section 20.44.050 of the Carlsbad Municipal Code and has either paid all of said park in-lieu fees or agreed to pay all of said park-in-lieu fees in accordance with section 20.16.070 of the Carlsbad Municipal Code. 56.Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project 57.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. 58.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. 59.The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. June 21, 2023 Item #1 Page 30 of 250 Code Reminders 60.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 preempted by SB 330 or specifically provided herein. 61.Developer shall pay park-in-lieu fees in accordance with Section 20.44 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 62.Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 63.Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 64.Any signs proposed for this development shall at a minimum be designed in conformance with the city's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. 65.Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 66.Developer shall pay traffic impact and sewer impact fees 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. 67.Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. 68.Developer acknowledges that the project is required to comply with the city's greenhouse gas (GHG) reduction ordinances and requirements. GHG reduction requirements are in accordance with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition to the California Green Building Standards Code (CCR, Title 24, Part 11-CALGreen), as amended from time to time. GHG reduction requirements may be different than what is proposed on the project plans or in the Climate Action Plan Checklist originally submitted with this project. Developer acknowledges that new GHG reduction requirements related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements as set forth in the ordinances and codes may impact, but are not limited to, site design and local building code requirements. If incorporating GHG reduction requirements results in substantial modifications to the project, then prior to issuance of development (grading, building, etc.) permits, Developer may be required to submit and receive approval of a Consistency Determination or Amendment for this project through the Planning Division. Compliance with the applicable GHG reduction requirements must be demonstrated on or with the construction plans prior to issuance of the applicable development permits June 21, 2023 Item #1 Page 31 of 250 .. 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. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on June 21, 2023, by the following vote, to wit: AYES: Merz, Hubinger, Meenes, Sabellico, and Stine NAYES: Lafferty ABSENT: Kamenjarin ABSTAIN: PETER MERZ, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: ERIC LARDY City Planner June 21, 2023 Item #1 Page 32 of 250 GRAN D A V H O P E A V H A R D I N G S T H O P E A V A L L E Y CARL S B A D V I L L A G E D R HOM E A V I - 5 C V D S B O F F R A M P J E F F E R S O N S T A L L E Y J E F F E R S O N S T E L C AMINO R E A L LA COSTA AV A L G A R D C A R L S B A D B L CT 2022-0001/SDP 2022-0006 (DEV2022-0030) Hope Apartments SITE MAP J SITE!"^ Map generated on: 5/11/2023 Exhibit 2 June 21, 2023 Item #1 Page 33 of 250 ( City ofCarlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (442)339-2610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1.APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having afinancial 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 theshares. 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. (Aseparate page may be attached if necessary.) Person Austin Wermers Corp/Part Wermers Properties Title ___________ _ Title _____________ _ Address 5120 Shoreham Place #150 Address San Diego, CA 92122 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 legalownership (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 MORETHAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THESPACE 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 Scott Dale Title President Address ----------- Corp/Part Carlsbad Village 11, LLC, a Delaware Tit\W1iled liability company BY: R&V Management, Investment Corporauon, a California corporauon, its Manag Address 3444 Camino Del Rio N. STE 202 San Diego, CA 92108 Page 1 of 2 Revised 3/22 Exhibit 3 June 21, 2023 Item #1 Page 34 of 250 June 21, 2023 Item #1 Page 35 of 250 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 ProfiVTrust NA Non ProfiVTrust NA ·---------- Title Title ---------------------------- Address _________ _ Add ra s s ___________ _ 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 person(s): ___________ _ NOTE: Attach additional sheets if necessary. I ce ifythat all the above J formation is true and correct to t Scott Dale, President Carlsbad Village II, LLC. a Delaware limiled !ability company BY: R&V Management, Investment Corporalion, a Ca!lfomia corporation, its Manager Austin Wermers Print or type name of owner Print or type name of applicant ignature of owner/applicant's agent if applicable/date Patrick Zabrocki Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 3/22 Exhibit 4 PROJECT ANALYSIS The project is subject to the following regulations: A. Village-Barrio (V-B) General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86) B. Village-Barrio Zone (CMC Chapter 21.35), Village & Barrio Master Plan and Site Development Plan (CMC Chapter 21.06) C. Tentative Tract Map (Title 20) D. Inclusionary Housing Ordinance (Chapter 21.85) E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail within the sections below. A. Village-Barrio (V-B) General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86) The subject 2.95-acre property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the Village & Barrio Master Plan, properties within the Village 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 & Barrio Master Plan. Table A below identifies the permissible density range for properties located within the Freeway Commercial (FC) District of the Village & Barrio Master Plan. TABLE A – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per FC District* Project Density; Proposed Dwelling Units 2.95 2.95 28-35 du/ac Minimum: 83 dwelling units Maximum: 104 dwelling units 52.8 du/ac 156 dwelling units *For density bonus projects fractional units shall be rounded up per CMC Section 21.86.050. The proposed project entails a request to construct a 156-unit, four-story multi-family residential apartment project. As summarized above, the maximum base number of units for a 2.95-acre parcel at 35 du/ac is 104 dwelling units. In order to construct 156 units, the Developer is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Density Bonus Ordinance, and California (hereinafter referred to as “State”) density bonus law (Government Code Section 65915). CMC Chapter 21.86 was established as a means to implement California Government Code Section 65915 (State Density Bonus Law) and the goals, objectives and policies of the Housing Element of the General Plan, which includes the provision to provide housing affordable to lower- and moderate-income households. The legislative intent of State Density Bonus Law is to increase the production of affordable housing by requiring local agencies to grant an increase to the maximum allowable residential density over the June 21, 2023 Item #1 Page 36 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the number ordinarily permitted. Likewise, State Density Bonus Law provides for a progressive approach to incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes incentivization in the form of waivers from development standards, which do not count as incentives or concessions, and are unlimited and limits on parking requirements. For projects located near transit stops like the proposed project, additional concessions are afforded, which include restricting the city’s ability to require minimum parking standards under AB 2097 on certain types of private development projects.1 Parking is discussed in further detail below. In this instance, to support the implementation of the project, the Developer is requesting a 50% density bonus pursuant to State Density Bonus Law. In exchange for the 50% density bonus, the Developer is required to designate 15% of the 104 base maximum density units, or 16 units, as affordable density bonus units. The affordable density bonus units are required to be affordable to “very low-income households” for a period of 55 years. In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all residential developments provide a range of housing opportunities for all economic segments of the population, including households of lower and moderate income.2 The 16 very low-income units required under State density bonus can also be used to satisfy the affordable housing requirements of the city’s Inclusionary Housing Ordinance pursuant to CMC Section 21.85.040 – Affordable housing standards. Pursuant to the Inclusionary Housing Ordinance, projects are typically required to designate 15% of their total units as affordable to lower income households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, the percentage of units designated as affordable to lower income households can be reduced to 12.5% if all of the following are satisfied: 1.All of the affordable units are made available to very low or extremely low-income households, or combination thereof; 2.The units are located on the same site as the market-rate units; and 3.No financial assistance from the city is required. For this project, the Developer is proposing to satisfy the affordably housing requirements by providing 12.5% or a total of 20 units (12.5% multiplied by 156 total units = 19.5, rounded up to 20 units) as affordable to very low-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the 1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station). 2 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance. June 21, 2023 Item #1 Page 37 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) proposal to provide 20 very low-income units onsite complies with the Inclusionary Housing Ordinance, Density Bonus Ordinance and State Density Bonus Law. Density bonus law stipulates that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan. In addition, State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density. As discussed above, properties designated V-B do not have an assigned residential density in the General Plan. Therefore, the minimum and maximum densities for residential development are established in the Village & Barrio Master Plan. The proposed density of the Project complies with the FC District of the Village & Barrio Master Plan. Incentives, Concessions or Waivers The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law3 and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. A project can request incentives and concessions as defined in State Density Bonus Law, based on the percentage of affordable units. An incentive or concession may include any of the following: •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 (if minimum parking standards are required). •Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. •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. In addition to incentives or concessions, waiver or reduction of development standards that would “have the effect of physically precluding the construction of a density bonus housing development at the density or with the incentives or concessions permitted by” can also be considered. There is no limit on the number of waivers or reductions of development standards that may be granted, and the grant of a waiver or reduction shall neither increase nor decrease the number of incentives or concessions to which the project is entitled. Waivers or reductions of development standards shall be granted by the city unless certain findings can be made. In order to deny the requested waivers or reductions, the city would have to make any of the following findings in writing based upon substantial evidence: •The standard(s) requested to be waived or reduced will not have the effect of physically precluding the construction of a housing development at the densities or with the incentives or concessions permitted by this chapter. 3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works. June 21, 2023 Item #1 Page 38 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) •The requested waiver or reduction of development standards would have a specific adverse impact (a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete) upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. •The waiver or reduction of development standards would be contrary to state or federal law. The Developer is requesting three waivers as discussed in Exhibit 6 Staff has found no substantial evidence that any of the above findings apply in this case. General Plan Compliance In addition to the above, the project also complies with the other Elements of the General Plan as outlined in Table “B” below: TABLE B – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use & Community Design Goal 2-G.2 – Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. The project will provide new multi- family residential apartments in the form of 136 market rate units and 20 affordable units located near jobs, schools, beaches, lagoons, and convenient neighborhood-serving commercial services. The project provides parking onsite and has convenient access to schools and parks, as well as public transit via the Carlsbad Village mass transit station which provides bus, train and Coaster service. Yes Land Use & Community Design Goal 2-G.3 – Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. With exception to one vacant parcel, the project is proposed on a developed site surrounded by urban development, including a four-story multi-family apartment building to the east and a three-story hotel to the north. The project would provide future residents with access to convenient neighborhood- serving commercial uses and will also provide housing to support Yes June 21, 2023 Item #1 Page 39 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY nearby employment centers. Land Use & Community Design Goal 2-G.4 – Provide balanced neighborhoods with a variety of housing types and density ranges to meet the diverse demographic, economic and social needs of residents, while ensuring a cohesive urban form with careful regard for compatibility. The multiple-family residential project includes 156 apartments units (136 market rate and 20 affordable) in a variety of bedroom counts and provides much-needed higher density housing located in close proximity to neighborhood- serving commercial uses, nearby employment centers and the mass transit station located in the core of Carlsbad Village. Yes Land Use & Community Design Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposal to construct 156 multi-family apartments would enhance the vitality of the Village by providing new residential land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and other mass transit help further the goal of providing new economic development near transportation corridors. Yes Mobility Goal 3-G.3 – Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5 – Require developers to construct or pay their fair share toward improvements for all travel The proposed project would construct a new 10-foot-wide parkway with street trees and a meandering sidewalk along the Grand Avenue frontage. In addition, the width of the sidewalk will be increased along the Carlsbad Yes June 21, 2023 Item #1 Page 40 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Village Drive frontage to comply with the Village & Barrio Master Plan. The proposed project is located approximately one-quarter mile from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. Mobility Policy 3-P.5 – Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The project is proposing to dedicate 30 feet of right-of-way along the Grand Avenue frontage. The new street sections will provide improvements for vehicular and pedestrian travel modes. Yes June 21, 2023 Item #1 Page 41 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Noise Goal 5-G.1 – Protect public health and welfare by eliminating existing noise problems where feasible, maintaining an acceptable indoor and outdoor acoustic environment, and preventing significant degradation of the acoustic environment. 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. Ldn Consulting prepared a noise study (April 2023) for the proposed project. The principal noise source associated with the proposed project is traffic from the Interstate 5 freeway to the east and Carlsbad Village Drive to the south. A sound transmission class rating of 28 or higher is proposed for all glass assemblies, ensuring the project complies with an interior noise level of 45 dBA CNEL or less. Due to the orientation of the courtyards, which includes shielding of the noise by the proposed building from the east and south, the courtyard areas will comply with the maximum 60 dBA CNEL exterior noise level standard. Yes 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. The proposed project is not located in any Very High Fire Severity Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements would be required to meet all seismic design standards at time of building permit in accordance with the California Building Code. The Fire Department has approved the proposed conceptual building design with fire sprinklers included throughout the building per the National Fire Protection Association (NFPA) standards. In addition, an Alternative Means and Method Request (AM&M) plan has been approved by the Fire Department to allow standpipes in the court yards, aerial ladder access on three (3) sides of the building and three (3), two-hour passageways to the central courtyard. Therefore, the proposed project is consistent with the applicable fire safety requirements. Yes June 21, 2023 Item #1 Page 42 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Public Safety Goal 6-G.4 – Maintain safety services that are responsive to citizens’ needs to ensure a safe and secure environment for people and property in the community. The proposed project would provide a fire hydrant along the Grand Avenue frontage and supporting water infrastructure in accordance with Fire Department requirements; fire sprinklers are required and provided for all residential structures; and the dwelling units proposed by this project are all within a 5-minute emergency response time. In addition, the existing six (6)-inch diameter water line located within the Grand Avenue project frontage right-of- way is proposed to be replaced with an eight (8)-inch diameter water line. Yes Public Safety Policy 6-P.6 – Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. The project is conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter and/or are transported within storm drainage facilities. Yes Public Safety 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. The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. An Alternative Means and Method Request (AM&M) plan has been approved by the Fire Department to allow standpipes in the court yards, aerial ladder access on three (3) sides of the building and three (3), two-hour passageways to the central courtyard. Therefore, the proposed project is consistent with the applicable fire safety requirements. Yes Public Safety Policy 6-P.39 – Ensure all new development complies with all applicable regulations regarding the The project is required to construct or pay applicable fees for necessary improvements, public utilities, and Yes June 21, 2023 Item #1 Page 43 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY provision of public utilities and facilities. facilities in accordance with Growth Management requirements; Fire Station No. 1 is located 0.5 miles from the project site and is within emergency response timeframes; and the project will not affect the city’s ability to implement its Emergency Operations Plan. Improvements to existing utilities includes the replacement of an existing six (6)-inch diameter water line located within the Grand Avenue project frontage right-of- way with an eight (8)-inch diameter water line. Sustainability Policy 9-P.1 – Enforce the Climate Action Plan (CAP) as the city’s strategy to reduce greenhouse gas emissions. The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation (photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and features. At building permit, the project will also be reviewed for compliance with the CAP ordinances. Yes Housing Goal 10-G.3 – Sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate-income households and those with special needs, and a fair share proportion of future lower and moderate-income households. Per CMC Chapter 21.85, a project is required to provide 15% of the total residential units as affordable for lower income households. Pursuant to City Council Policy No. 57, the percentage can be reduced to 12.5% if the inclusionary units are very low or extremely low-income, the units are located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. The project proposes 20 very low- income units onsite and the Yes June 21, 2023 Item #1 Page 44 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Developer is not requesting financial assistance from the city. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). Housing Policy 10-G.2 – New housing developed with diversity of types, prices, tenures, densities, and locations, and in sufficient quantity to meet the demand of anticipated city and regional growth. The proposed project will increase the diversity of housing in Carlsbad by adding 156 multiple-family apartment units to the city’s housing inventory. In addition, the project will increase housing diversity by providing housing offered at a price affordable to very low- income households. The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units (12.5%) as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). Yes Housing Policy 10-P.15 – Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum 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 are exempt). The project is conditioned to enter into an Affordable Housing Agreement with the city to provide and deed restrict 20 dwelling units (12.5%) as affordable to very low- income households for 55 years, earning up to 50% of the area median income (AMI). Additionally, of those 20 affordable units, at least two of the units will have three- bedrooms, consistent with the minimum requirements of the Inclusionary Housing Ordinance. Yes June 21, 2023 Item #1 Page 45 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Housing Policy 10-P.19 – Address the unmet housing needs of the community through new development and housing that is set aside for lower and moderate-income households consistent with priorities set by the Housing and Neighborhood Services Division, in collaboration with the Planning Division, as set forth in the city’s Consolidated Plan. The city currently has a jobs/housing ratio where there are more jobs than housing. The project replaces an existing 109-room hotel and three single-family residential units with 156 multi-family apartments (136 market rate and 20 affordable). The project expands the city’s affordable housing stock to assist in meeting its Regional Housing Needs Assessment and provides an adequate number of housing units to meet the needs of lower income households. Yes B.Village-Barrio Zone (CMC Chapter 21.35), Freeway Commercial District of the Village & Barrio Master Plan and Site Development Plan (Chapters 21.06) The subject property is located in the Freeway Commercial (FC) District of the Village & Barrio Master Plan. Multiple-family residential units such as the proposed apartments are permitted uses. The project’s compliance with the development standards specific to the FC District, as well as the applicable parking and area-wide standards within the VBMP are provided in Tables C, D and E below. In addition, the project generally complies with the intent of the Area-Wide Design Guidelines, which are included in Section 2.8 of the VBMP. Pursuant to Section 2.8, designers and developers should consider the guidelines as a starting point for quality development and do not comprise every possible strategy for achieving high- quality design. TABLE C- VILLAGE & BARRIO MASTER PLAN FREEWAY COMMERCIAL (FC) DISTRICT COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Front Yard Setback Minimum: 10 feet. Carlsbad Village Drive: 169’-3” Grand Avenue: 10 feet Yes Side Yard Setback No minimum setback East (as measured from centerline of drive aisle: 25 feet West (as measured from Hope Avenue alley): 13 feet Yes Rear Yard Setback 10 feet N/A- no rear yard setback exists due to through lot/two street frontages. Yes June 21, 2023 Item #1 Page 46 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Building Height Maximum 45 feet/4 stories a.A maximum of 30% of the 4th story, street-facing façade can have a minimum 10-foot setback (as measured from property line). The remaining 70% shall be set back a minimum of 15 feet. b. The total square footage of enclosed 4th story floor space shall not exceed 80% of the of the largest enclosed floor space below (floors one, two and three). However, in no case shall the fourth floor enclosed space exceed the amount of the third floor enclosed space. 45 feet/4 stories with allowable architectural projections up to 55 feet for stairwell/elevator pursuant to Section 2.6.2.C.4(b) of VBMP. 28.5% of the Grand Avenue elevation has a 10-foot setback as measured from the property line. The remaining 71.5% is setback 15 feet. *Developer is requesting a waiver to this standard pursuant to the Density Bonus Ordinance and State Density Bonus Law. Please see Exhibit 6 for details. Yes Yes No* Building Coverage No maximum 43.5% Yes Building Massing Maximum wall plane and roofline variation: No building façade visible from any public street shall extend more than 50 feet in length without a 5-foot minimum variation in the wall plane, as well as a change in roofline. *Developer is requesting a waiver to this standard pursuant to the Density Bonus Ordinance and State Density Bonus Law. Please see Exhibit 6 for details. No* Private Open Space Minimum of 80 square feet of private open space per unit; minimum dimension of 6 feet in any direction. Private decks for each unit range in size from 38 to 80 square feet. Approximately 96 percent of the units do not comply with the minimum size and dimensions. Therefore, the Developer is requesting a waiver to this standard pursuant to the Density Bonus Ordinance and State Density Bonus Law. Please see Exhibit 6 for details. No* Common Open Space Minimum of 25 square feet per unit, active or passive 156 x 25 = 3,900 square feet 16,582 square feet. Common open space exceeds the minimum dimensions and includes two Yes June 21, 2023 Item #1 Page 47 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Minimum dimension: 10 feet x 10 feet large courtyards, pool/spa, rooftop deck, barbecues, fire pit, movie wall, and a gym. The developer proposes to provide 277 parking spaces for 156 multi-family units, which equates to 1.78 spaces per unit, thus exceeding the 0.5 space per unit requirement pursuant to State Density Bonus Law. An additional new state law imposed by the state legislature, AB 2097, is effective as of January 1, 2023; this law prohibits city’s from requiring minimum parking standards on certain private development projects, including residential density bonus projects, that are located within one-half mile of public transit. Under AB 2097, developers can still provide onsite parking, but the number of parking spaces provided is based on builder preference and market demand, not by city-established minimum parking standards. The parking spaces provided meet the minimum parking location and design standards. A summary of how the project would comply if the city could impose the minimum parking standards under State Density Bonus Law is provided in Table “D” below. TABLE D – PARKING ANALYSIS Use No. of Units No. of Spaces Required per State Density Bonus Law No. of Spaces Proposed Comply Studio 8 0.5 spaces/unit 4 spaces 1 spaces/unit 8 spaces Yes 1-Bdrm 69 0.5 spaces/unit 34.5 spaces 1.25 spaces/unit 86 spaces Yes 2-Bdrm 67 0.5 spaces/unit 33.5 spaces 1.75 spaces/unit 117 spaces Yes 3-Bdrm 12 0.5 spaces/unit 6 spaces 1.75 spaces/unit 21 spaces Yes TOTAL 156 78 spaces 232 spaces for tenants + 39 guest spaces + 5 leasing spaces + 1 mail/UPS space = 277 spaces (1.78 spaces/unit) Yes TABLE E –VILLAGE & BARRIO MASTER PLAN AREA-WIDE STANDARDS COMPLIANCE ANALYSIS Standard Required/Allowed Proposed Comply? Ingress and Egress Vehicle access shall be taken off the alley. A clear zone shall be provided at the intersection of a street and an alley or driveway to maintain a free line of sight. a. The clear zone shall consist of City staff (Planning, Engineering and Traffic) has determined the intent of this requirement is satisfied by proposing access off an existing 24-foot-wide drive aisle with through access from Carlsbad Village Drive to the south Yes June 21, 2023 Item #1 Page 48 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? an isosceles right triangle measured 7.5 feet in both directions from the intersection of the two property lines. b. The clear zone shall not be occupied by a ground floor building footprint, site features taller than 36 inches, or landscaping that is taller than 30 inches. to Grand Avenue to the north. The drive aisle is shared with the adjacent mixed use building to the east and functions as an alley. The use of the drive aisle is preferred over the Hope Avenue alley since there are existing single-family homes off the alley. The proposed access is more compatible with the adjacent multi-family use to the east. In addition, clear zones are provided at the intersections with Grand Avenue at both the drive aisle and the Hope Avenue alley. Parking Surface parking shall be located behind buildings and away from street frontages unless determined infeasible by the decision-maker. The tenant and guest parking spaces are located in a two-level subterranean garage. Five parking spaces are proposed at grade and in front of the leasing office located at the southwest corner of the building, adjacent to the shared drive aisle. The parking spaces are located 110 feet from the Carlsbad Village Drive frontage. A landscape planter with trees is proposed in front of the parking spaces which will soften the view from Carlsbad Village Drive. Yes Through Lots Along both street frontages, the front setback requirement The proposed project has frontage on Carlsbad Village Drive to the south and Grand Avenue to the north. It is considered a through lot. The proposed multi- family building complies with the 10-foot front yard setback at each of the frontages. Yes Property Line Walls/Fences Maximum height in front yard setback: 3.5 feet Maximum height in side/rear yard setback: 6 feet Front yard setback: 3.5 feet Side/rear yard setback: 6 feet Yes June 21, 2023 Item #1 Page 49 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) Standard Required/Allowed Proposed Comply? Wall/fence height shall be measured from the lowest side of finished grade. Due to the change in grade across the site and to satisfy utility- related requirements, terraced retaining walls are proposed around the north, south and west sides of the building. Where feasible, landscaping is proposed in front of and in between the terraced retaining walls to soften the views. The retaining walls comply with site distance requirements at all intersections. Building Orientation Buildings shall be oriented toward primary street frontage. The primary entrance to 156-unit multi-family apartment building is oriented toward Carlsbad Village Drive, which is considered the primary street frontage. Yes Roof Protrusions Roof-mounted mechanical equipment and freestanding screening that is not architecturally integrated shall be set back from the building face at least equivalent to the height of the screening. Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain a building; flagpoles, chimneys, smokestacks, wireless masts and similar structures: Up to 10 feet above maximum height. The cumulative area devoted to roof structures (excluding roof decks, parapets, solar energy systems and skylights) shall not exceed 10 percent of horizontal roof area. All rooftop mechanical equipment will be centrally located on the roof and screened by proposed parapets and architectural projections that are architecturally-integrated with the building design. The maximum allowable height in the FC District is 45 feet. The proposed elevator/stairwell towers are 55 feet in height and do not exceed 10 feet above the allowable 45-foot height. Exclusive of the solar panels, the cumulative area devoted to roof structures does not exceed 10 percent of the horizontal roof area. Yes In addition to the above, five site development plan findings are required for the project. The required findings with justification for each are summarized below and contained in the Planning Commission Resolution (Exhibit 1 to the June 21, 2023 Planning Commission Staff Report). June 21, 2023 Item #1 Page 50 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 1.That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. The project proposes the demolition of an existing 106-room hotel and three (3) single-family homes and the construction of a 156-unit, four-story multi-family apartment building on a 2.95-acre infill site within the Freeway Commercial District of the Village & Barrio Master Plan. Multi-family residential uses are permitted by right. The project is consistent with the various elements and objectives of the General Plan and the Village & Barrio Master Plan as discussed in Sections A and B above. The project complies with all applicable development standards for residential uses including height, setbacks, and parking etc., subject to density bonus provisions for waivers or reductions of standards also discussed in Section A above. The project site is located withing one-quarter mile of a mass transit station and is across the street from an existing community commercial shopping center. Consistent with the Inclusionary Housing Ordinance and State Density Bonus Law, the project provides 12.5% of the total housing units onsite (20 units) as affordable to very low-income households for 55 years, earning up to 50% of the area median income (AMI). The project complies with all applicable standards of the Carlsbad Municipal Code. 2.That the requested development or use is properly related to the site, surroundings, and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings, or traffic circulation. The proposed project is located in the Freeway Commercial District of the Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located in that multiple-family residential dwellings up to 45 feet in height are a permitted use within the FC District. The adjacent properties to the east, south and west are also located within the FC District of the Village & Barrio Master Plan. The property to the east, which shares the 24-foot-wide access drive aisle, is developed with a four-story mixed use building, which includes 106-unit multi- family apartments. Given the variety of uses surrounding the subject site, as well considering what can be permitted in the FC District, the proposed units are compatible with the surroundings in scale, massing, and design. The apartments will not adversely impact the site, surroundings, or traffic circulation. Carlsbad Village Drive and Grand Avenue, have adequate capacity to accommodate the net increase of 106 Average Daily Trips (ADTs) generated by the overall project, and the project is adequately parked on-site in accordance with State Density Bonus Law and the Village & Barrio Master Plan. 3.That the site for the intended development or use is adequate in size and shape to accommodate the use. The subject site is adequate in size and shape to accommodate the proposed 156 multi-family apartments, subject to density bonus provisions for concessions and waivers or reductions of standards as discussed in Section A above. The project is entitled to the requested number of units and the density bonus waivers are necessary for the project to be developed at the density and with the waivers permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law. In addition, the project complies with applicable building height, parking and setback requirements. June 21, 2023 Item #1 Page 51 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 4.That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained. The project complies with all applicable development standards for residential uses within the FC District of the Village & Barrio Master Plan, including height, setbacks, and parking, etc., subject to density bonus provisions for concessions and waivers or reductions of standards as discussed in Section A above. The architecture of the building is compatible with the surrounding residential and commercial development. Landscaping along the street frontage and throughout the project will be provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan. 5.That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use. The proposed project is considered a through lot since it has two primary street frontages, Grand Avenue to the north and Carlsbad Village Drive to the south. Access to the proposed multi-family project will be provided via an existing 24-foot-wide drive aisle, which currently provides access to the existing uses on the project site, as well as an existing mixed use building to the east. Both Carlsbad Village Drive and Grand Avenue are designed to adequately handle the net increase of 106 Average Daily Trips (ADTs) generated by the overall project. The project site is located approximately 0.3 miles from the Carlsbad Village mass transit station which provides bus, train and Coaster service on a daily basis. Bike lanes are provided on Carlsbad Village Drive and further west on Grand Avenue. In addition, the Developer will be required to pay traffic impact fees in accordance with CMC 18.42 prior to issuance of building permits that will go towards future road improvements. C.Subdivision Ordinance (Title 20) Pursuant to CMC Section 20.04.040 of the Subdivision Ordinance, approval of a Tentative Tract Map is required to consolidate more than four lots into one lot. The project proposes to consolidate five (5) lots into one, 2.95-acre lot. The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the lot consolidation complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. Staff finds that the required findings for this application can be met (Exhibit 1). D.Inclusionary Housing Ordinance (CMC Chapter 21.85) Pursuant to CMC Chapter 21.85, Inclusionary Housing Ordinance, residential developments proposing seven (7) or more units are required to provide affordable housing. The standard inclusionary housing requirement is 15% of the total number of units as affordable to lower income households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, the percentage of units designated as affordable to lower income households can be reduced to 12.5% if all of the following are satisfied: 1.All of the affordable units are made available to very low or extremely low-income households, or combination thereof; June 21, 2023 Item #1 Page 52 of 250 PROJECT ANALYSIS (GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS) 2.The units are located on the same site as the market-rate units; and 3.No financial assistance from the city is required. For this project, the Developer is proposing to satisfy the affordably housing requirements by providing 12.5% or a total of 20 units (12.5% multiplied by 156 total units = 19.5, rounded up to 20 units) as affordable to very low-income households. The inclusionary units will be located on the same site as the market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the proposal to provide 20 very low-income units onsite complies with the Inclusionary Housing Ordinance. Therefore, the project has been conditioned to satisfy the inclusionary housing requirement for very low-income households by entering into an Affordable Housing Agreement (AHA) to provide 20 units onsite as affordable to very low income households for 55 years, earning up to 50% of the area median income (AMI). By entering into the AHA accordingly, the project is providing its fair share of housing affordable to very low-income households and is therefore consistent with the Inclusionary Housing Ordinance. Chapter 21.85 of the CMC also requires that for those developments which are required to provide ten or more units affordable to low-income households, at least 10% of the low-income units, or two units for the proposed project, shall have three or more bedrooms. Of the 20 affordable units proposed, three , three-bedroom units are currently proposed. 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 “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts/Demand Compliance City Administration 551.77 sq. ft. Yes Library 294.28 sq. ft. Yes Wastewater Treatment 24,960 GPD Yes Parks 1.1 acres Yes Drainage 4.04 CFS, Drainage Basin A Yes Circulation 106 ADT (net) Yes Fire Fire Station 1 Yes Open Space 3,900 sq. ft. Yes Schools Carlsbad Elementary: 18.25 students Carlsbad Middle: 9.64 students Carlsbad High: 12.3 students Yes Sewer Collection System 24,960 GPD Yes Water 28,860 GPD Yes June 21, 2023 Item #1 Page 53 of 250 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov AB 2097 PARKING REQUIREMENTS IB-131 This bulletin provides an overview of the restrictions imposed by the state legislature under AB 2097 on the city’s ability to require minimum parking standards on certain private development projects. BACKGROUND Most cities, including Carlsbad, have historically required that new residential and commercial development provide onsite parking spaces to sufficiently accommodate occupants and customers and reduce impacts to neighboring land uses. The commonly applied parking standard is formula based, where the minimum number of required parking spaces is dependent upon the size and type of use being built. For example, Carlsbad requires one parking space for every 100 square feet of restaurant space, two parking spaces for each apartment unit with two or more bedrooms, and so on. Based largely on a body of academic research regarding the potential impacts minimum parking ratios have on car ownership, vehicle miles traveled, and use of public transit, the state legislature passed AB 2097, which added Government Code §65863.2, that effectively eliminates parking requirements in new residential and commercial developments when located within a half-mile of a major transit stop. According to the Assembly Floor Analysis on AB 2097, the study found that in buildings with no on-site parking, only 38% of households owned a car, but in buildings with at least one parking space per unit, the study found that more than 81% of households owned automobiles. As such, by eliminating parking minimums in new development, the state legislature figures that fewer households will rely on the automobile for transportation. Developers could still voluntarily provide onsite parking (and many likely will), but the number of parking spaces provided will be based on builder preference and market demand, not by city-established minimum parking standards. The state legislature’s intent with this action, which is effective January 1, 2023, is that it will help drive down construction costs, reduce vehicle traffic, increase public transit ridership, and promote walkable and bikeable communities so people can get around without a car, which will reduce the greenhouse gas emissions responsible for climate change. NEW STATE LIMITS ON PARKING AREAS AFFECTED Pursuant to Government Code §65863.2(a), a city cannot impose or enforce any minimum automobile parking requirements on a residential, commercial, or other development project (except for hotels, motels, short- term rentals, or other transient lodging --- city parking standards still apply to those) if the project is located within one-half mile of public transit. The state defines public transit as a “major transit stop,” containing any one of the following: •Fixed rail station •Bus rapid transit stop •Intersection of two or more major bus routes were buses stop every 15 minutes or less during peak commute periods •high-quality transit corridor included in a regional transportation plan Documents Referenced Carlsbad Village Station Eligible Parcels; Map Poinsettia Station Eligible Parcels; Map Carlsbad Housing (Element) Plan; IB-137 2021-2029 Housing Element; Plan Carlsbad Parking Standards; §21.44 EV Charging Station Requirements; §18.22 EV Charging Permit Streamlining; IB-165 State Density Bonus Law; IB-112 Supportive Housing Defined; §21.04.355.1 Transitional Housing Defined; §21.04.362 Exbibit 5 June 21, 2023 Item #1 Page 54 of 250 {city of Carlsbad Informational Bulletin Page 2 of 3 IB-131_AB 2097 Parking Limits (Jan. 2023) The city does not have any high-quality transit corridors per SANDAG’s 2021 Regional Transportation Plan. And North County Transit District’s Breeze bus system, does not meet the bus stop requirements and therefore does not qualify. Currently, there are only two locations in the city that meet the definition of public transit --- Carlsbad Village Station and Poinsettia Station. Maps have been provided showing those parcels that are subject to §65863.2. See “Documents Referenced” above. In cases where only a portion of the project site is located within one-half mile of a major transit stop, the following standards must be met in order to be eligible. •At least 75% of the total project site is located within one-half mile of a major transit stop; and •At least 90% of the proposed residential units, or 100 units or more, whichever is less, are located one-half mile of a major transit stop. Projects failing to meet these requirements do not qualify for the allowances under §65863.2 and must meet current city parking standards. EV CHARGING & ADA PARKING Irrespective of proximity to public transit, state law allows the city to continue to apply minimum parking standards for electric vehicle (EV) charging stations as well as required parking spaces accessible to persons with disabilities (ADA). •For EV stations, the required number of EV parking spaces for residential projects is provided in Table 4.106.4.3.1 of Carlsbad Municipal Code (CMC) §18.21.140. For nonresidential projects, EV parking space requirements are provide Table 5.106.5.3.3 of CMC §18.21.150. The parking requirement is based on the total number of actual parking spaces that would have otherwise applied to the development if the state code section did not exist. Refer to IB-165 for an overview of the city’s streamlining provisions and alternative standards for EV charging stations. •For ADA parking, the city applies the standards set forth in Chapter 1109A (multifamily) and Chapter 11B (commercial) of Title 24, Volume 1 of the 2023 CA Building Code. Like EV spaces, the total number of ADA spaces is based on the total number of actual parking spaces that would have otherwise applied to the development. EXEMPTIONS The city may apply its minimum parking standards to a proposed project if it makes written findings that failure to impose parking standards will result in one of the following to occur. •Hinders the city’s ability to meet its share of low- and very low-income housing. Refer to IB-137 for more on the city’s Housing Element and Regional Housing Needs Assessment requirements. •Hinders the city’s ability to meet any special housing needs for elderly or persons with disability. Refer to the city’s 2021-2029 Housing Element for more information. •The proposed “housing development project” will negatively impact existing residential or commercial parking that is located within one-half mile of the project. The state defines a “housing development project” as either: o A 100% residential development; or o Mixed-use development where at least 2/3 of the project is designed for residential use; or o Project includes transitional housing or supportive housing. June 21, 2023 Item #1 Page 55 of 250 IB-131_AB 2097 Parking Limits (Jan. 2023) Page 3 of 3 The city exemption determination must be supported by a preponderance of the evidence in the record showing that not imposing or enforcing minimum parking standards would have a substantially negative impact on the above referenced development. The exemption finding must be made by the city within 30 days following receipt of a completed application. EXCEPTIONS TO THE EXEMPTIONS Government Code §65863.2(c) provides a list of specific project types that are not subject to the above exemption provisions. In other words, the city cannot impose minimum parking standards on the following housing development projects, irrespective of whether the above discussed exemption findings can be made. •The housing development project contains fewer than 20 housing units. •The housing development project dedicates a minimum of 20% of the total housing units to very low-, low-, or moderate-income households, students, elderly, or persons with disabilities. •The housing development project is subject to parking reductions based on the provisions of any other applicable law. As an example, the proposed development is a density bonus project, which offers reduced parking standards for development projects. Please refer to IB-112 for more on density bonus law. PARKING SPACES PROVIDED VOLUNTARILY When a project voluntarily provides parking, the city is limited to only imposing the following parking requirements: •The city may require that the voluntary parking spaces meet established minimum location and design standards. •If a project voluntarily provides parking spaces, the city can require that the spaces be available to the public. •If a project voluntarily provides parking spaces, the city can require that a parking fee be charged to residents or customers for use. Conversely, the city cannot require that the voluntarily provided parking spaces be offered to the residents or customers free of charge. YOUR OPTIONS FOR SERVICE Questions pertaining to this state law, please contact the Planning Division at 442-339-2600 or via email at Planning@CarlsbadCA.gov. June 21, 2023 Item #1 Page 56 of 250 SUPPLEMENTAL APPLICATION Exhibit 6 Density Bonus Checklist (Form P-1(H)) PROJECT NAME: Hope Apartments CASE NO(S): CT 2022-0001/SDP 2022-0006 (DEV2022-0030) PROJECT LOCATION The project site is located at the northeast corner of Hope Avenue and Carlsbad Village Drive and is bound by Grand Avenue to the north, Hope Avenue to the west, Carlsbad Village Drive to the south, and a private shared driveway along the eastern boundary. The APNs and addresses of the properties included in the site are as follows: APNs: 203-320-02, -20, -40, -41, -48, -51 Addresses: •Carlsbad Village Inn: 1006 Carlsbad Village Dr. •Carl’s Jr.: 950 Carlsbad Village Dr./2944-46 Hope Ave. •Residential: 945-A Grand Ave., 945-B Grand Ave., 955 Grand Ave. PROPERTY DESCRIPTION •Site Area: 2.95 Acres / 128,416 sq. ft. •General Plan Land Use Designation: Village-Barrio (V-B) •Zoning: Village Barrio (V-B) •Master Plan: Village & Barrio Master Plan, Freeway Commercial (FC) District •Existing Development: The site contains a motel, a Carl’s Jr. restaurant, and three single family residences. Only one of the three residences are currently being leased and both the Carlsbad Village Inn and the Carl’s Jr. are operational. One of the parcels (APN: 203-320-41) is partially developed as a parking lot for Carl’s Jr. and a portion is vacant. The vacant portion is situated in the central portion of the project site along the western boundary. The remainder of the project site is developed with accessory parking areas and landscaping. PROJECT DESCRIPTION Through the processing of a Site Development Plan (SDP) and a Tentative Tract Map (CT) the proposed project would utilize state density bonus law to do the following: •Demolish the existing Carlsbad Village Inn and three residential structures. •Preserve the existing Carl’s Jr. restaurant and associated parking area to serve as the commercial portion of the project. •Consolidate five (5) legal lots into one (1) lot. •Construct a four-story (45 feet), multi-family residential building containing 156 apartment units. •Out of the 156 residential apartment units, 136 units will be market rate and 20 units will be dedicated to “Very-Low” income residents. •Provide a total of 277 parking spaces in a two-level underground parking garage, with five (5) of those spaces being located at surface level for the leasing office. •Include the following amenities: June 21, 2023 Item #1 Page 57 of 250 SUPPLEMENTAL APPLICATION Density Bonus Checklist (Form P-1(H)) o Fitness center o Outdoor roof deck o Two (2) large open space courtyards o BBQ/gathering areas o Community pool/spa Project access is from a 24-foot-wide private drive aisle that fronts the eastern boundary of the site and connects Carlsbad Village Drive from the south to Grand Avenue to the north. A mix of studio, one-, two- and three-bedroom apartments are being proposed with unit sizes varying from 548 to 1,253 square feet with the goal of providing a wide variety of living arrangements to match residents’ variety of living situations. A breakdown of the proposed unit mix is provided in the table below. A breakdown in the affordable unit mix being proposed is shown in the below table. DENSITY CALCULATIONS Summary of density bonus request and calculations Base Units (2.95 acres x 35 du/acre) 104 units (103.25 rounded up) Density Bonus Units (104 base units x 50%) 52 units Maximum No. of Units (Allowed) (base units + density bonus) 156 units Total No. of Units (Requested/Proposed) 156 units Density Bonus Affordable Units (Very Low) (104 base units x 15%) 16 (15.6 rounded up) Inclusionary Affordable Units (Very Low) (156 total units x 12.5%) 20 (19.5 rounded up) Total Affordable Units* 20 *16 of 20 inclusionary units also count as Density Bonus Affordable Units June 21, 2023 Item #1 Page 58 of 250 SI 4 2 3 2 2 2 2 8 Totals 8 5.1% 5.1% AO Al A2 A2A Bl BIA B2 B2A B2B B3 64 6 5 5 6 2 2 2 6 7 0 5 9 0 2 2 4 6 0 4 B 0 2 3 6 JO 0 4 3 0 0 2 15 24 29 18 26 2 3 8 6 69 67 0.0% 9.6% 15.4% 18.6% 0.6% 11.5% 2.6% 16.7% 1.3% 1.9% 5.1% 3.8% 44.2% 42.9% AFFORDABLE INCLUSIONARY UNITS PER LEVEL TYPE 1ST FLOOR 2nd FLOOR 3rd FLOOR 4th FLOOR PROVIDED STUDIO 1 2 1 0 4 1 BR 1 2 2 2 7 2 BR 1 2 2 1 6 3 BR 1 1 1 0 3 Total 4 7 6 3 20 Note A: Floor plans selected for the affordable units will provide private open space that is comparable and proportional to the market rate units of the project. Note B: All dwelling units, including affordable dwelling units, will comply with adaptable requirements as provided for in the California Building Code Section 1 lA Housing Accessibility. Cl 3 40 3 42 3 39 3 35 12 156 12 7.7% 100% 7.7% SUPPLEMENTAL APPLICATION Density Bonus Checklist (Form P-1(H)) WAIVERS WAIVER #1: PRIVATE OPEN SPACE Development Standard: City of Carlsbad Village and Barrio Master Plan, Section 2.7.4 Freeway Commercial, Supplemental District Standards, E. Open Space, 2. Residential Private Open Space, a. Private open space shall be provided at a minimum of 80 square feet (sf) per unit with a minimum dimension of 6 feet in any direction. This requirement may be satisfied by more than one private open space area. Requested Waiver: Reduction in the minimum required amount of residential private open space. Reasonable documentation to show that each development standard requested to be waived would physically preclude the densities or incentives the project is entitled to receive. Provided as an attachment to this application is Figure 1: Private Open Space, which demonstrates the physical loss of the per unit enclosed square footage to accommodate an 80-square-foot patio. Additionally, the tables provided in this section identify project open space and compare that to development standard requirements. How would application of the development standard proposed to be waived/reduced physically preclude the construction of the development at the density proposed or with proposed concessions/incentives? Based on information provided by the Developer, modifying the proposed project to comply with the 80 square feet of private open space will result in a physical loss of 4,461 square feet of enclosed livable space, thereby causing a reduction of units and preventing the project from achieving the density entitled under the state density bonus law. As demonstrated in attached Figure 1: Private Open Space and in the table below, the units have a range in patio sizes that are generally proportionate to the size of the unit. Additionally, the B4 unit design was the one-unit style capable of accommodating an 83 square foot deck. However, as the figure shows, expanding the remaining patios to accommodate the private open space standard substantially reduces the interior livable area of the project. PRIVATE OPEN SPACE SUMMARY UNIT # OF UNITS UNIT SF DECK AREA NEEDED FOR 80 SF DECKS LIVABLE SPACE REDUCTION S1 8 548 38 42 336 A0 15 600 45 35 525 A1 24 762 52 28 672 A2 29 751 50 30 870 A2A 1 773 56 24 24 B1 18 1,123 52 28 504 B1A 4 1,080 52 28 112 B2 26 1,135 50 30 780 B2A 2 991 56 24 48 B2B 3 1,078 50 30 90 B3 8 1,211 52 28 224 B4 6 1,128 83 0 0 June 21, 2023 Item #1 Page 59 of 250 SUPPLEMENTAL APPLICATION Density Bonus Checklist (Form P-1(H)) C1 12 1,253 57 23 276 -- 156 -- -- -- 4,461 As shown above, a total of 4,461 square feet of enclosed livable space would be lost to accommodate the expansion of the proposed patios to meet the 80 square foot requirement. With the overall average unit size (144,976 sf/156 units) at 929 square feet, adhering to the development standard and achieving the proposed livable area would require a modification of the proposed project that would result in a loss of approximately 5 units. Therefore, due to the substantial loss in enclosed unit space and subsequent reduction in proposed residential units, the 80 square foot private exterior open space development standard would physically preclude the proposed project from achieving the density allowed by the state density bonus law. A feature of the proposed project to note in this discussion is the amount of common open space that is included in the community. See the table below for the amount of are provided above the requirement. Although the individual unit sizes cannot accommodate the private open space requirement, the common open space available to future residents exceeds what is required pursuant to the Village & Barrio Master Plan. Would the waiver or reduction have a specific adverse impact upon public health and safety or the physical environment or listed historical property? If yes, are there feasible methods to mitigate or avoid such impacts without rendering the development unaffordable? The requested waiver to the Private Open Space requirement of the Village & Barrio Master Plan would not: (i)have an adverse impact upon public health and safety, (ii)have an adverse impact on a historical resource, or (iii)violate state or local law. WAIVER #2: BUILDING HEIGHT, FOURTH FLOOR ENCLOSED SPACE Development Standard: City of Carlsbad Village and Barrio Master Plan, Section 2.7.4 Freeway Commercial, Supplemental District Standards, G. Building Height, 2. If a 4-story building is proposed: b. The total square footage of enclosed fourth floor space shall not exceed 80 percent of the largest enclosed floor space below (Floors one, two, or three). However, in no case shall the fourth-floor enclosed space exceed the amount of third floor enclosed space. Requested Waiver: Waiver of fourth-story enclosed space development standard to achieve the entitled density. Reasonable documentation to show that each development standard requested to be waived would physically preclude the densities or incentives the project is entitled to receive. June 21, 2023 Item #1 Page 60 of 250 PROPERTY OPEN SPACE SITE AREA (Sf) 128.416 REQUIRED: 20% OF PROPERTY 25,683 PRIVA1E O.S. PROVIDED 8,037 COl'-AMON O.S. PROVIDED 14.987 TOT AL PROVIDED 48,707 OVER BEYOND REQUIRED 23.024 SUPPLEMENTAL APPLICATION Density Bonus Checklist (Form P-1(H)) Attached Figure 2: Existing Site Plan, Figure 3: Fourth Floor Enclosed Space and the “Total 4th Floor SF” table included in the next section identify the proposed total 4th floor enclosed area in comparison to the development standard regulations, as well as demonstrates a scenario of unit loss to accommodate the requirement. How would application of the development standard proposed to be waived/reduced physically preclude the construction of the development at the density proposed or with proposed concessions/incentives? Attached Figure 2, Existing Site Plan, highlights the existing site conditions. As shown on the site plan, the 2.95-acre project site contains an existing Carl’s Jr restaurant at the southwestern corner, which reduces the overall buildable area of the residential component of the project. To achieve the density entitled to the project by the state density bonus law, the design of the 156-unit apartment building is proposed on the remaining buildable area in a way which achieves the desired residential community experience and aligns with the vision desired for the proposed project. Despite the reduced buildable area, the project proposes common open space exceeding requirements of the Village & Barrio Master Plan and provides desirable amenities in a creative and experiential design; however, it is not able to comply with the fourth-floor enclosed space development standard. As shown in the table “Total 4th Floor SF” below, the proposed enclosed area on the fourth-floor totals 48,971 square feet. When compared to the maximum allowable enclosed area per the Village & Barrio Master Plan development standard, there is a total of 7,732 square feet, or approximately 8 units, that would have to be relocated to lower floors. See the attached Figure 3: Fourth Floor Enclosed Space, which demonstrates an example of the removal of units required to meet the development standard. The requested waiver is necessary for the proposed project because the impact of reducing the amount of enclosed floor space on the fourth floor would result in a loss of approximately 8 units and, therefore, would physically preclude the project from achieving the proposed density entitled by the state density bonus law. Would the waiver or reduction have a specific adverse impact upon public health and safety or the physical environment or listed historical property? If yes, are there feasible methods to mitigate or avoid such impacts without rendering the development unaffordable? The requested waiver to the Building Height- Fourth Floor Enclosed Space requirement of the Village & Barrio Master Plan would not: (i)have an adverse impact upon public health and safety, (ii)have an adverse impact on a historical resource, or (iii)violate state or local law. June 21, 2023 Item #1 Page 61 of 250 TOTAL 4TH FLOOR SF /\MX. ALLOWABLE 411-t R.OOR AREA• 41.239 S.F. ACTUAL 4TH FLOOR AREA 48.971 S.F. % OF 4TH LEVEL ROOF AREA 95% OVERAGE 7,732 S.F. "80% of largest floor below (Level 1) per 2. 7.4-G.2b per Carisb d Village & Barrio Master Plan "Waiver needed SUPPLEMENTAL APPLICATION Density Bonus Checklist (Form P-1(H)) WAIVER #3: FACADE PLANE CHANGE AND ROOFLINE VARIATION Development Standard: City of Carlsbad Village and Barrio Master Plan, Section 2.7.4 Freeway Commercial, Supplemental District Standards, H. Building Massing, 1. Maximum wall plane and roofline variation: No building façade visible from any public street or the I-5 freeway shall extend more than 50 feet in length without a 5-foot minimum variation in the wall plane, as well as a change in roofline. Requested Waiver: Waiver of the 50-foot wall plane variation to achieve the entitled density. Reasonable documentation to show that each development standard requested to be waived would physically preclude the densities or incentives the project is entitled to receive. Provided as an attachment to this application is Figure 4: 50-Foot Façade Setbacks identifies the square footage and demonstrates a scenario of unit loss to accommodate the requirement. How would application of the development standard proposed to be waived/reduced physically preclude the construction of the development at the density proposed or with proposed concessions/incentives? The proposed project is affected on all sides by the portion of the standard requiring a 5-foot setback every 50-feet because the building would be visible from the I-5 and a public street from every direction. Applying the standard to all sides of the building does not allow for the shifting of sections of the building but rather has a shrinking effect on the entire building footprint. Additionally, the units of the building that would be impacted by the 5-foot setbacks are visually depicted in Figure 4: 50-Foot Façade Setbacks. As shown on this figure, a total of 39 units would be affected because each unit would have several hundred square feet of space removed to accommodate the setback. A total of 8,944 square feet of dwelling space over the entire building would need to be removed. The standard would also require a reduction of approximately 285 square feet from amenity/leasing office space. Implementing the setbacks required by the development standard would result in a reduction of approximately 8,944 square feet of dwelling space, thereby physically precluding the development of 39 units as proposed by the project. Therefore, the requested waiver is necessary for the proposed project because the impact of implementing the development standard would physically preclude the project from achieving the proposed density entitled by the State density bonus law. The proposed project complies with the portion of the development standard for the change in roofline every 50-feet as proposed roofline includes numerous roofline variations throughout all sides of the building. Would the waiver or reduction have a specific adverse impact upon public health and safety or the physical environment or listed historical property? If yes, are there feasible methods to mitigate or avoid such impacts without rendering the development unaffordable? The requested waiver to the Building Massing design standard of the Village & Barrio Master Plan would not: (i)have an adverse impact upon public health and safety, (ii)have an adverse impact on a historical resource, or (iii)violate state or local law. June 21, 2023 Item #1 Page 62 of 250 FIGURE 1 – PRIVATE OPEN SPACE June 21, 2023 Item #1 Page 63 of 250 20'-0" 32 ' - 9 " UNIT A0 1 BEDROOM - 1 BATH NET LEASABLE AREA: 600 SQ. FT. BALCONY AREA: 45 SQ. FT. COUNT: - WIC BEDROOM LIVING BALCONY KITCHEN/ DINING MOVABLE ISLAND FURNITURE PIECE P DW W/D BATHROOM L BATHROOM WIC BEDROOM KITCHEN DINING LIVING W/D BALCONY MOVABLE ISLAND FURNITURE PIECE 26 ' - 3 " 39'-6" UNIT A1 1 BEDROOM - 1 BATH NET LEASABLE AREA: 762 SQ. FT. BALCONY AREA: 52 SQ. FT. COUNT: - 25'-0" 32 ' - 9 " BATHROOM WIC BEDROOM KITCHEN DINING LIVING W/D BALCONY STOR MOVABLE ISLANDFURNITURE PIECE UNIT A2 1 BEDROOM - 1 BATH NET LEASABLE AREA: 751 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: - 29 ' - 9 " 51'-7" SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B1 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1123 SQ. FT. BALCONY AREA: 52 SQ. FT. COUNT: - 36'-8" 32 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY STOR KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B2 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1135 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: - 23CBCB 43'-11" 38 ' - 9 " BATHROOM KITCHEN W/D W.I.C.BATHROOM BEDROOM DECK LIVING ROOM 31 ' - 9 " BEDROOM UNIT B4 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1107 SQ. FT. BALCONY AREA: 77 SQ. FT. COUNT: - W.I.C. DINING 36'-10" 36 ' - 6 " SECONDARY BATHROOM MASTER BATHROOM WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING THIRD BEDROOM ENTRY MOVABLE ISLAND FURNITURE PIECE UNIT B3 2 BEDROOM - 2 BATH LIVABLE AREA: 1211 SQ. FT. PATIO/BALCONY 1: 52 SQ. FT. 38'-0" 34 ' - 0 " 28 ' - 1 0 " BEDROOM 1 BATH 1 W.I.C. W.I.C. BATH 2 BEDROOM 2KITCHEN ENTRY LIVING PATIO/ BALCONY W/D L PANTRY DINING FIXED ISLAND 36'-8" 32 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY STOR KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B2B 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1078 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: 3 STA C K E D WAS H E R / D R Y E R FR O N T L O A D 27" x 3 4 " FLOO R T R A Y O . D . 3 2 X 3 4 REF DWDW 24" x 2 4 " CB 18"24" CB P FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR BATH W/D WIC 32 ' - 9 " 18'-0" UNIT S1 STUDIO - 1 BATH UNIT AREA: 548 SQ. FT. PATIO/BALCONY: 38 SQ. FT. SLEEPING GREAT ROOM BALCONY KITCHEN ENTRY UNIT B3 2 BEDROOM-2 BATH LIVING AREA: 1211 S.F. BALCONY: 52 S.F. UNIT B4 2 BEDROOM-2 BATH LIVING AREA: 1128 S.F. BALCONY: 83 S.F. UNIT C1 3 BEDROOM-2 BATH LIVING AREA: 1253 S.F. BALCONY: 55 S.F. UNIT B2B 2 BEDROOM-2 BATH LIVING AREA: 1078 S.F. BALCONY: 50 S.F. UNIT B2 2 BEDROOM-2 BATH LIVING AREA: 1135 S.F. BALCONY: 50 S.F. UNIT B1 2 BEDROOM-2 BATH LIVING AREA: 1123 S.F. BALCONY: 52 S.F. UNIT S1 STUDIO - 1 BATH LIVING AREA: 548 S.F. BALCONY: 38 S.F. UNIT A0 1 BEDROOM - 1 BATH LIVING AREA: 600 S.F. BALCONY: 45 S.F. UNIT A1 1 BEDROOM - 1 BATH LIVING AREA: 762 S.F. BALCONY: 52 S.F. UNIT A2 1 BEDROOM - 1 BATH LIVING AREA: 751 S.F. BALCONY: 50 S.F. 36'-8" 28 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B2A 2 BED - 2 BATH UNIT AREA: 991 SQ. FT. PATIO/BALCONY: 56 SQ. FT. LIN UNIT B2A 2 BEDROOM-2 BATH LIVING AREA: 991 S.F. BALCONY: 56 S.F. 25'-0" 16 ' - 5 " BATHROOM KITCHEN MOVABLE ISLAND FURNITURE PIECE UNIT A2A 2 BED - 2 BATH UNIT AREA: 773 SQ. FT. PATIO/BALCONY: 56 SQ. FT. BALCONY LIVING BEDROOM 12 ' - 6 " L W.I.C. W/D UNIT A2A 1 BEDROOM - 1 BATH LIVING AREA: 773 S.F. BALCONY: 56 S.F. 26 ' - 3 " 51'-7" SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B1A 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1080 SQ. FT. BALCONY AREA: 52 SQ. FT. UNIT B1A 2 BEDROOM-2 BATH LIVING AREA: 1080 S.F. BALCONY: 52 S.F. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 5 . 0 U N I T P L A N S . D W G Fr i d a y , J u l y 2 9 , 2 0 2 2 1 1 : 2 9 : 0 3 A M Scale DateJob No.07-29-20222021-109 HOPE AVENUE APARTMENTS CARLSBAD, CAWERMERS PROPERTIES 1/8"=1'-0"24'0 8'4'16' 1/8" = 1'-0" A5.0Unit Floor PlansRESIDENTIAL BUILDING 80.81 sf 80.71 sf 80.79 sf 80.32 sf 80.81 sf 79 . 9 4 s f 9' - 7 " 8' - 7 " 5' - 1 0 " 80.97 sf 10 ' - 1 0 " 8' - 4 " 79 . 9 4 s f 9' - 7 " 79 . 9 4 s f 9' - 7 " 80.96 sf 10 ' - 1 0 " 80.97 sf 10 ' - 1 0 " 80.71 sf 9' - 1 1 " 10 ' - 5 " 80 sf MINIMUM 80 S.F. BALCONY EXHIBIT June 21, 2023 Item #1 Page 64 of 250 I I I I I I ~□ □ tl l L L :D @ * -,Iii- C I j..,.__ ... t:::'A W .E R. M E R S \:::t::f/ PR O P·ER T IE S ' 1 j. ' . ' ..... ;,r,; ' . ; =:]··: : 1:\ ): .,, . n ' ~□ C I □ 08 [©] □ D I - -cp7ll ' 711 [J---j I I ~dlJ ( F .·.•1 ~--- L [©] [©] ~ [~] D ~ [I] ~~· :c -- L □ BD □ D -~ ~ 1 D ~ j. [©] I ;~ I r~] LI-'-, I rh-11 Ll:;'_.Jj ~ " , t.: 1'tll,'"""-:7""" ,_ .... -,/ "I-IL' _J ~ - - = ~ \ - ~ -- -. ~ I\ -~ - -----II " D _J \ II 11: I Architecture. Design . Relationships. FIGURE 2 – EXISTING SITE PLAN June 21, 2023 Item #1 Page 65 of 250 9"TP 9"TP 9"TP9"TP 7"TD4"TD 8"TD(4) 8"TD (4) 10"TD 12"TD 14 " T D 1 0 " T D 10"TD 6"TD 6"TD 16"TC 42"TC 16"TC 15"TC 12"TC 16"TP 16"TP 16"TP 16"TP 11"TD 11"TD 12"TD 11"TD 11"TD 12"TD 11"TP 11"TP X X X X X X X XXXX X X X X X X X X X X X X X X X X OEOEOEOEOEOEOEOEOEOEOEOE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOE OEOEOEOEOEOEOE OE OEOE OEOEOE OE OE OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE RAMP WOOD WALL 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 68 68 68 68 67 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 65 64 64 64 64 64 64 6 4 6 4 64 63 63 63 63 6 3 63 63 63 63 63 63 63 63 62 62 62 CONC PAD MON. WELL GEO GRIDTRANS PAD MON. WELL 67.10 TC 66.65 FL 67.84 TC 67.30 FL 67.73 TC 67.24 FL 68.49 TC 68.06 FL 68.59 TC 68.09 FL 68.61 TC 68.22 FL 69.33 TC 68.87 FL 68.98 TC 68.47 FL 68.79 TC 68.35 FL 68.97 TC 68.58 FL 69.12 TC 68.70 FL 68.47 TC 68.10 FL 69.16 TC 68.81 FL 69.52 TC 69.16 FL 69.08 TC 68.56 FL 69.50 TC 69.23 FL 69.58 TC 69.50 FL 68.30 TC 68.27 FL 68.64 TC 68.19 FL 68.44 TC 68.03 FL 68.17 TC 67.74 FL 68.09 TC 67.70 FL 68.67 TC 68.67 FL 68.48 TC 68.43 FL 68.98 TC 68.48 FL 69.22 TC 68.78 FL 68.09 TC 67.65 FL 69.30 TC 68.84 FL 68.52 TC 68.04 FL 68.96 TC 68.59 FL 69.30 TC 68.80 FL 69.12 TC 68.70 FL 68.94 TC 68.54 FL 68.58 TC 68.16 FL 68.34 TC 67.95 FL 68.36 TC 67.93 FL 68.70 TC 68.28 FL 68.53 TC 68.08 FL 68.76 TC 68.76 FL 68.75 TC 68.31 FL67.95 TC 67.90 FL 67.41 TC 67.31 FL 65.86 TC 65.80 FL 65.20 TC 64.71 FL63.18 TC 62.73 FL 62.80 TC 62.31 FL 63.07 TC 63.04 FL 63.29 TC 63.25 FL 67.58 TC 67.08 FL 67.88 TC 67.44 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 67.90 67.66 68.54 68.6 9 68.21 68.63 69.38 69.43 69.55 69.44 69.51 69.39 69.42 69.4969.4669.45 69.41 69.37 69.39 69.38 69.42 69.26 69.29 69.17 69.10 68.76 67.49 67.89 TC 67.51 FL 68.74 TC 68.24 FL 68.22 68.18 67.96 TC 67.56 FL 68.45 TC 68.00 FL 69.45 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 69.43 70.32 63.43 63.30 63.2162 . 2 6 62 . 1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 62 . 6 0 62.15 62.44 62 . 5 3 62.30 62.58 62.9362.52 62.63 62.55 63.09 62.84 62.95 63.32 63.00 63.16 62.56 63.13 62.37 TC 61.91 FL 62.41 TC 61.92 FL 63.04 TC 62.59 FL 63.65 TC 63.25 FL 64.83 TC 64.38 FL 66.04 TC 65.54 FL 66.80 TC 66.37 FL 68.05 TC 67.53 FL 69.79 TC 69.31 FL 70.65 TC 70.19 FL 68.93 TC 68.46 FL 67.95 TC 67.52 FL66.84 TC 66.32 FL 65.03 TC 64.54 FL 63.90 TC 63.37 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 68.87 RIM 68.33 RIM 68.30 RIM 68.29 RIM 64.94 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 70.75 TW 70.77 TW 70.83 TW 70.79 TW 70.79 TW 68.82 TW 65.22 TW 65.33 TW 68.77 TW 68.70 TW 62.1 63.8 64.4 64.563.862.7 63.3 63.7 64.2 64.763.363.6 69.70 TW 69.71 TW 69.71 TW 69.75 TW 70.42 TW 70.31 TW 74.23 TW 74.24 TW 69.59 TW 74.36 TW 69.54 TW 69.54 TW 68.21 TW 63.61 63 . 6 2 68 . 3 2 63.73 67 . 4 0 63.36 68 . 6 7 63 . 6 3 69.16 64.55 64.80 69.02 65 66 67 6 2 6968 67 65.33 64.35 63.2362.91 62.71 63.36 63.27 64.15 64.47 65.06 66.06 TC 65.77 FL 64.91 65.11 TC 64.64 FL 65.81 TC 65.50 FL EXISTING 1 STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING 1 STORY BUILDING EXISTING 1 STORY BUILDING W W W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W S S G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S G G G G G GGG G G G G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E E E S S S S S S S W W W W W W W W W W W W W WWWWWWWW W W CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE SEE SHEET 6 FOR IMPROVEMENTS ON GRAND AVE N 1 1 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 2 0 9 . 9 4 ' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" N 56° 00' 18" E 5.00' N 33° 57' 29" E 15.00' PCL 1 PM 2868 APN: 203-320-40 PORT. PARCEL A APN: 203-320-52 PORT. PARCEL A APN: 203-320-49 PORT. PARCEL A APN: 203-320-50 9'10' 19' 40 ' 40 ' 80 ' 30 ' 30 ' 60 'N 56°00'18" E 328.77' EX SD CO PER DWG 515-5A (RIM: 67.99) (IE: 63.30) EXISTING 6" C-150 AC WATER MAIN PER DWG 155-9 EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 24" RCP STORM DRAIN DWG 803-8 EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING POWER POLE TO REMAIN EXISTING PCC DRIVEWAY TO REMIAN EXISTING ELECTRIC PULLBOX SEWER MANHOLE (IE: 50.62) PER DWG 118-9 SEWER MANHOLE (IE: 60.42) PER DWG 118-9 EXISTING PCC C&G TO REMAIN (62.8 TC) (62.3 FL) (63.0 FL) (62.5 FL) EXISTING PARKING TO REMAIN EXISTING STRUCTURE TO REMAIN (0 . 7 % ) (0.7 % ) EXISTING 18" H.D.PE. STORM DRAIN TO REMAIN PER DWG 515-5A EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 6" ACP WATER MAIN DWG 394-2 EX SD CO TO REMAIN PER DWG 515-5A (RIM: 68.34) (IE: 63.37) EX SD CO TO REMAIN PER DWG 515-5A (RIM: 68.20) (IE: 63.50) EXISTING 18" H.D.P.E STORM DRAIN TO REMAIN PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 2" GAS MAIN PER SDGE EXISTING ELECTRIC PULLBOX EXISTING ELECTRICAL RISER TO BE REMOVED EXISTING STORM DRIAN CLEANOUT TO REMAIN EX SD CO (RIM: 68.64) (IE: 64.24) EXISTING ELECTRIC PULLBOX EXISTING GAS SERVICE AND METER TO REMAIN EXISTING TRANSFORMER TO REMAIN EXISTING SEWER CLEANOUTS TO REMAIN EXISTING WATER SERVICE AND METER TO REMAIN EXISTING WATER SERVICE AND METER TO REMAIN EXISTING BIOFILTRATION BASIN TO REMAIN; PER DWG 515-5A 1 1 1 EXISTING STRUCTURE TO REMAIN PORTION OF EXISTING RETAINING WALL TO REMAIN EXISTING ELECTRICAL PULL BOX TO REMAIN EXISTING SEWER CLEANOUTS TO BE REMOVED 9 17 12 9 16 28 10 10 3 3 16 13 4 17 185 6 5 6 15 14 10 13 21 10 3 20 20 20 20 2 2 2 2 2 2 10 4 22 29 10 10 10 10 11 11 11 11 11 23 23 23 23 24 25 26 26 3 3 3 3 10 19 19 10 27 22 10 3 4 23 10 10 10 10 10 10 10 EXISTING PARKING TO REMAIN 4 18 10 18 23 23 11 21 8 EXISTING PARKING TO REMAIN EXISTING PARKING TO REMAIN ±5' ±6' ±36' ±50' EXISTING STRUCTURE TO REMAIN ±1 0 ' ±4 0 ' ±4 0 ' EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN 10 N 3 3 ° 5 6 ' 4 6 " W 6 1 . 9 0 ' N 55°58'09" E 197.87' BLOCK 67 MAP 775 EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING 6" ACP WATER MAIN TO BE REMOVED AND REPLACED; SEE SHEET 6 FOR EXTENTS OF REMOVAL AND REPLACEMENT 6 5 HOPE AVENUE APARTMENTS HOPE AVENUE 8 LEGEND PLAN VIEW - EXISTING CONDITIONS EXHIBIT SCALE: 1" = 30' HORIZONTAL EXISTING PROPERTY BOUNDARY ADJACENT PROPERTY LINE / RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS ADJACENT LOT LINE EXISTING CONTOUR EXISTING DIRECTION OF FLOW EXISTING WATER MAIN (SIZE AND MATERIAL PER PLAN) EXISTING SEWER MAIN (SIZE AND MATERIAL PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) EXISTING CMU RETAINING WALL EXISTING BUILDING FOOTPRINT TENTATIVE TRACT MAP PRELIMINARY DEMO PLAN FOR: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-03-DEMO.DWG 3 0 30 60 80 SCALE: 1" = 30 HORIZONTAL CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED EXISTING STRUCTURE TO BE REMOVED EXISTING RETAINING WALL TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING WATER SERVICE AND METER TO BE REMOVED EXISTING SEWER LATERAL AND CLEANOUT TO BE REMOVED EXISTING PCC CURB AND GUTTER TO BE REMOVED EXISTING MAIL BOX TO BE REMOVED EXISTING SECONDARY POLE TO BE REMOVED EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN EXISTING POWER POLE TO BE RELOCATED EXISTING GAS SERVICE AND METER TO BE REMOVED PER SEPARATE WORK ORDER EXISTING SIDEWALK UNDERDRAINS TO BE REMOVED EXISTING PCC SPILLWAY TO BE REMOVED EXISTING POWER POLE TO REMAIN EXISTING GUY WIRE TO BE RELOCATED EXISTING PCC RIBBON GUTTER TO REMAIN EXISTING SIGN TO BE REMOVED EXISTING PARKING TO BE REMOVED EXISTING ELECTRICAL TRANSFORMERS TO BE REMOVED PER SEPARATE WORK ORDER EXISTING FIRE HYDRANT AND SERVICE TO BE REMOVED EXISTING LIGHT POLE TO REMAIN EXISTING SIGN TO REMAIN EXISTING PCC PED RAMP TO REMAIN EXISTING RETAINING WALL TO REMAIN EXISTING PCC PAD TO BE REMOVED EXISTING SIGN TO BE RELOCATED EXISTING FIRE HYDRANT AND SERVICE TO REMAIN 1 2 3 4 5 6 7 8 9 10 11 SIDE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESS OTHERWISE NOTED. 3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. PLSA 3802 100 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 G G S S W W 28 29 June 21, 2023 Item #1 Page 66 of 250 X X I ~ 'I I \ I I --X I I I I I I I I I I ' I ' " I I I, - I I I I ' ' X I I i1 -----01 I X \ I ) l ____ _J / / / I .,.. .,.. l .,.. I I .,.. I I I \I _____ I ~ 'q I I .,.. / X ' I ' ~/ / X X X I 1,.__ ____ ___.1 l _________ J X Xo] / I / X / ( I I I I I I \ \ \ \ \ \ \ \ \ I I I \ ' I I X X X --~ -"-',,------,,~~ ' I I I I -1--J I I I I IC [jl ' I 64.85FL I 1=;;,.=~ l====tll : =-~~j ---'ii-'-~,,,,__.,.~ I I :;;;,..a;,'"' ~j\.,._ I B5.:JllFL M",1,,--\.---- ------------- -1--~'-+----i -- _L _____/_J -=-=-I ~; ,Jfj7 I \ I~-.::--I I I I • r I I I I I ! • • I • ....:'M I ti I I @ I I I I -------- PASCO LARET SUITER I I.SSOC!l.llES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 fsiiml I CITY OF CARLSBAD 11 SHEETS I L__J TENTATIVE TRACT MAP I ENGINEER OF WORK: I DWN BY: BAK =~~~---~D<>.iAlE:.._•__ CHKD BY: TYLER G LAWSON RCE: 80358 . RVWD BY: TGI,, FIGURE 3 – FOURTH FLOOR ENCLOSED SPACE June 21, 2023 Item #1 Page 67 of 250 B1A CB CB A1 A1 A2 C1 CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B1 A1A1 B1 B2 B2B2 B2 B2B B4 A2 A2 B1 B2 A0 RAMP UP PL A N T E R RAMP UP ROOF AMENITY 2ROOF AMENITY 1 A0 B2A 5' DIA . TR A S H R M . A2AB2A STG STG STG STG STG STG STG STG STG 5' DIA . TR A S H R M . B3 A0 C1 STACKE D WASHER / D R Y E R FRONT L O A D 27" x 34 " FLOOR T R A Y O . D . 3 2 X 3 4 DW24"x24 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKE D WASHER / D R Y E R FRONT L O A D 27" x 34 " FLOOR T R A Y O . D . 3 2 X 3 4 DW24"x24 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END 39'-8" AA B B C 291'-10" 74 ' - 9 " 96 ' - 4 " 87'-10" 70 ' - 5 " 24 0 ' - 1 1 " 74 ' - 9 " 2' - 6 " 18 ' - 7 " 25'-2"37'-0" 49 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 46'-2" 290'-10" 6'-11"49'-0"65'-3"139'-0"30'-9" 45'-11"146'-11"36'-10" R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G Fr i d a y , J u l y 2 9 , 2 0 2 2 1 1 : 2 5 : 1 3 A M Scale DateJob No.07-29-20222021-109 HOPE AVENUE APARTMENTS CARLSBAD, CAWERMERS PROPERTIES NORTH 1"=20'-0"20' 40' 60'0 10' 1" = 20' A2.5Level 4RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 68 of 250 t::::'A W .E R M E R S \:::t::fl PROf:i·ERT I ES ' ' t.====.rn======-==--=--rr===-==--==--tF°~~~~ln ' L Architecture. Design . Relationships. FIGURE 4 – 50-FOOT FAÇADE SETBACKS June 21, 2023 Item #1 Page 69 of 250 A1 A1 A2 CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B2 B2 (B2) (B1) B1 A1A1 DOUBLEVOLUME DOUBLEVOLUME B1 B2B2 B2 B2B A2 A2 B2 A0 C1 B2 A0 5' DIA . A2 (B4) DOUBLEVOLUME B1A STG STG STG 5' DI A . TR A S H R M . B3 A0 C1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END 39'-8" A2 AA B B C (5) (6) STG STG STGSTG STG 0.5 STG 0.5 STG STG STG EXHAUST100 SQ. FT. EXHAUST88 SQ. FT. OFA 75 SQ. FT. TRASH RM. 291'-10" 74 ' - 9 " 96 ' - 4 " 87'-10" 70 ' - 5 " 24 0 ' - 1 1 " 74 ' - 9 " 2' - 6 " 18 ' - 7 " 254'-10"37'-0" 49 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 46'-2" 290'-7" 6'-11"49'-0"65'-3"138'-8"30'-9" R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G Th u r s d a y , S e p t e m b e r 0 8 , 2 0 2 2 4 : 5 7 : 4 1 P M Scale DateJob No.09-09-20222021-109 HOPE AVENUE APARTMENTS CARLSBAD, CAWERMERS PROPERTIES NORTH 1"=20'-0"20' 40' 60'0 10' 1" = 20' A2.3Level 2RESIDENTIAL BUILDING 48'-3"43'-4" 198.93 sf 36'-11"36'-11"49'-2 1/2" 267.89 sf 41'-4"37'-1/4" 222.88 sf 36 ' - 1 1 3 / 4 " 36 ' - 6 " 198.94 sf 36'-11"36'-4 3/4" 107.64 sf 30'-9 1/4" 142.21 sf 144.17 sf 376.85 sf 376.84 sf IMPACTED DWELLING UNITS: 39 TOTAL. LOSS OF SF = 8,944 SF MINIMUM 5' FACADE VARIATION FOR MAXIMUM 50' BUILDING LENGTH (APPLICABLE TO BUILDING FACADES VISIBLE FROM ANY PUBLIC STREET OR I-5 FREEWAY) 36'-7 1/4" 22 ' - 1 1 / 4 " 25'- 7 " 22 ' - 1 1 / 4 " 28'-10 1/2" 45'-4 3/4" 36 ' - 9 1 / 2 " 36 ' - 9 1 / 2 " 198.7 sf 50 FT FACADE SETBACK EXH-4 June 21, 2023 Item #1 Page 70 of 250 ,::;;). WERMERS ':tf/ PRO,P ERT I ES 1 / / / / ' I I r====~--===;r---' ~~ / / □ □ Architecture. Design. Relationships. Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov State Density Bonus Law IB-112 This Information Bulletin outlines the development allowances provided under Govt. Code §65915, commonly referred to as State Density Bonus Law. The bulletin is only intended to summarize many provisions of state law rather than cite them in total. The document has been updated to include recent bills amending §65915, including SB-290, which are effective Jan. 1, 2022. BACKGROUND State Density Bonus Law allows a developer to increase density on a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as much as 50%. In addition, qualifying applicants can also receive reductions in required development standards such as setbacks and height limits when those standards prevent the applicant from achieving the density allowed under state law. Other tools include reduced parking requirements for density bonus projects, including no parking requirements for certain project types. In exchange for increased density and reduced standards, a certain number of the new dwelling units within the proposed development project must be reserved for lower-income households, seniors or the other eligible projects as listed below. ELIGIBILITY Any housing development that proposes five or more units and incorporates at least one of the following is eligible for a density bonus. •At least 5% of the housing units are restricted to very low-income residents. •At least 10% of the housing units are restricted to low-income residents. •At least 10% of the housing units are restricted to moderate income residents in a for-sale development. •100% of the housing units (other than manager’s units) are restricted affordable with a maximum of 20% of the units being moderate). •At least 10% of the housing units are rent restricted at the very low-income level for transitional foster youth, disabled veterans, or homeless persons. •At least 20% of the housing units are for low income college students in housing dedicated for full-time students at accredited colleges. •The project donates at least one acre of land to the city for very low-income units, and the land has the appropriate permits and approvals and access to needed public facilities. •The project is a senior citizen housing development; in which case, no affordable units are required. •The project is a mobile home park that is age- restricted to senior citizens; in which case, no affordable units are required. AFFORDABILITY DURATION State density bonus law and the city’s Inclusionary Housing Ordinance, specifically §21.85.040, establish how long an affordable unit must stay affordable. Documents Referenced State Density Bonus Law; §65915 City Density Bonus Ordinance; §21.86 City Inclusionary Housing Ordinance; §21.85 City Growth Management Plan; GMP Land Use Review Application; P-1 Density Bonus Supplemental Checklist; P-1(H) SB-330 Housing Crisis Act; IB-132 Exhibit 7 June 21, 2023 Item #1 Page 71 of 250 {city of Carlsbad Informational Bulletin IB-112_State Density Bonus Law_Updated: 12/2021 Page 2 of 4 • Affordable rental units must be restricted at the targeted income level group for at least 55 years. • Affordable for-sale units must be restricted to the targeted income level group for at least 30 years. The time period starts after the initial sale of the affordable unit and shall remain affordable for the duration of the restriction or ownership units may be sold at a market price to other than targeted households provided that the sale shall result in an equity sharing agreement with the city. HOW DENSITY BONUS IS CALCULATED Step one is to calculate the project’s base density, which represents the number of dwelling units allowed under the city’s General Plan. Calculating base density under density bonus is similar to how the city calculates density for standard residential development projects, with the following exceptions: • Despite the city’s rounding requirements under CMC §21.53.230, state law requires that all density calculations resulting in any fractional units shall be rounded up to the next whole number. • While the city utilizes a “mid-range” density calculation for determining the allowable number of units on a property, state law requires that density bonus be calculated based upon the maximum density allowed under the city’s General Plan and zoning ordinance. • Pursuant to SB-330, the city is prohibited from enforcing caps on housing development. As such, the citywide and quadrant housing caps listed in the city’s Growth Management Plan (GMP) cannot be applied to new housing development projects. Refer to IB-132 for more information on SB-330 (State Housing Crisis Act). Step two is to calculate the project’s density bonus units, which represents the number of units allowed in addition to the base density units. These additional dwelling units are set on a sliding scale, based upon two primary factors: • The percentage of units in the project that will be set aside (reserved) as affordable; and, • The household income category of those affordable units (i.e., very low, low, or moderate income). Refer to the Density Bonus Table found in the city’s Density Bonus Supplemental Checklist Form P-1(H) for the density increases allowed for the previously listed eligible projects. Some important points to consider when calculating density bonus units. • Under state law, the base density must be used as the denominator when determining the percentage of affordable units in a development project; the city must exclude the units added by density bonus. • While state law requires that density calculations resulting in fractional units be rounded up, state law also requires that the percentage of affordable units on the site must equal or exceed the percentage established in the sliding scale. This means that any fractional percentage of units being reserved as affordable must be rounded down to the nearest whole number. THEORETICAL EXAMPLE Sometimes showing the math helps folks better understand how density bonus works. The following is a theoretical example on how these different density calculations are applied. EXAMPLE: A property is 1.003 net acres in size, with a zoning designation of R-15 (8 to 15 dwelling units per acre). This results in a maximum base density of 15.05 units for this site (1.003 acres multiplied by 15 units per acre), which rounds up to 16 units. The applicant proposes that two of the units will be reserved for low-income households. This results in 12.5% of the units that will be reserved for affordable housing (two affordable units divided by 16 base density units), which rounds down to 12%. Based on the sliding scale found in the Density Bonus Table Density Bonus Supplemental Checklist Form P-1(H), with 12% of the units reserved as affordable, the project’s base density can increase by 23% or 3.68 units (16 base density units multiplied by 23%), which rounds up to 4 density bonus units for a total of 20 units for the project. June 21, 2023 Item #1 Page 72 of 250 IB-112_State Density Bonus Law_Updated: 12/2021 Page 3 of 4 INCENTIVES AND CONCESSIONS In many cases, traditional development projects must be modified to comply with established design standards and other regulations. Concessions and incentives, as defined under state density bonus law, allow a developer to deviate from those design standards or regulations when modifying such regulations would provide “identifiable and actual cost reductions” to provide for affordable housing costs and rents. This requirement has been clarified in the recent court decision of Schreiber v. City of LA. The sections below reflect the holdings in that case. The number of incentives or concessions that can be requested by a developer varies by the amount and type of reserved affordable units being proposed, as reflected in the chart below. Percentages between these ranges are rounded down. For example, the sample project that reserved 12% of the units for low- income receives one incentive or concession. Income % of Reserved Units Very Low 5% 10% 15% 80% or more Low 10% 17% 24% 80% or more Moderate 10% 20% 30% 20% maximum Senior** n/a n/a n/a n/a Incentives 1 2 3 4* *To qualify for 4 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The remaining 20% may be reserved for moderate income households. ** Senior projects with no affordable housing are not entitled to incentives. As part of the request for incentives or concessions, the city requires applicants to provide reasonable documentation to show that any requested incentive will result in identifiable and actual cost reductions to provide for affordable housing costs or rents. The city must grant a requested incentive or concession unless it finds the following: • The concession or incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or rents. • Granting the concession or incentive would have a specific adverse impact on public health or safety or on property listed on the California historical register, which cannot be mitigated, or would be contrary to state or federal law. Under state law, a developer is entitled to incentives and concessions even without a request for a density bonus. WAIVERS Waivers are yet another form of assistance under state law, separate from concessions and incentives. A waiver is a reduction in development standards and other regulations when those requirements potentially make the construction of the project physically infeasible, if not approved. Under the law, the city is not permitted to apply any development standard which physically precludes the construction of the project at its permitted density and with the granted concessions or incentives. Development standards which have been waived or reduced utilizing this allowance typically include setback, lot coverage and open space requirements, and height limits. The city is not required to waive or reduce development standards that would cause a specific adverse impact on public health or safety and cannot be mitigated, would have an adverse impact on property listed on the California historical register, or would violate state or federal law. The waiver or reduction of a development standard does not count as an incentive or concession, and there is no limit on the number of development standard waivers that may be requested or granted. The developer provide reasonable documentation showing that the City’s standards would physically preclude the allowed densities and incentives. PARKING ALLOWANCES Despite the city’s parking requirements under CMC §21.44, the city may not require more than the following parking ratios for a density bonus project (including parking for persons with disabilities): Unit Type Required Parking Studio 1 space One Bedroom 1 space Two Bedroom 1.5 spaces Three Bedroom 1.5 spaces Four Bedroom 2.5 spaces State laws further limits parking requirements for specified projects as reflected below. • 0.5 spaces per unit for projects with at least 11% very low income, 20% lower income, or 40% moderate income, when located within ½ mile June 21, 2023 Item #1 Page 73 of 250 IB-112_State Density Bonus Law_Updated: 12/2021 Page 4 of 4 of accessible major transit stop, which in the city is the Carlsbad Station or Poinsettia Station. • No parking spaces are required for projects meeting the following: o 100% affordable to lower income residents, within ½ mile of a major transit stop. o 100% senior or special needs rental project affordable to lower income, either with paratransit service or within ½ mile of an accessible bus route that operates at least eight times per day o Rental supportive housing development that is 100% affordable to lower income households. All parking requirements may be satisfied by providing individual parking stalls or through tandem or uncovered parking, so long as the required stalls are provided onsite. Requesting these parking standards does not count as an incentive, concession, or waiver; however, an applicant may request further parking standard reductions using the incentive, concession, or waiver allowances. DENSITY BONUS APPLICATIONS The city’s Density Bonus Ordinance can be found in CMC §21.86 and applicants should follow the permit submittal requirements and processes set forth in Land Use Review Application (P-1). Pursuant to changes in state density bonus law that went into effective in 2019, the city developed a supplemental checklist outlining the information that must be submitted for a complete density bonus application; referred to as the Density Bonus Supplemental Checklist Form P-1(H). This includes project location, property description, project description, density calculations, and information on any requested incentives, concessions or, waivers proposed. Once a development application is determined to be complete, the city, under state law, will notify the applicant of the level of density bonus and parking ratio the development is eligible to receive. PROJECTS IN THE COASTAL ZONE When a density bonus project is proposed in the coastal zone, legislation that went into effect in 2019 struck a balance between the state goals of promoting housing and protecting the coast. Density bonuses, incentives, waivers, and parking reductions are to be permitted so that they are consistent with both density bonus law and the California Coastal Act. Granting of a density bonus or an incentive does not require a general plan, zoning, or local coastal plan amendment. YOUR OPTIONS FOR SERVICE To schedule an appointment or to learn more about this process, please contact the Planning Division at 760-602-4610 or via email at Planning@carlsbadca.gov. NOTE: State density bonus law is regularly updated and revised by the state legislature and the city may not be able to timely update this bulletin to reflect the most current provisions. Please refer to current state law (§65915 et seq.). June 21, 2023 Item #1 Page 74 of 250 Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov Inclusionary Housing Program IB-157 When housing prices spiked in the 1990s, many cities looked for ways to help make housing more affordable. One such tool that many jurisdictions implemented was INCLUSIONARY HOUSING REGULATIONS. Under these laws, developers are required to set aside a certain number of units within their residential development project and make them affordable to lower income households. As part of their inclusionary housing program, many cities also included provisions that allow developers to deviate from the strict adherence of the policy, so long as it is found that the alternative means of compliance meets the intent of the jurisdiction’s inclusionary housing policies, and is consistent with the housing affordability and fair housing choice goals specified in its long-range housing plan. This info-bulletin provides an overview of Carlsbad’s Inclusionary Housing Program and describes how it helps address affordable housing needs while advancing equitable development goals consistent with the city’s adopted Housing Element. NEED FOR LOCAL INCLUSIONARY HOUSING The state faces a serious housing problem that not only threatens its economic security, the lack of access to affordable housing can have a direct impact upon the health, safety, diversity, and welfare of Carlsbad residents. To retain a healthy livable environment and meet state mandated housing goals, more needs to be done to accommodate locally available and affordable housing stock. To help address this need, the city’s inclusionary housing ordinance, originally adopted in 1993, established the legal basis for requiring affordable (inclusionary) housing units in new residential development in the city. The law applies to all proposed development projects that include residential units and requires that a minimum of 15% of the units within a project be affordable to lower- income households. Since its implementation, the inclusionary housing ordinance has proven to be extremely effective. From 1995 to 2020, the city produced 19,026 housing units, of which roughly 13% were made affordable through this program. And it is anticipated that the city will generate over 500 additional affordable units over the next eight- year period. HOUSEHOLD INCOME & AFFORDABILITY We hear this a lot --- How do we make housing more affordable? The term “affordable housing” can be used to describe housing that receives some form of subsidy/restriction that forcibly keeps rents and mortgages low. It can also mean housing that’s naturally affordable simply because of market supply and demand. In order to make a meaningful difference in providing affordable housing, the solution should not be looked at as an “either-or” approach between privately produced housing and subsidized housing…it requires both. To help understand what qualifies as affordable, the U.S. Department of Housing and Urban Development (HUD) establishes income ranges for different household types, which they have grouped into five “income categories:” extremely low, very low, low, moderate and above- moderate household income. The household income for each of these categories is based on a percentage of the region’s Area Median Income or AMI. Carlsbad falls within the San Diego County region, which has an AMI of $95,100 (2021) per year for a four-person household. In comparison, the city’s actual median income is closer to $108,000, but under state law the city must use the county AMI. To help illustrate, the table below shows the income levels for a family of four. Exhibit 8 June 21, 2023 Item #1 Page 75 of 250 {city of Carlsbad Informational Bulletin F SALE Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022) Income Category % of AMI Household Income1,2 Extremely Low <30% <$28,500 Very Low 30 - 50% $28,500 - $47,600 Low 51 - 80% $47,600 - $76,000 Moderate 81 - 120% $77,000 - $114,100 Above Moderate >120%>114,100 1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded. For housing costs to be considered affordable, a family’s monthly rent/mortgage payment should not exceed 30% of the gross annual household income of any given income category. So, a low-income family of four with a gross annual income of $55,000 should pay no more than $1,375 per month for housing. For a rental unit, total housing costs include the monthly rent payment as well as consideration for a utility allowance. With for-sale units, total housing costs include the mortgage payment, homeowner association dues, property taxes, mortgage insurance and any other related assessments. To learn more about HCD and housing, please see our Info-Bulletin: Carlsbad Housing Plan (IB-137). INCLUSIONARY HOUSING REQUIREMENTS The city’s Inclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in 1993, and established the legal basis for requiring inclusionary housing in new residential development in the city. The following provides a summary of key standards required under the ordinance for new residential development in the city. Number of units required •All residential development projects proposing seven or more housing units are required to provide at least 15% of the total units (including density bonus units) to be restricted for low-income households. For projects proposing six or fewer units, refer to Alternative #1 under the “Alternative Means of Compliance” section of this info-bulletin. •Inclusionary unit requirements apply to all residential development projects (rental or for-sale product), including mixed-use projects. •When calculating, fractional units ≥0.5 must be rounded up to the next whole number. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit residential development by reserving 15% of the units for low- income households, or 17 units (112 X 0.15 = 16.8, rounded up to 17). The remaining 95 units (112 units minus 17) may be sold at market rate. Duration units protected •Inclusionary rental units shall remain restricted and affordable to the designated income group for not less than 55 years. •Inclusionary for-sale units shall remain restricted and affordable to the designated income group for not less than 30 years. Development standards •Inclusionary units should be located throughout the development rather than clustered in one area. •The inclusionary units must be indistinguishable from the market-rate units in the development, at least outwardly. •The inclusionary units must be constructed prior to or concurrent with development of the market-rate units, and prior to final building permit approval of the market-rate units. •Residents of the inclusionary units must have access to the same amenities – such as pool, fitness center and parking – as residents of the market-rate units. •The inclusionary units must include a similar mix and number of bedrooms as the market-rate units. •When ten or more inclusionary units are required, at least ten percent of those required units must provide at least three bedrooms. •To the extent possible, projects using for-sale units to satisfy inclusionary requirements shall be designed to be compatible with conventional mortgage financing programs. June 21, 2023 Item #1 Page 76 of 250 .. ,---~ .. Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6 ALTERNATIVE MEANS OF COMPLIANCE The city understands that various constraints may frustrate a developer’s ability to meet the strict letter of the city’s inclusionary housing regulations. As such, the ordinance allows for the City Council to authorize “alternative means of compliance” when it is found that the alternative meets the intent of the city’s Inclusionary Housing Ordinance (CMC §21.85) and the goals and policies of the city’s 2021-2029 Housing Element. Council Policy Statement No. 57 (Policy 57) lists those alternatives that have been found to meet the intent of the city inclusionary code and help address its affordable housing needs. These alternative means of compliance are summarized in the sections below, but please refer to Policy 57 for the specific requirements. Alternative #1: Payment of in-lieu fee Rather than constructing the inclusionary unit as part of the development project, applicants proposing ≤six units may instead pay a fee. •$8,529 for a new single-family detached home •$15 per square foot of net building area for each proposed market-rate unit. The rates above are effective 2022. Please check the city’s Fee Schedule for the most current rates. “Net building area” means the aggregate gross floor area of all the unrestricted dwelling units within a development, excluding areas outside the dwelling unit’s habitable space such as garages, carports, parking areas, porches, patios, open space, and excluding common areas such as lobbies, common hallways, stairways, elevators and equipment spaces. Collected in-lieu fees are deposited into the city’s Housing Trust Fund, and applied towards the furthering of the city’s affordable housing needs pursuant to Council Policy Statement No. 90 (Policy 90). Alternative #2: Varying housing affordability In addition to providing more housing available for low income families, the city also recognizes a need to increase housing stock for other targeted and needed housing affordability levels such as moderate, very low- and extremely low-income households. As such, so long as the total average gross income restriction for the required inclusionary units does not exceed 80% of the AMI, the makeup of the inclusionary units can be comprised on any combination of income categories. Alternative #3: Increases in residential density While not specific to the city’s inclusionary housing ordinance, sometimes there is a request from a property owner to increase their residential density above what is authorized under the city’s current land use plans. In exchange for the increased density, the city will require that any future development on the site meet the following additional inclusionary housing requirements. •At least 20% of the total residential units are restricted for low-income households; or, •A least 15% of the total residential units are restricted for low-income households and an additional 10% are restricted for moderate-income households; or, •At least 15% of the total residential units are restricted for very low-income households. June 21, 2023 Item #1 Page 77 of 250 Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022) This has been applied to properties that received an increase in residential density as part of the 2015 General Plan update and the 2021-29 Housing Element. Alternative #4: Reduction credit Residential development (for-sale or rental product) can reduce its inclusionary housing obligations from 15% to 12.5%, under the following conditions. • All affordable units must be made available to very low- or extremely low-income households. • Affordable units are located on the same site as the market-rate units. • No financial assistance from the city is provided. • Example: “A 78-unit residential development is proposed, which requires that 15% of the units be reserved for low-income (12 units). If the developer voluntarily agrees to make inclusionary units available to very low-income households, then the developer may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement. Alternative #5: Use of accessory dwelling units Pursuant to CMC §21.85.070.B, construction of up to 15 accessory dwelling units (ADU) can be used to satisfy inclusionary housing requirements. Refer to our info- bulletin on ADUs (IB-111) for additional information. The standards below provide additional specifications for when this allowance can be used. • The project proposes ≥200 residential detached dwelling units. • The ADU may be an attached or detached product type (Junior ADU prohibited) . • The ADUs shall have an affordability term (≤80% AMI with rents ≤70% AMI) of at least 30 years. Notwithstanding the above, for projects proposing ≤six units, the in-lieu fee may be waived if a detached or attached ADU or Junior ADU is constructed concurrent with construction of the market-rate unit, deed restricted for low-income households for 30-years, and occupied by income-qualified families. Alternative #6: Off-site construction Circumstances may arise in which the public interest would be better served by allowing some or all of the required inclusionary units to be developed at an alternative site. This is referred to as a “Combined Inclusionary Housing Project” or “Combined Project.” To qualify, the following requirements must be met. • The inclusionary calculation requirements shall be based on the total number of market-rate units to be provided, as opposed to the total number of residential units in the project. See example below. Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the units for low-income households off-site. This leaves 85% of the units for market rate, for a total residential unit count of 132 units (112 ÷ 0.85 = 131.8, rounded to 132). Using the total residential unit count, the number of inclusionary units required is 20 (132 X 0.15 = 19.8, rounded to 20). • The decision-making authority of the permit application may approve a Combined Project subject to the following findings. o The site has not or will not receive a density increase or density bonus. o Site conditions make it physically infeasible to accommodate the inclusionary units on-site. o Significant price and product type disparities make it financially infeasible to accommodate the inclusionary units on-site. o There is a documented lack of development capacity to deliver affordable housing on-site. o The off-site option provides greater financial feasibility/cost effectiveness than the on-site. o The off-site option provides better access to jobs, schools, transit, and services. o The off-site option supports housing goals and policies in the city’s Housing Element. June 21, 2023 Item #1 Page 78 of 250 Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6 Notwithstanding, the City Council shall retain final permit approval authority, including approval of the Affordable Housing Agreement, on any Combined Project that requires financial assistance from the city. Alternative #7: Inclusionary housing credit bank For projects that build inclusionary units in excess of code requirements, and where the city is financially participating in the project, the city can sell those excess units in the form of credits to other developers to satisfy their inclusionary requirement. The proceeds from the credit sales are deposited into the city’s Housing Trust Fund and redistributed pursuant to Policy 90. • Bank Creation. The City Council may approve the creation of an inclusionary housing credit bank, subject to the following findings. o The inclusionary units are in excess of the minimum number of units required under the city’s Inclusionary Housing Ordinance; or o The inclusionary units are part of a 100% affordable housing project; and o The inclusionary units are constructed and received final inspection; and o The city financially contributed to the construction of the project. • Credit Purchase Eligibility. Projects proposing more than seven, but no more than 50 residential units are eligible to purchase credits. • Credit Price. The price for each inclusionary unit shall be determined by dividing the city’s financial contribution by the total number excess inclusionary units, subject to annual CPI adjustments. • Credit Bank. Applicants must pay the credit price of available credits from the oldest established inclusionary housing bank that is located within the same city quadrant in which the market-rate units are located, or if none available, sites which are contiguous to the quadrant in which the units are proposed. • Credit Purchase Ratio – The amount of credits to be purchased shall be based on the following. o 7 to 20 units: 1.0 credit/inclusionary unit o 21 to 35 units: 1.5 credits/inclusionary unit o 36 to 50 units: 2.0 credits/inclusionary unit • Credit Purchase Approval. The decision-making authority of the development project is authorized to approve credit purchases, so long as the findings below are met. Should a request to purchase credits occur after discretionary approval, the Community Development Director or the Housing & Homeless Services Director shall have the authority to approve credits, subject to the same findings. o The project site is located within the same Growth Management Plan quadrant that the housing credit is located, or if nonavailable, sites which are contiguous (share a common boarder) with the quadrant in which the units are proposed. o Sufficient housing credits available to purchase. • Credit Price Payment. Payment of credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. If the project entitlements expire, credits will be made available to another eligible project(s). June 21, 2023 Item #1 Page 79 of 250 ~ FOR SALE Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022) Alternatives not listed, but may be considered The City Council may approve other alternatives means of compliance not listed in Policy 57 when evidence is provided that the alternative helps achieve relevant Housing Element policies and goals and assists the city in meeting its state housing requirements. As part of the City Council’s consideration, the applicant must also show why compliance with current inclusionary housing regulations would be infeasible or present unreasonable hardship in light of such factors as project size, site constraints, market competition, price and product type disparity, available financial subsidies, and approved alternatives listed in Policy 57. AFFORDABLE HOUSING AGREEMENTS An Affordable Housing Agreement (AHA) is a legally binding agreement between the developer and the city to ensure that the inclusionary requirements of a residential development are satisfied. CMC §21.85.140 provides the specific requirements of the AHA, but the more significant components are listed below. • A project condition shall be added to projects subject to the inclusionary ordinance and Policy 57 requiring that an AHA be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever is first. • Among other items, the AHA must include the number of required inclusionary units, the unit sizes, location, affordability tenure, required findings, terms and conditions of affordability and unit production schedule. • The AHA and all relevant terms and conditions shall be recorded against the entire development. • The AHA shall bind all future owners and successors in interest for the term of years specified therein. APPROVAL AUTHORITY The approval authority for the development project subject to these standards is as follows: • The decision-making authority for the underlying permit application(s) shall have the authority to approve projects found consistent with Policy 57. • Development projects that propose an alternative means of compliance that is not specifically provided for in the CMC or Policy 57 shall be considered by the Housing Commission for a recommendation to the City Council. • Approval authority of the AHA is as follows: o AHA that are consistent with CMC §21.85 and Policy 57 and do not request financial assistance from the city shall first be considered by the Affordable Housing Policy Team for a recommendation to the H&HS Director. o Affordable Housing Agreements that propose a deviation(s) to Policy 57 or request financial assistance shall first be considered by the Affordable Housing Policy Team and Housing Commission for a recommendation to the City Council, which has the authority to issue final approval of the alternative. YOUR OPTIONS FOR SERVICE To schedule an appointment or to learn more about this program, please contact the Planning Division at 442-339- 2600 or via email at Planning@carlsbadca.gov or the Housing & Homeless Services Department at 442-339- 4721 or via email at Housing@carlsbadca.gov. June 21, 2023 Item #1 Page 80 of 250 City Council POLICY STATEMENT Policy No. Date Issued 57 3-22-22 Resolution No. 2022-078 Subject: lnclusionary Housing Ordinance-Alternative Means of Compliance Purpose Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets forth the City Council's abHityto make available certain allowances and provisions for development applications that would result in meeting the city's affordable housing needs. To assist in achieving this end, the City Council developed this policy to provide alternatives means of compliance for meeting the city's growing affordable housing needs. The provisions contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58 (Sale of Affordable Housing Credits)i and Policy No. 68 (lnclusionary Housing Incentive Credit Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then subsequently rescinded to have a single City Council Policy that administers the inclusionary housing program. Background The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April 1993 and established the legal basis for requiring inclusionary housing in new residential development in the city. Under the program, all residential developments are required to . comply with the code, projects with seven or more units are required to restrict 15 percent of the total number of homes as affordable to lower income households. This obligation is fulfilled through construction of rental or ownership units, or through other alternative means of compliance. Statement of policy It is the policy of the City Council that the following Alternative Means of Compliance satisfy the intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4, and Housing Element Policies 10-P.13 and 10-P.35. 1. In-Lieu Fee Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may satisfy their affordable housing obligation through payment of inclusionary housing in-lieu fees. As an alternative for property owners who are constructing one single-family residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior Accessory Dwelling Unit may be constructed concurrent with construction of the market rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent qualified low-income households for 30-years. 2.lndusionary Affordability Requirement and Credit Adjustment Exhibit 9 June 21, 2023 Item #1 Page 81 of 250 June 21, 2023 Item #1 Page 82 of 250 City Council Policy Statement March 22, 2022 Page 2 CMC §21.85.030.B states that not less than 15% of the total units in a residential development of seven or more units shall be restricted to "lower-income households." Household income qualification is defined as 80% or below of the area median income for San Diego County. The affordability is set at the 70% income level for renta I households and 80% for ownership units. To assist the city in providing housing at varying affordability levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the following options for satisfying the inclusionary ordinance: a. At least 15% of the total units are restricted for low-income households (default requirement as defined in CMC §21.85.020); or, b. At least 15% of the total units are restricted at any combination of income categories (e.g., moderate, low, very low, and/or extremely low-income) as long as the total average gross income restriction does not exceed 80% of the area median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development (affordable housing levels are defined in CMC §21.85.020); or, c. A residential development can receive an incentive credit of 1.2 per inclusionary unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1, under the following conditions. 1. All affordable units must be made available to very low or extremely low- income households, or combination thereof. 2. The units are located on the same site as the market-rate units. 3. No financial assistance from the city is required. 3. Use of Accessory Dwelling Units Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling units (ADU) to satisfy their inclusionary requirements. The standards below provide additional specifications for when this allowance can be used. a. The project proposes 200 or more residential detached units; and, b. The ADUs are an attached or detached housing product type; and, c. The ADU shall have an affordability term (low-income) of at least 30 years; and, 1 Example. An applicant proposes a 78-unit residential development, which requires that 15% of the units be reserved for low- income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78- unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%. June 21, 2023 Item #1 Page 83 of 250 City Council Policy Statement March 22, 2022 Page 3 d. The property owner shall be required to income qualify the tenant under 80% of the area median income for San Diego County and restrict rents to not exceed the affordable rent for 70% of the area median income for the unit size. Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements on a single lot to be developed with one single-family residence. 4. Combined lnclusionary Housing (Off-Site Compliance) Circumstances may arise in which the public interest would be better served by allowing some or all inclusionary units associated with a proposed residential development project to be produced and operated at an alternate off-site(s) location. This alternative is described as a "Combined lnclusionary Housing Project" or "Combined Project." a. lnclusionary Housing Calculation The inclusionary housing calculation requirement shall be based on 15% of the total number of market-rate units to be provided on-site and the inclusionary/affordable units to be provided off-site.2 b. Required Findings Consistent with CMC §21.85.080.B, the City Council delegates approval authority of any proposed Combined Projects to the decision-making authority of the proposed development project so long as the findings below are met. Notwithstanding, the City Council shall retain final approval authority of the Affordable Housing Agreement on any Combined Project that requires financial assistance from the city. The findings below shall be included as part of the Affordable Housing Agreement decision documents. 1. The site has not or will not receive a density increase or density bonus to increase the number of total residential units permitted on the master development site. 2. Site conditions make it physically infeasible to accommodate the inclusionary units on-site. 3. Significant price and product type disparities make it financially infeasible to accommodate the indusionary units on-site. 2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If 85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132 units (112 f-0.85 = 131.8, rounded up to 132). Using the new total residential unit count of 132 units the total number of indusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17 .85%). June 21, 2023 Item #1 Page 84 of 250 City Council Policy Statement March 22, 2022 Page 4 4. There is a documented lack of development capacity to deliver affordable housing on-site. 5. The off-site option provides greater financial feasibility and cost ·effectiveness _ than the on-site alternative. 6. The off-site option provides better access to jobs, schools, transit, and services. 7. The off-site option supports affordable housing goals and policies as expressed in the city's Housing Element. 5. lnclusionary Housing Credit Purchase Program In certain circumstances, it may be in the city's best interest to financially invest in projects or ventures that further increase the availability and overall number of affordable housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed the final requirement for a project may, subject to City Council approval in the affordable housing agreement, be utilized by a developer to satisfy other inclusionary requirements for which it is obligated or market the units to other developers as a combined project subject to the requirements of Section 21.85.080. a. Affordable Housing Credit Bank-Establishment 1. Bank Establishment Consistent with §21.85.090, this policy authorizes the establishment of an affordable housing credit bank where affordable units that are constructed in excess of inclusionary requirements can be purchased from the city by qualifying developers to satisfy their re·spective _incl usionary housing requirements. The City Council shall approve the creation of an affordable housing credit bank, subject to the following findings. i. The affordable units intended for purchase are in excess of the minimum number of units required under the city's lnclusionary Housing Ordinance; or ii. The affordable units intended for purchase a re part of a 100% affordable housing project; and iii. The affordable excess units are constructed and received final inspection; and iv. The city financially contributed to the construction of the affordable housing project that the affordable excess units are a part. This policy does not authorize a developer to sell excess affordable units that June 21, 2023 Item #1 Page 85 of 250 City Council Policy Statement March 22, 2022 Page 5 are constructed without city financial assistance. However, developers may pursue approval for such an action, consistent with CMC §21.85.090 and Section 6 of this policy. 2. Credit Pricing The price for each unit (credit) shall be determined by dividing the "local financial contribution" by the total number of affordable units that are in excess of inclusionary requirements. The local (city's) financial contribution shall consist of all city financial assistance . provided to the project (e.g., loans, expenditures, hard/soft costs, and accrued interest). The credit price shall be adjusted annually by the Consumer Price Index (CPI) and set by the City Council as part of their annual approval of the Master Fee Schedule. b. Affordable Housing Credit Bank -Administration 1. Project Eligibility Projects proposing more than seven, but no more than 50 residential units are eligible to purchase affordable housing credits to satisfy their inclusionary housing requirements. Projects greater than 50 residential units may pursue approval of eligibility to purchase affordable housing credits consistent with CMC §21.85.070 and Section 6 of this policy. 2. Credit Purchase Ratio The amount of credits to be purchased shall be based on the following scale. i. 7 to 20 units -1.0 credit for each required inclusionary unit ii. 21 to 35 units -1.5 credits for each required inclusionary unit iii. 36 to 50 units -2.0 credits for each required inclusionary unit 3. Credit Purchase Findings Authority to approve a credit purchase from an established affordable housing credit bank shall be given to the decision-making authority of the proposed development perm it, so long as the findings below are met. Shou Id a request to purchase credits occur after discretionary approval, the Community Development Director and the Housing & Homeless Services Director shall have the authority to approve credits, subject to the findings below. If the findings can be made, the Community Development Director, or designee shall determine via a substantial compliance determination that the credit purchase satisfies the project condition to construct the inclusionary unit, without the need to process an amendment to the permit. June 21, 2023 Item #1 Page 86 of 250 City Council Policy Statement March 22, 2022 Page 6 i. The affordable housing credit bank project site is located in the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed; and, ii. There are sufficient housing credits available to purchase. 4. Proximity to Bank CMC §21.85.080 states that the credit purchase must be from an affordable housing credit bank that is within the same city quadrant, or contiguous quadrant in which the proposed market-rate units are proposed. This policy shall clarify that "contiguous" includes quadrants that share a common border (e.g., the northeast and southwest quadrants are considered contiguous to the northwest quadrant because they share a common border). 5. Credit Payment Considering how credit pricing is established (Section 5.a.2), it is anticipated that the credit purchase price will vary. As such, applicants must pay the credit price of available credits from the oldest affordable housing credit bank project that is located within the same city quadrant in which the market-rate units are located, or is contiguous to the quadrant in which the market-rate units are proposed. Funds from housing credit deposits/purchases shall be deposited to the Housing Trust Fund. i. Payment of housing credit purchases shall be due prior to recordation of the final map or issuance of a building permit, in situations where the project does not include a subdivision. ii. Payments shall be deposited to the Housing Trust Fund pursuant to Council Policy No. 90. iii. If the project entitlements or above-mentioned due dates expire, the credits will be made available to another project{s), subject to this process. 6. Other Alternative Means of Compliance not Specified The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not authorized by this policy where the proposed alternative supports specific housing element policies and goals and assists the city in meeting its state housing requirements. Alternatives may include, but are not limited to, acquisition and rehabilitation of affordable units, conversion of existing market-rate units to affordable units, construction of special needs housing projects or programs (e.g., shelters, transitional housing}, the June 21, 2023 Item #1 Page 87 of 250 City Council Policy Statement March 22, 2022 Page 7 construction of accessory dwelling units, or the purchase of housing credits for projects greater than 50 residential units. 7. Approval Authority Approval authority for development projects subject to this policy is as follows: a. The decision-making authority for the underlying permit application(s) shall have the authority to consider and approve projects found consistent with this policy; this includes consideration and approval ofthe findings for Combined lnclusionary Housing Projects (Section 5.b.3). b. Development projects that propose an alternative means of compliance that is not consistent with this policy shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. c. A project condition shall be added to all projects subject to this policy requiring that an Affordable Housing Agreement, consistent with §21.85.140, be reviewed, approved, and recorded prior to Final Map or issuance of building permits, whichever comes first. Approval authority ofthe Affordable Housing Agreement is as follows: 1. Affordable Housing Agreements that are consistent with §21.85 and this policy and do not request financial assistance from the city shall be considered for approval by the Housing and Homeless Services Director, after review and recommendation of the Affordable Housing Policy Team. 2. Affordable Housing Agreements that propose a deviation(s) to this policy or include a request for financial assistance shall be considered by the City Council, after review and recommendation of the Affordable Housing Policy Team and the Housing Commission. Related Policy a. Policy No. 90 HOPE APARTMENTS PROJECT OUTREACH REPORT October 13, 2022 City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 ATTN: Shannon Harker SUBJECT: Project Outreach Report for The Hope Apartments Project – Project No. CT 2022-0001/SDP 2022-0006 (DEV2022-0030) Wermers Properties conducted an Enhanced Stakeholder Outreach Program for the Hope Apartments Project (CT 2022-0001/SDP 2022-0006 (DEV2022-0030)) in conformance with Carlsbad Council Policy No. 84, Development Project Public Involvement Policy. REQUIREMENTS The Guidance on Development Project Involvement (P-21) document was written by the City of Carlsbad to assist Applicants in compliance with Policy 84. The P-21 document was utilized as guidance for the public outreach efforts of the Hope Apartments project. As stated in the P-21 document, the proposed project is required to comply with the requirements of both “Part A – Notice of Project Application” as well as “Part B – Enhanced Stakeholder Outreach”. Those requirements are: •PART A o Mail notice of project application to affected stakeholders o Post notice of project application on project site o Submit posting sign/mailing notice certification to City Planning •PART B o Notice and conduct public outreach: public meeting o Submit public outreach report to City Planning o Report reviewed and accepted by project planner PART A – NOTICE OF PROJECT APPLICATION Council Policy No. 84 requires that every development project that requires a permit or other approval by the Planning Commission or City Council implement a Notice of Project Application Process. The proposed Hope Apartments project includes permits for a Site Development Plan and Tentative Tract Map that require Planning Commission and City Council approval and is, therefore, required to comply with the provisions of the policy. MAIL NOTICE OF PROJECT APPLICATION TO AFFECTED STAKEHOLDERS As a qualifying project, the Hope Apartments project produced a radius map with a 600’ radius and a list of all property owners within that radius, according to the latest San Diego County equalized assessment rolls. A draft Notice of Project Application was created in accordance with the P-21 guidance and submitted to the Project Planner for approval. Once the draft was approved, the final Notice of Project Application was mailed to the property owners within the noticing radius on June 15, 2022. A copy of the Certification of Exhibit 10 June 21, 2023 Item #1 Page 88 of 250 PROJECT NOTICE SIGN The P-21 guidance states that the proposed project must physically post a Notice of Project Application sign on the project site at the most publicly visible portion of the site. A proof of the sign to be posted was submitted to the Project Planner for approval and once the draft was finalized, the sign was posted on the project site near the intersection of Grand Avenue and Hope Avenue, as the closest and most visible location to where the future residential building would be built. In response to a request made by a member of the public and by the Project Planner, an additional sign was created and posted near the southeastern corner of the site along Carlsbad Village Drive. CERTIFICATIONS The Certification of Notice of Project Application Mailing and Sign Posting proves that the noticing and posting of signage were completed. The certification includes copies of the Notice of Project Application, the Occupant List and Radius Map, proof of the Project Notice Sign and photos of the posting of the sign. The certification for this project was sent to, and was approved by, the Project Planner. It is included as Appendix A to this report. June 21, 2023 Item #1 Page 89 of 250 I / I / PART B – ENHANCED STAKEHOLDER OUTREACH In addition to the Part A - Notice of Project Application requirements outlined above, applicants of certain types of larger development projects must also conduct an Enhanced Stakeholder Outreach Program. This process goes beyond informing stakeholders about proposed projects to engaging the public about the specific details of a project. The proposed Hope Apartments project qualifies for the Enhanced Stakeholder Outreach requirements because the project is a “residential development consisting of 50 or more residential lots or residential units”. The City recognizes that a one-size-fits-all approach doesn’t work for all projects and gives applicants options for how to engage stakeholders in a discussion on their projects. The City also encourages face-to-face meetings or open houses on or near the project site as the recommended method of engagement. Therefore, the Hope Apartments project conducted a Community Outreach Meeting that combined both a presentation and open house style format. PUBLIC OUTREACH EVENT The Community Outreach Meeting was held on Monday, August 29, 2022 at 6:00 p.m. at the Lofts Retail space located at 1040 Carlsbad Village Drive Suite #104, which is located adjacent to the proposed project site. All public outreach information/materials were prepared as required by the P-21 guidance and was approved by the Project Planner prior to being mailed or presented in the meeting. Notices (see Appendix B) of the meeting were mailed 10 days in advance to 132 property owners within 600 feet of the project site as well as emailed to five other persons requesting information about the project. Seven neighbors and other stakeholders attended the meeting but only four of the attendees signed-in on the project sign-in sheet (see Appendix C). After a few brief introductory comments and explanation of the meeting’s purpose and format and a request to fill out comment cards, the project representatives, Austin Wermers and Patrick Zabrocki, gave an overview of the project and reviewed the project site plan and renderings. Following the presentation, there were several questions and comments regarding the proposed project which were answered by the project team in a group setting. Following the presentation and group discussion, attendees individually reviewed the project plans and renderings and had conversations with the project representatives. The meeting was adjourned at approximately 7:20 p.m. It should be noted that no project comment cards were filled out at the Community Outreach Meeting. Additionally, in case members of the public arrived late, a sign was posted on the door in the suite that the meeting took place with instructions to comment on the project (Appendix D). A copy of the presentation performed at the meeting is included as Appendix E. Photos of the meeting are shown in Appendix F. The question/comments and responses received at the meeting are summarized below. Questions/Comments Received at the Outreach Meeting: 1.There is too much traffic in Carlsbad and this is going to make it worse. We don’t want the building. Response: Comment noted. Traffic impacts are relatively small as we are replacing the existing traffic generated from the Carlsbad Village Inn and three residential units. A traffic analysis is being prepared for the project to better define the vehicular generation by the project. 2.Is there a way to make the renderings reflect the actual sizes of the landscaping proposed? Response: Once the design is finalized, the renderings will more accurately depict the details of the vegetation included in the proposed project. However, keep in mind the renderings depict the mature June 21, 2023 Item #1 Page 90 of 250 version of the project, not as it looks when it is first built. 3.Although I am not against the overall size and building design, I am adamantly opposed to the proposed architecture. Response: In working with the City through the review process and designing the architecture to be complimentary to recent project in the Village, we will evaluate the implications of changing the architecture style on the project. 4.I want to see the project use Spanish Revival or Craftsman styles to better reflect what the City is going to do with the City’s Village Barrio Design Review Committee. Response: Comment noted. Although the new design committee has yet to release draft standards, we encourage feedback on ways to improve the architecture of the proposed project. 5.Some architectural suggestions include adding splashes of color, bollard lights, and varied patio railings. Response: Comment noted and we will consider these suggestions in future revisions as we proceed through the review process. 6.How many parking spaces will there be? We feel like there is going to be a parking issue and too many cars on the street. Response: The City and State Density Bonus Law requires that a minimum of 78 parking spaces are required for this project. However, the project proposes a total of 276 parking spaces will be provided (excess of 198). There will be 270 located in an underground parking area and 6 spaces dedicated for leasing that are located along the driveway in front of the leasing center. Therefore, we feel that there will be ample parking for this project and surrounding area. 7.Could it be possible to utilize the parking lots of the Extended Stay hotel for overflow parking? Response: See response to comment #6. Therefore, there would be no need to partner with the hotel for parking. 8.How can you be held accountable to the materials you propose? Response: As the developer that will actually be constructing the project, we will only propose what we can and will build. There may be slight modifications after the project is approved by the City Council but those changes are typically related to the availability of materials in the marketplace or other external forces out of our control. 9.There are issues with the substantial conformance review with the City and what has been proposed on other projects is not what gets built. Response: Comment noted. See response to comment #8. 10.I don’t feel that this fits the style of “Modern Coastal”. Response: Comment noted. However, we have retained a highly-renowned architectural firm to design this building in the Modern Coastal style according to current industry styling and feedback from the City. We are open to suggestions to for style modifications for consideration. 11.We don’t feel that the City listens to us. Response: Comment noted. We have been working closely with the City and feel they are receptive to public input. As City staff have heavy workloads, we encourage you to continue to reach out to them with your June 21, 2023 Item #1 Page 91 of 250 concerns. 12.It seems like the City changes everything and will allow developer to do what they want. Response: Comment noted. The City has a robust review process to ensure projects comply with the abundant development requirement. Although the State Density Bonus Law allows for slight deviations from some development standards if strict affordability parameters are met, developers are held to a high standard in the City of Carlsbad. 13.Traffic and parking is an issue here. Response: Comment noted. A traffic analysis is being prepared in compliance with the City requirements for this project. See response to comment #6 regarding parking. 14.There should be more than 15% landscaping. Response: Comment noted. We are doing our best to include as much landscaping as possible while meeting the City’s landscaping requirements. 15.I have experienced the negative changes in the Oceanside and Pacific Beach communities over the years and do not want to see that happening here. Response: Comment noted. We understand the sentiment and we are doing our best to create a development that not only meets the City and State requirements but will be a positive addition to the community. If there are specific items of concern with this project, we encourage you to follow up with us about those. 16.I think it would look better if you change the window sizes and plate heights. Response: Comment noted. We will examine the window sizes and plate heights and take your comment into consideration. 17.Nobody wants the Carl’s Jr. to stay. Can you replace it with better retail or restaurant? Response: Comment noted. Carl’s Jr. has recently undergone upgrades and is the commercial component of this mixed-use project. We anticipate that our work on the Hope Apartments will create an enhanced experience for this area. 18.The architecture doesn’t meet what the city plans to do for the new design guidelines. Response: Comment notes. Please see response to comment #4. 19.Will there be solar? Response: Yes. There will be rooftop solar panels in compliance with the City and State regulations. 20.Will there be charging stations? Response: Yes, there will be a total of 28 EVSE ready parking spaces with 14 of those ready to use and 14 more that will have the infrastructure to build out at a later time, as required by City and State regulations. 21.Street parking is going to be an issue. Response: Comment noted. Please see response to comment #6. June 21, 2023 Item #1 Page 92 of 250 22.Why is the Carl’s Jr. a part of the project? Why not make better retail a part of your building? Response: Please see response to Comment #17. 23.Are these going to be for sale or rent? Response: These will be for rent. 24.Thank you for providing housing and affordable housing. Response: You are welcome. As many people know, we are currently in a housing crisis like we have never seen before. The biggest driving factor of that crisis is simply the availability of a place for residents to call home. Although it is a large and regional problem, we are proud that this project can play a part in the solution. 25.Why don’t you buy the building next door and build a park? Response: Unfortunately, that is not a part of this project or in our future plans. 26.Where does the project start and stop? Response: The project includes the southwestern area from the corner of Hope and Carlsbad Village Drive, along Hope Avenue to the north to the intersection of Hope Avenue with Grand Avenue and then east along Grand Avenue (as shown on the map provided in the outreach materials). 27.Can Carl’s Jr go away? Response: Please see response to comment #17. 28.This architecture doesn’t represent Carlsbad. Response: Comment noted. Please see responses to comments #10 and #18. 29.Will Hope be removed? Response: No, Hope Avenue will be preserved. 30.Hope Avenue and Grand Avenue are not safe. Can you improve them? Response: Comment noted. The project includes improvements along Grand Avenue and the southeastern corner of the Hope Avenue and Grand Avenue intersection. Additionally, the project proposes to make pedestrian access improvements to the sidewalk at the northeastern corner of Hope Avenue and Grand Avenue. SUMMARY OF INPUT/CORRESPONDENCE Members of the public who received public notices or observed the notice signs and contacted either the Applicant or the Project Planner are summarized in Table 1: Summary of Correspondence. Although no phone calls were received, copies of all emails that correspond to the information in Table 1 are provided in Appendix G. June 21, 2023 Item #1 Page 93 of 250 TABLE 1: SUMMARY OF CORRESPONDENCE STAKEHOLDER DATE SENT BY SUBJECT Arti Thumar 7/20/22 Thumar Making the intersection of Hope and Grand a 4-way stop sign instead of 2. 07/20/22 City Response to comments 08/19/22 Wermers Invitation to Outreach Meeting Carolyn Watson 09/13/22 Wermers Follow up to Outreach Meeting Charmaine Lillestrand 07/12/22 Lillestrand Traffic through Hope Ave 07/15/22 Wermers Response to comments 08/19/22 Wermers Invitation to Outreach Meeting Eric Zielke 07/02/22 Zielke Comments: Roundabout, safety/good pedestrian experience at Hope/Grand intersection. 07/12/22 Wermers Response to comments. 08/19/22 Wermers Invitation to Outreach Meeting 09/02/22 Zielke Request for summary of Outreach Meeting 09/09/22 Wermers Provide summary/materials of Outreach Meeting Imagine Carlsbad 07/05/22 Imagine Carlsbad Architectural Comments (letter sent via Shannon) 07/15/22 Wermers Response to comments 08/19/22 Wermers Invitation to Outreach Meeting 09/13/22 Wermers Request to review draft meeting summary 09/22/22 Wermers Follow up to review of meeting summary/materials Sam Wright 09/13/22 Wermers Follow up to Outreach Meeting Shane Rogers 08/08/22 Rogers Comments: Timing of construction 08/12/22 Wermers Response to comments 08/19/22 Wermers Invitation to Outreach Meeting 09/19/22 Rogers Request for meeting minutes 09/20/22 City Provide summary/materials of Outreach Meeting 09/20/22 Wermers Follow up to materials sent 09/20/22 Rogers Reviewed materials/summary and no further comments TJ Childs 09/13/22 Wermers Follow up to Outreach Meeting 09/13/22 Childs Will review summary 09/14/22 Childs No recommendations/changes 09/19/22 Wermers Thank you. CONCLUSION As documented in this report, the Applicant demonstrates that the requirements were fulfilled and that the Hope Apartments Project qualifies for compliance with both Part A and Part B of Council Policy No. 84. If you have any questions or need additional information, please to not hesitate to contact me at the contact information below. Sincerely, Patrick Zabrocki Wermers Properties 1520 Shoreham Place #150 San Diego, CA 92122 858-535-1475 June 21, 2023 Item #1 Page 94 of 250 HOPE APARTMENTS ATTACHMENT A Certification of Notice of Project Application Mailing and Sign Posting June 21, 2023 Item #1 Page 95 of 250 Gu i d a n c e o n D e v e l o p m e n t P r o j e c t P u b l i c I n v o l v e m e n t Ci t y o f C a r l s b a d AT T A C H M EN T A -4 CE R T I F I C A T I O N S EQ U A L I Z E D A S S E S S M E N T I N F O R M A T I O N NO T I C E O F P R O J E C T A P P L I C A T I O N MA I L I N G AN D SI G N P O S T I N G I c e r t i f y AL L of t h e f o l l o w i n g : Th e r a d i u s m a p a n d p r o p e r t y o w n e r s l i s t u t i l i z e d f o r t h e N o t i c e o f P r o j e c t A p p l i c a t i o n re p r e s e n t t h e l a t e s t i n f o r m a t i o n f r o m t h e C o u n t y A s s e s s o r ’ s E q u a l i z e d A s s e s s m e n t R o l l . The “ N o t i c e o f P r o j e c t Ap p l i c a t i o n ” w a s m a i l e d on __ _ _ _ _ _ _ _ _ _ _ _ _ __ _ (D A T E ) to pr o p e r t y ow n e r s w i t h i n a 6 0 0 -fo o t r a d i u s o f t h e s u b j e c t p r o p e r t y , af f e c t e d p r o p e r t y / ho m e o w n e r ’ s as s o c i a t i o n ( s ) ( i f a n y ) , th o s e n o t i f i e d f o r P a r t B S t a k e h o l d e r O u t r e a c h if t h e N o t i c e s w e r e co m b i n e d , an d , i f i n t h e C o a s t a l Zo n e , o c c u p a n t s w i t h i n a 10 0 -fo o t r a d i u s o f t h e s u b j e c t pro p e r t y . A c o m p l e t e c o p y o f t h e m a i l e d n o t i c e ( a n d i n c l u d e d e x h i b i t s , i f a n y ) , r a d i u s m a p an d ma i l i n g l i s t s ar e a t t a c h e d to t h i s c e r t i f i c a t i o n . The “ N o t i c e o f P r o j e c t A p p l i c a t i o n ” s i g n h a s b e e n p o s t e d a t a c o n s p i c u o u s l o c a t i o n o n t h e s i t e on _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ ( D A T E ) . A ph o t o g r a p h o f t h e po s t e d si g n i s at t a c h e d . SI G N A T U R E : PR I N T N A M E : PR O J E C T N A M E : PR O J E C T N U M B E R : LO C A T I O N : RE T U R N T O : (Pr o j ec t Pl a n n e r ) CI T Y O F C A R L S B A D PL A N N I N G D I V I S I O N 16 3 5 F a r a d a y A v e n u e Ca r l s b a d , C A 9 2 0 0 8 -73 1 4 __ _ _ _ In i t i a l __ _ _ _ In i t i a l __ _ _ _ In i t i a l Ju n e 2 1 , 2 0 2 3 It e m # 1 P a g e 9 6 o f 2 5 0 ' NOTICE OF PROJECT APPLICATION Wermers Properties Patrick Zabrocki 5120 Shoreham Place #150 San Diego, CA 92122 June 07, 2022 SUBJECT: Notice of Application: CT2022-0001/SDP2022-0006 – The Hope Apartments, 1006 Carlsbad Village Drive, Carlsbad CA 92008 Dear Neighbors and Interested Stakeholders: Per City Council Policy No. 84, this is to inform you that Wermers Properties has submitted the following development application to the City of Carlsbad: PROJECT NUMBER: CT2022-0001/SDP2022-0006 PROJECT NAME: The Hope Apartments PROJECT ADDRESS: 1006 & 950 Carlsbad Village Dr., 2944-46 Hope Ave., and 945 & 955 Grand Ave. ASSESSOR PARCEL NO: 203-320-02, -20, -40, -41, -48, -51 DATE OF APPLICATION: May 31, 2022 PROJECT DESCRIPTION: Tentative Tract Map and Site Development Permit for a mixed-use development project to demolish an existing motel and three single-family residential structures and permit the construction of a 4-story, 45-foot-high, 156-unit apartment building while preserving the existing Carl’s Jr. fast food restaurant on a 2.95-acre site. Per the Density Bonus Ordinance (CMC Chapter 21.86), the project proposes a total of 16 very-low-income restricted units (15%) to achieve a density of 53 dwelling units per acre which is above the base density of 35 dwelling units per acre. The project would include 278 parking spaces with a two-level underground parking structure as well as landscaped areas. See attached Site Plan and Building Elevations. APPLICANT NAME: Patrick Zabrocki Wermers Properties 5120 Shoreham Place #150 San Diego, CA 92122 (858)-535-1475 pzabrocki@wermersproperties.com CITY PROJECT PLANNER: Shannon Harker, Senior Planner (442)339-2621 shannon.harker@carlsbadca.gov If you would like more information or would like to provide input on the project, please do not hesitate to contact me at the phone number or email address above. The project is currently under review by the City and your input is welcome. A decision to approve or deny this application will be made by the City at a future public hearing and you will be notified of the hearing in advance. Sincerely, Patrick Zabrocki Wermers Properties Attachments: Site Plan and Building Elevations June 21, 2023 Item #1 Page 97 of 250 10' SETBACK 10' SETBACK 6' SE T B A C K 10 ' SE T B A C K PROPERTY LINE PROPERTY LINE +EX.G. 62.0 PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) RIGHT OF WAY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING RESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' GRAND AVE. CARLSBAD VILLAGE DR. I-5 O F F R A M P HO P E A V E . 18 ' - 9 " 22 4 ' - 4 " 19'-5" ALLEY 18 ' - 6 " +EX.G. 68.0 +EX.G. 63.2 +F.G. 68.0 +F.G. 68.0 2'-6"7'-6" 5' 5' EXISTING RETAINING WALL EX.G. 64.0+ +F.G. 68.0 +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 2 3 4 NO PARK I N G ENTRY PLAZA 5 A1 A1 A2 C1CBCB(B4) B4 A1 A2 A2 (A2) (A0) A2 5' DIA. TR A S H R M . A0 A0 (A2) (B2B) POOL COURTYARD A1 B1B1 B2 B2C1 B3 (B2) (B1) B1 B1 B3 THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B A1A1 LEASING / LOBBY AMENITIES DOUBLE VOLUME DOUBLE VOLUME OFA82 SQ. FT. PARKING ENTRANCE RAMP DOWN20.0% ENTRY 5' DIA. TR A S H R M . THYSSEN-KRUPP SYNERGY SELF-SUPPORTED3500LB A2 ME T E R RO O M A2ME T E R RO O M STACKED WASHER / D R Y E R FRONT L O A D27" x 34" FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKED WASHER / D R Y E R FRONT L O A D27" x 34" FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A0 A2 A2 PA S S A G E PASSAGE PASSAGE B1 P A S S A G E P A S S A G E UP DNLA N D I N G UPDN LANDING UP WEST COURTYARD DN C1 B2 A0 FI R E A C C E S S S T A I R S R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 0 S I T E P L A N . D W G Mo n d a y , M a y 2 3 , 2 0 2 2 4 : 3 1 : 3 1 P M Scale Date Job No. 05-27-2022 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES NORTH 1"=30'-0" 30' 60' 90'0 15' 1" = 30' A1.0Site Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 98 of 250 W E RMERS PIR:O:PERT lE S ------------------~-...---,,-·----------·--------------------.L-.--.r---- r----------------------------·---r------------------l ------------------------- □ ------------------------, -~ -,-r--------------+-Hf-rE,----------- -----,------- 1 ~ ~--- ' ' --' ' I I I I I I I I I I I ------l \l ,1 --..lallWL..-..1 , , , 1-1-----------t-1 ~----.--i--i---r~,~--i I I .1· r7 ' ' La ( ----~--~ ) I / I • I I I I ·,. -----;,/4• w. : ---------- I I I I I I I I I I I I I I I I I I I L __ _ / / 2973 W. FT --·-·-·---···--·-·--·-·-------·-·--·-·-----·---·-·--·-·--·-·-----·--------·----·---- I I I I ' I I I I I ' Architecture. Design. Relationships. KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTH N.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A P 1 . 0 - A P 1 . 1 P E R S P E C T I V E S . D W G Fr i d a y , M a y 2 7 , 2 0 2 2 3 : 4 9 : 5 1 P M AP1.0CONCEPTUAL PERSPECTIVES 1 3 Scale Date Job No. 05-27-2022 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES 2VIEW FROM HOPE AVENUE 3VIEW FROM GRAND AVE. AT EASEMENT DRIVE 4VIEW FROM GRAND AVE. AT HOPE AVE. 1VIEW FROM CARLSBAD VILLAGE DRIVE AT HOPE AVE. 2 4 June 21, 2023 Item #1 Page 99 of 250 C'i\ WlERMERS \&,/ PROPl::'.Rill:::5 Architecture. Design. Relationships. June 21, 2023 Item #1 Page 100 of 250 Certified Property Owner's Affidavit ,.~~~ , Hereby certify that the attached list contains the names and addresses of all persons to whom all property is assessed as they appear on the latest available assessment roll of the county within the area described on the attached application and for all properties within (1200 ~ fse).,from the exterior boundaries of the property described on the attached application, as of 5r I L:.Z-. ~} Subject Parcel number 26 3 -3 ?D -0 2-1 Z O , l/-D, lf I, L/ ~. SI T I r , 7 I certify under penalty of perjury the forgoing is true and correct to the best of my knowledge. Address June 21, 2023 Item #1 Page 101 of 250 APN NAME UNIT ADDRESS CITY STATE ZIP 203-320-02-00,20-00 LILIMARC PROPERTIES LLC UNIT130 14 MONARCH BAY PLZ MONARCH BEACH CA 92629 203-320-40-00,41-00 CARLSBAD VILLAGE II LLC UNIT202 3444 CAMINO DEL RION SAN DIEGO CA 92108 203-320-48-00,51-00 CARLSBAD VILLAGE II LLC UNIT 150 5120 SHOREHAM PL SAN DIEGO CA 92122 155-272-19-00 VS CR E HOLDINGS LL C PO BOX 71970 PHOENIX AZ 85050 203-130-01-00 MATSUI RICHARD K & VERA B TRUST 06-10-04 1005 LAGUNA DR CARLSBAD CA 92008 203-130-02-00 THOMAS A & KELLY K MATYN 1015 LAGUNA DR CARLSBAD CA 92008 203-130-03-00 VINCENT & SAMANTHA GALER 1025 LAGUNA DR CARLSBAD CA 92008 203-130-04-00 ANAAM MARUKI 1035 LAGUNA DR CARLSBAD CA 92008 203-130-05-00 KRISTINA DELAROSA 1045 LAGUNA DR CARLSBAD CA 92008 203-130-06-00 JASON AMUNDSON 1055 LAGUNA DR CARLSBAD CA 92008 203-130-07-00 ROBERT & ROSENDA P PIERGEORGE 1312 TORCH KEY WAY JUPITER FL 33458 203-130-08-00 ALLAN S & TANYA K PHILLIPS 974 HOME AVE CARLSBAD CA 92008 203-130-09-00 WATSON CAROLYN S LIVING TRUST 03-19-19 984 HOME AVE CARLSBAD CA 92008 2 0 3-13 0-10-00 SCHAEFFER FAMILY TRUST 02-05-04 994 HOME AVE CARLSBAD CA 92008 203-130-11-00 MICHAELJ LOUGH 1010 HOME AVE CARLSBAD CA 92008 203-130-12-00 CALABRESE DALE C TRUST 03-19-15 1012 HOME AVE CARLSBAD CA 92008 203-130-13-00 PATRICK DAILEY 1011 HOME AVE CARLSBAD CA 92008 203-130-14-00 BLAKE BALDWIN & ARTI THUMAR 965 HOME AVE CARLSBAD CA 92008 203-130-15-00 ES A P PORTFOLIO LLC PO BOX 49550 CHARLOTTE NC 28277 203-130-18-00 E S A P PORTFOLIO LLC PO BOX 49550 CHARLOTTE NC 28277 203-130-20-00 E S A P PORTFOLIO LLC PO BOX 49550 CHARLOTTE NC 28277 203-130-22-00 A B 3 LLC UNIT9V 20W64TH ST NEW YORK NY 10023 203-130-23-00 RODRIQUEZ FAMILY TRUST 1010 GRAND AVE CARLSBAD CA 92008 203-130-24-00 JACK B M ILLS PO BOX 991 CARLSBAD CA 92018 203-130-27-00 AMAPOLO LLC 3117 WILDFLOWER SMT ENCINITAS CA 92024 203-130-28-00 AIMS 2860 HOPE 2021 LLC 7074 CRYSTALLINE DR CARLSBAD CA 92011 203-130-29-00 SUSAN G LAMPE UNIT S 3609 SEASHORE DR NEWPORT BEACH CA 92663 203-130-32-00 SHOWALTER FAMILY TRUST 04-28-94 3908 PASEO DE OLIVOS FA LLB ROOK CA 92028 203-130-33-00 KARLE STEINBERG 2044 S HORNE ST OCEANSIDE CA 92054 203-130-34-00 E SA P PORTFOLIO LLC PO BOX 49550 CHARLOTTE NC 28277 203-130-35-01 BROTZMAN STEPHANIE L LIVING TRUST 05-15-13 5242 SAPPHIRE ST ALTA LOMA CA 91701 203-130-35-02 ROEi & ZIV NETTA MAIMON UNITA 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-03 GLORIA BANUELOS UNITB 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-04 BRISCOE SUSAN FAMILY TRUST 05-01-15 835 LOMA PRIETA DR APTOS CA 95003 203-130-35-05 NORA RAVECA LIVING TRUST 01-16-09 UNITD 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-06 RICHARD ASHTON UNIT E 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-07 KURISU FAMILY TRUST 01-06-09 UNIT F 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-08 ALBERTO & MELISSA PEREZ UNITG 2820 HOPE AVE CARLSBAD CA 92008 203-130-35-09 WHEELER FAMILY LIVING TRUST 09-08-12 UNIT H 2820 HOPE AVE CARLSBAD CA 92008 203-201-07-00 PRIVATE PROPERTIES LL C PO BOX 669 POWAY CA 92074 203-201-08-00 P G P CARLSBAD L LC UNIT 2A 10951 SORRENTO VALLEY RO SAN DIEGO CA 92121 203-201-11-00 LOPEZ DANIEL & IRENE REVOCABLE TRUST 11-08-07 928 HOME AVE CARLSBAD CA 92008 203-201-12-00 WITTENBERG STEVEN & RHONDA 1996 LIVING TRUST 2259 MONTGOMERY AVE CARDIFF CA 92007 June 21, 2023 Item #1 Page 102 of 250 203-201-14-00 VANWIEREN WOOD J TRUST 10-24-12 PO BOX 232134 ENCINITAS CA 92023 203-201-22-00 GOLDMAN GLENN L TRUST 08-10-01 UNITD 2653 ROOSEVELT ST CARLSBAD CA 92008 203-201-28-00 BRUCE E/SCOTT G MORTLAND 2297 DUNSTAN ST OCEANSIDE CA 92054 203-201-30-01 HILARY M HOGAN PO BOX 1065 CARLSBAD CA 92018 203-201-30-02 EMILIO C & MARYELLEN ADAN UNITB 880 HOME AVE CARLSBAD CA 92008 203-201-30-03 LANPHEAR WILLIAM P IV REVOCABLE TRUST 06-20-95 PO BOX 817 CARLSBAD CA 92018 203-201-30-04 GREGORY & CHARMAINE LILLESTRAND UNITD 880 HOME AVE CARLSBAD CA 92008 203-201-30-05 DILL FAMILY TRUST 07-26-04 UNITE 880 HOME AVE CARLSBAD CA 92008 203-201-30-06 JASON & TINA M BURKE UNIT F 880 HOME AVE CARLSBAD CA 92008 203-201-30-07 ERIC A & AYDEE 8 ZIELKE UNITG 880 HOME AVE CARLSBAD CA 92008 203-201-30-08 STEPHANIE CONDE UNIT 3498 703 PIER AVE HERMOSA BEACH CA 90254 203-201-30-09 HEIDRICH LIVING TRUST 02-24-16 UNITS 882 HOME AVE CARLSBAD CA 92008 203-202-03-01 G 8-L DC FAMILY TRUST 07-31-20 UNIT513 603 SEAGAZE DR OCEANSIDE CA 92054 203-202-03-02 STAYNER FAMILY TRUST 12-30-99 857 HOME AVE CARLSBAD CA 92008 203-202-03-03 MICHAEL P & LIZANNE V HACKETT 855 HOME AVE CARLSBAD CA 92008 203-202-03-04 JAMES & TISHA MARKHAM 853 HOME AVE CARLSBAD CA 92008 203-202-03-05 FORBES-HAGAN TRUST 12-03-21 1187 HUMMINGBIRD CIR LONGMONT co 80501 203-202-07-00 FIVE COASTAL GEM PROPERTIES LL C 158 CAVE CORONADO CA 92118 203-202-13-00 SOOHOO GEORGE MANE REVOCABLE TRUST 10-29-16 2506 LIGHTHOUSE LN CORONA DEL MAR CA 92625 203-202-15-00 PEEWEE BEACH HOUSE LLC 1915 ANDREWS CT OCEANSIDE CA 92054 203-202-17-00 TURNER TERESA M TRUST 11-10-03 26803 WESTVALE RD 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SORRENTO VALLEY RD SAN DIEGO CA 92121 203-202-20-00 CARLYLE RESIDENCES COMMUNITY ASSOCIATION UNIT 280 5075 SHOREHAM PL SAN DIEGO CA 92122 203-202-21-00 CARLYLE TOWNHOMES COMMUNITY ASSOCIATION UNIT 280 5075 SHOREHAM PL SAN DIEGO CA 92122 203-320-27-00 ALLAHYARI FAMILY TRUST 07-17-02 19 TIERRA VISTA LAGUNA HILLS CA 92653 203-320-31-00 ALLAHYARI FAMILY TRUST 07-17-02 3008 EMINENCIA DEL SUR SAN CLEMENTE CA 92673 203-320-39-00 DENNYS INC/CARLSBAD VILLAGE LLC PO BOX 260888 PLANO TX 75026 203-320-49-00 CARLSBAD VILLAGE LLC UNIT202 3444 CAMINO DEL RION SAN DIEGO CA 92108 203-320-50-00 G6 HOSPITALITY PROPERTY LLC/CARLSBAD VILLAGE LLC UNIT200 3444 CAMINO DEL RIO N SAN DIEGO CA 92108 203-320-52-00 G6 HOSPITALITY PROPERTY LLC/CARLSBAD VILLAGE LLC UNIT 200 3444 CAMINO DEL RION SAN DIEGO CA 92108 203-320-53-00 G RT CARLSBAD VILLAGE LLC UNIT 420 2001 WILSHIRE BLVD SANTA MONICA CA 90403 203-320-54-00 GR T CARLSBAD VILLAGE LLC UNIT 420 2001 WILSHIRE BLVD SANTA MONICA CA 90403 203-320-55-00 G RT 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203-352-19-00 PG P CARLSBAD SENIORS LTD UNIT2A 10951 SORRENTO VALLEY RD SAN DIEGO CA 92121 203-353-04-00 BUCCHARE ERIC T & TRACY L TRUST 03-22-12 275 VILLAGE RUN W ENCINITAS CA 92024 203-353-05-00 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE CARLSBAD CA 92008 203-353-06-00 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE CARLSBAD CA 92008 203-353-07-00 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE CARLSBAD CA 92008 203-353-09-00 JACK IN THE BOX INC/PACIFIC COAST INVESTMENTS GP PO BOX 7099 NEWPORT BEACH CA 92658 203-354-01-00 KENNETH J DAVIES 1576 PRIMERA ST LEMON GROVE CA 91945 203-354-05-00 3740 LP PO BOX 33628 SAN DIEGO CA 92163 203-354-07-00 NORMAN SURVIVORS TRUST 06-06-86 2615 VIA MASADA CARLSBAD CA 92010 203-354-08-00 SCANLON FAMILY TRUST 12-18-90 26163 MATLIN RD RAMONA CA 92065 203-354-13-00 ORANGE LAND HOLDINGS LLC 264 PACIFIC AVE SOLANA BEACH CA 92075 June 21, 2023 Item #1 Page 104 of 250 203-354-15-00 BANK OF CALIFORNIA/LARSEN GORGON A CHARITABLE REMAINDER UNITRUST PO BOX 12734 LA JOLLA CA 92039 203-354-16-00 HELIX REAL ESTATE INVESTMENT TRUST PO BOX 15453 SAN DIEGO CA 92175 203-354-19-00 UEBER HAUN I LLC/GRANT HOLDINGS LLC 43650 LA CRUZ DR TEMECULA CA 92590 203-355-01-00 STARDUST HOMES LL C PO BOX 2100 COLTON CA 92324 203-355-02-00 JACKSON FAMILYTRUST09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007 203-355-03-00 JACKSON FAMILY TRUST 09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007 203-355-04-00 2952 HARDING LLC 4899 CASALS PL SAN DIEGO CA 92124 203-355-05-00 G & M GAPCO LLC 16868 A LN HUNTINGTN BEACH CA 92647 204-032-10-00 DARCUIEL FAMILY TRUST 04-15-15 UNIT 243 601 E PALOMAR ST CHULA VISTA CA 91911 204-111-01-00 LAEL B LEONE 985 OAK AVE CARLSBAD CA 92008 204-111-02-00 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008 204-111-03-00 OAK 51 APARTMENTS LLC 14336 OLDE HIGHWAY 80 EL CAJON CA 92021 204-111-04-00 SOUTH O LLC 833 ASH ST SAN DIEGO CA 92101 204-111-05-00 SOUTH O LLC 833 ASH ST SAN DIEGO CA 92101 204-111-06-00 RACHEL 2015 TRUST 04-02-15 931 OAK AVE CARLSBAD CA 92008 204-111-20-00 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008 760-252-15-00 CARLSBAD VETERAN HOUSING LP UNIT 160 13520 EVENING CREEK DR N SAN DIEGO CA 92128 June 21, 2023 Item #1 Page 105 of 250 ,--i I AVERY 5760 1 LILIMARC PROPERTIES LLC UNIT 130 14 MONARCH BAY PLZ MONARCH BEACH CA 92629 V S C R E HOLDINGS L L C PO BOX 71970 PHOENIX AZ 85050 VINCENT & SAMANTHA GALER 1025 LAGUNA DR CARLSBAD CA 92008 JASON AMUNDSON 1055 LAGUNA DR CARLSBAD CA 92008 WATSON CAROLYN S LIVING TRUST 03-19-19 984 HOME AVE CARLSBAD CA 92008 CALABRESE DALE C TRUST 03- 19-15 1012 HOME AVE CARLSBAD CA 92008 E S A P PORTFOLIO LLC PO BOX 49550 CHARLOTTE NC 28277 JACK B MILLS PO BOX 991 CARLSBAD CA 92018 SUSAN G LAMPE UNIT 8 3609 SEASHORE DR NEWPORT BEACH CA 92663 BROTZMAN STEPHANIE L LIVING TRUST 05-15-13 5242 SAPPHIRE ST AL TA LOMA CA 91701 I Pill. uvery.cotn/ piltents : Easy Peel Address Labels : Bend ,,long line to expose Pop uµ Edge 1 CARLSBAD VILLAGE II LLC UNIT 202 3444 CAMINO DEL RIO N SAN DIEGO CA 92108 MATSUI RICHARD K & VERA B TRUST 06-10-04 1005 LAGUNA DR CARLSBAD CA 92008 ANAAM MARUKI 1035 LAGUNA DR CARLSBAD CA 92008 ROBERT & ROSENDA P PIERGEORGE 1312 TORCH KEY WAY JUPITER FL 33458 SCHAEFFER FAMILY TRUST 02- 05-04 994 HOME AVE CARLSBAD CA 92008 PATRICK DAILEY 1011 HOME AVE CARLSBAD CA 92008 AB 3 LLC UNIT9V 20 W 64TH ST NEW YORK NY 10023 AMAPOLO LL C 3117 WILDFLOWER SMT ENCINITAS CA 92024 SHOWALTER FAMILY TRUST 04- 28-94 3908 PASEO DE OLIVOS FALLBROOK CA 92028 ROEi & ZIV NETTA MAIMON UNITA 2820 HOPE AVE CARLSBAD CA 92008 Etiquettes d'adresse Easy Peel" : Replioz ;, lil l1i1cht11e uf,n de reveler le rcborcJ Pop-uµ 1 Go to avery.corn/ternplates : Use Avery Template 51 GO I CARLSBAD VILLAGE II LLC UNIT 150 5120 SHOREHAM PL SAN DIEGO CA 92122 THOMAS A & KELLY K MATYN 1015 LAGUNA DR CARLSBAD CA 92008 KRISTINA DELAROSA 1045 LAGUNA DR CARLSBAD CA 92008 ALLAN S & TANYA K PHILLIPS 974 HOME AVE CARLSBAD CA 92008 MICHAEL J LOUGH 1010 HOME AVE CARLSBAD CA 92008 BLAKE BALDWIN & ARTI THUMAR 965 HOME AVE CARLSBAD CA 92008 RODRIQUEZ FAMILY TRUST 1010 GRAND AVE CARLSBAD CA 92008 AIMS 2860 HOPE 2021 LLC 7074 CRYSTALLINE DR CARLSBAD CA 92011 KARL E STEINBERG 2044 S HORNE ST OCEANSIDE CA 92054 GLORIA BANUELOS UNIT B 2820 HOPE AVE CARLSBAD CA 92008 Allez a avery.ca/gabarits : Utilise, le Gnburit Avf>ry 5160 1 June 21, 2023 Item #1 Page 106 of 250 r-. . I AVERY 5160 : Easy Peel' Address Labels : Bend ,110119 line to expose Pop-up Edge I Go to avery.com/ternplates : Use Avery Template 51 GO 1 BRISCOE SUSAN FAMILY NORA RAVECA LIVING TRUST RICHARD ASHTON TRUST 05-01-15 01-16-09 UNITE 835 LOMA PRIETA DR UNIT D 2820 HOPE AVE APTOS CA 95003 2820 HOPE AVE CARLSBAD CA 92008 CARLSBAD CA 92008 KURISU FAMILY TRUST 01-06-09 ALBERTO & MELISSA PEREZ WHEELER FAMILY LIVING UNIT F UNITG TRUST 09-08-12 2820 HOPE AVE 2820 HOPE AVE UNIT H CARLSBAD CA 92008 CARLSBAD CA 92008 2820 HOPE AVE CARLSBAD CA 92008 PRIVATE PROPERTIES L L C P G P CARLSBAD L L C LOPEZ DANIEL & IRENE PO BOX 669 UNIT 2A REVOCABLE TRUST 11-08-07 POWAY CA 92074 10951 SORRENTO VALLEY RD 928 HOME AVE SAN DIEGO CA 92121 CARLSBAD CA 92008 WITTENBERG STEVEN & VANWIEREN WOOD J TRUST 10-GOLDMAN GLENN L TRUST 08- RHONDA 1996 LIVING TRUST 24-12 10-01 2259 MONTGOMERY AVE PO BOX 232134 UNIT D CARDIFF CA 92007 ENCINITAS CA 92023 2653 ROOSEVELT ST CARLSBAD CA 92008 BRUCE E/SCOTT G MORTLAND HILARY M HOGAN EMILIO C & MARYELLEN ADAN 2297 DUNSTAN ST PO BOX 1065 UNIT B OCEANSIDE CA 92054 CARLSBAD CA 92018 880 HOME AVE CARLSBAD CA 92008 LANPHEAR WILLIAM P IV GREGORY & CHARMAINE DILL FAMILY TRUST 07-26-04 REVOCABLE TRUST 06-20-95 LILLESTRAND UNITE PO BOX 817 UNIT D 880 HOME AVE CARLSBAD CA 92018 880 HOME AVE CARLSBAD CA 92008 CARLSBAD CA 92008 JASON & TINA M BURKE ERIC A & AYDEE B ZIELKE STEPHANIE CONDE UNITF UNITG UNIT 349B 880 HOME AVE 880 HOME AVE 703 PIER AVE CARLSBAD CA 92008 CARLSBAD CA 92008 HERMOSA BEACH CA 90254 HEIDRICH LIVING TRUST 02-24-GB-LDC FAMILY TRUST 07-31-STAYNER FAMILY TRUST 12-30- 16 20 99 UNIT B UNIT 513 857 HOME AVE 882 HOME AVE 603 SEAGAZE DR CARLSBAD CA 92008 CARLSBAD CA 92008 OCEANSIDE CA 92054 MICHAEL P & LIZANNE V JAMES & TISHA MARKHAM FORBES-HAGAN TRUST 12-03- HACKETT 853 HOME AVE 21 855 HOME AVE CARLSBAD CA 92008 1187 HUMMINGBIRD CIR CARLSBAD CA 92008 LONGMONT CO 80501 FIVE COASTAL GEM SOOHOO GEORGE MANE PEEWEE BEACHHOUSE LLC PROPERTIES L LC REVOCABLE TRUST 10-29-16 1915 ANDREWS CT 158 CAVE 2506 LIGHTHOUSE LN OCEANSIDE CA 92054 CORONADO CA 92118 CORONA DEL MAR CA 92625 I P;it. ;,very.com/patents : Etiquettes d'adresse Easy Peel · : Repllez ~ l;i hachure ,1l111 de reveler le rebord Pop-up 1 Allez a avery.ca/gabarits: Uti11sez le Gabarit Ave1 y 5160 r June 21, 2023 Item #1 Page 107 of 250 ,-1 I AVERY 5160 : Easy Peel · Address Labels : Bend along line to expose Pop-up Edge I Go to avery.com/templates : Use Avery Template 5160 1 TURNER TERESA M TRUST 11-HEKMAT FAMILY TRUST 02-24-UCKER FAMILY LIVING TRUST 10-03 06 11-01-02 26803 WESTVALE RD 17234 SILVER GUM WAY UNIT 102 PALOS VERDES PENINSULA CA SAN DIEGO CA 92127 800 GRAND AVE 90274 CARLSBAD CA 92008 HAVILUK BARBARA D REVOCABLE KROENER REVOCABLE TRUST MICHAEL & DAWN B OBRIEN LIVING TRUST 11-26-84 11-30-83 UNIT 105 UNIT 103 2516 MONTGOMERY AVE 800 GRAND AVE 800 GRAND AVE CARDIFF CA 92007 CARLSBAD CA 92008 CARLSBAD CA 92008 BURNETT JAMES D & KIMBERLY JEFFREY M REVELLE BROSNAN JAMES J & PAMELA A REVOCABLE TRUST 02-06-06 UNIT 107 BROSNAN TRUST 03-03-20 208 GIBSON PT 800 GRAND AVE UNIT 108 SOLANA BEACH CA 92075 CARLSBAD CA 92008 800 GRAND AVE CARLSBAD CA 92008 GARCIA-ROSS FAITH M 2019 MIGUEL A & MARIVIC T LOPEZ-JOHNSON LISA K FAMILY TRUST 05-20-19 PANAMA TRUST 01-10-03 UNIT 109 2308 MENDOTA WAY 3306 E KACHINA DR 800 GRAND AVE ROSEVILLE CA 95747 PHOENIX AZ 85044 CARLSBAD CA 92008 BUCKMASTER CHAD & AMANDA DAVID R WILLIAMS MELANIE MAURO FAMILY TRUST 02-01-12 5041 N CAMINO SUMO UNIT 203 3119 CIRCA DE TIERRA TUCSON AZ 85718 800 GRAND AVE ENCINITAS CA 92024 CARLSBAD CA 92008 REED CALVIN L & LINDA E MAKATURA FAMILY TRUST 10-BERGAMASCHI RICHARD J & REVOCABLE LIVING SURVIVORS 25-01 MARCHELE A FAMILY TRUST UNIT 204 2052 KIRKLAND CIR UNIT 206 800 GRAND AVE THOUSAND OAKS CA 91360 800 GRAND AVE CARLSBAD CA 92008 CARLSBAD CA 92008 THUM FAMILYTRUST07-18-12 JOSEPHS & JOYCE M QUINCE BUBB FAMILY 2012 TRUST 04- UNIT 207 UNIT 208 23-12 800 GRAND AVE 800 GRAND AVE UNIT 209 CARLSBAD CA 92008 SAN DIEGO CA 92109 800 GRAND AVE CARLSBAD CA 92008 SUSAN M BERGER ZARNOW FAMILY TRUST 02-14-STUPP JULIA J GST-EX TRUST 22506 SE 45TH LN 03 11-08-02 ISSAQUAH WA 98029 UNIT 211 PO BOX 4422 800 GRAND AVE INCLINE VILLAGE NV 89450 CARLSBAD CA 92008 HAVER FAMILY 2011 TRUST 05-STIDMAN VALERIE H JAN E & MARGARETA JANSSON 18-11 REVOCABLE TRUST 07-25-16 UNIT 304 16520 SENTERRA DR 6504 CHEROKEE TRL 800 GRAND AVE DELRAY BEACH FL 33484 MINNEAPOLIS MN 55439 CARLSBAD CA 92008 STADNICK FAMILY TRUST 07-KUBATFRANKJJRTRUST1~ HERBERT LEE & BEVERLY ANN 03-00 08-06 JONES 27684 N 71ST WAY UNIT 306 UNIT 307 SCOTTSDALE AZ 85266 800 S GRAND AVE 800 GRAND AVE CARLSBAD CA 92008 CARLSBAD CA 92008 I P,1l: avcry com/potents : Etiquettes cl'adresse Easy Peel · : Rcpliez ~ l,1 hachure ,1f111 de reveler le rcbord Pop up 1 Allez a avery.ca/gabarits : Utrlisez le Gabarrt Avery 51 GO 1 June 21, 2023 Item #1 Page 108 of 250 .--, I AVERY 5760 : E.:1sy Peel' Address L:ibels : Bend along line to expose Pop-up Edge I THEODORE F SCHRAMM SHEW STEVEN & TIFFANY UNIT 308 FAMILY TRUST 04-04-20 800 GRAND AVE UNIT 309 CARLSBAD CA 92008 800 GRAND AVE CARLSBAD CA 92008 WILSON CORY A & SUSAN J PGP CARLSBAD SENIORS LTD 11 TRUST 12-06-18 UNIT 2A 1330 LONG LAKE RD 10951 SORRENTO VALLEY RD FLORENCE WI 54121 SAN DIEGO CA 92121 CARLYLE TOWNHOMES ALLAHYARI FAMILY TRUST 07- COMMUNITY ASSOCIATION 17-02 UNIT 280 19 TIERRA VISTA 5075 SHOREHAM PL LAGUNA HILLS CA 92653 SAN DIEGO CA 92122 DENNYS INC/CARLSBAD CARLSBAD VILLAGE LLC VILLAGE LLC UNIT 202 PO BOX 260888 3444 CAMINO DEL RIO N PLANO TX 75026 SAN DIEGO CA 92108 G RT CARLSBAD VILLAGE LLC CAVALEA TRUST 06-05-95 UNIT 420 3640 FELIZ CREEK RD 2001 WILSHIRE BLVD HOPLAND CA 95449 SANTA MONICA CA 90403 CITY OF CARLSBAD GASTELUM FAMILY SURVIVORS 1200 CARLSBAD VILLAGE TRUST 11-16-94 CARLSBAD CA 92008 323 HILL DR VISTA CA 92083 EZRA MINISTRIES INC EZRA MINISTRIES INC <OBA 825 CARLSBAD VILLAGE DR MISSION CHURCH> CARLSBAD CA 92008 825 CARLSBAD VILLAGE DR CARLSBAD CA 92008 BUCCHARE ERIC T & TRACY L JACK IN THE BOX INC/PACIFIC TRUST 03-22-12 COAST INVESTMENTS G P 275 VILLAGE RUN W PO BOX 7099 ENCINITAS CA 92024 NEWPORT BEACH CA 92658 3740 LP NORMAN SURVIVORS TRUST PO BOX 33628 06-06-86 SAN DIEGO CA 92163 2615 VIA MASADA CARLSBAD CA 92010 ORANGE LAND HOLDINGS LLC BANK OF CALIFORNIA/LARSEN 264 PACIFIC AVE GORGON A CHARITABLE SOLANA BEACH CA 92075 REMAINDER UNITRUST PO BOX 12734 LA JOLLA CA 92039 I Pat: uvery corn/pat1~11ts : Etiquettes d 'adresse Easy Peel· : Repl1ez a la h,1chure afin de 1ev0ler le reborcl Pop-up 1 Go to avery.corn/ternplates : · Use Ave1yTe111plate 5160 1 FALLONE R F TRUST 08-24-06 UNIT 310 800 GRAND AVE CARLSBAD CA 92008 CARLYLE RESIDENCES COMMUNITY ASSOCIATION UNIT 280 5075 SHOREHAM PL SAN DIEGO CA 92122 ALLAHYARI FAMILY TRUST 07- 17-02 3008 EMINENCIA DEL SUR SAN CLEMENTE CA 92673 G6 HOSPITALITY PROPERTY LLC/CARLSBAD VILLAGE LLC UNIT 200 3444 CAMINO DEL RIO N SAN DIEGO CA 92108 3095 HARDING LL C UNIT 2A 10951 SORRENTO VALLEY RD SAN DIEGO CA 92121 ACCARDI LEONARD A & MARY E REVOCABLE LIVING TRUST 3043 HARDING ST CARLSBAD CA 92008 PG P CARLSBAD SENIORS LTD UNIT 2A 10951 SORRENTO VALLEY RD SAN DIEGO CA 92121 KENNETH J DAVIES 1576 PRIMERA ST LEMON GROVE CA 91945 SCANLON FAMILY TRUST 12-18- 90 26163 MATLIN RD RAMONA CA 92065 HELIX REAL ESTATE INVESTMENT TRUST PO BOX 15453 SAN DIEGO CA 92175 Allez a avery.ca/gabarits : Utillsez le Gabant Avery 5160 1 June 21, 2023 Item #1 Page 109 of 250 UEBER HAUN I LLC/GRANT HOLDINGS LLC 43650 LA CRUZ DR TEMECULA CA 92590 2952 HARDING LLC 4899 CASALS PL SAN DIEGO CA 92124 LAEL B LEONE 985 OAK AVE CARLSBAD CA 92008 RACHEL 2015 TRUST 04-02-15 931 OAK AVE CARLSBAD CA 92008 I Pat. ,we1y.co1n/p,1tents : Easy Peel· Address Labels : Bend along line to expose Pop-up Edge 1 STARDUST HOMES L L C PO BOX 2100 COL TON CA 92324 G & M GAPCO LLC 16868 A LN HUNTINGTN BEACH CA 92647 OAK 51 APARTMENTS LLC 14336 OLDE HIGHWAY 80 EL CAJON CA 92021 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008 Etiquettes d'adresse 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L_:._1 -=-K@j,o -:-t·~ I I 1 1~-~ I i 17. 18 19 I 22/f "'i1 -I_ L A """ ©· June 21, 2023 Item #1 Page 111 of 250 ~4 Signarama of San Marcos P: 760-744-5046 www.signarama-sanmarcos.com ESTIMATE 32434 CLIENT WERMERS PROPERTIES PROJECT Permit PROOF PAGE 01 01 CLICK HERE TO VIEW PROOF 0 '1:1 PROJECT NAME: NOTICE OF PROJECT APPLICATION Hope Apartments PROJECT NUMBER: CT2022-0001 SDP2022-0006 PROJECT DESCRIPTION: A MIXED-USE DEVELOPMENT PROJECT TO DEMOLISH CITY OF CARLSBAD PLANNING DIVISION TO DEMOLISH AN EXISTING MOTEL AND THREE SINGLE- FAMILY RESIDENTIAL STRUCTURES AND PERMIT THE CONSTRUCTION OF A 4-STORY, 45-FOOT-HIGH 156-UNIT APARTMENT BUILDING WHILE PRESERVING THE EXISTING CARL'S JR. FAST FOOD RESTAURANT ON A 2.95-ACRE SITE PROJECT APPLICANT/REPRESENTATIVE PATRICK ZABROCKI SHANNON HARKER -SENIOR PLANNER SHANNON.HARKER@CARLSBADCA.GOV (442) 339-2621 WERMERS PROPERTIES PZABROCKI@WERMERSPROPERTIES.COM (858) 535-1475 36"wide P RQQ f *Additional proofs may incur additional cost QTY: 1 Digital vinyl print Matte laminated Mounted on 3mm aluminum composite HOPE – POSTED PUBLIC NOTICE SIGNAGE PUBLIC NOTICE SIGN #1 – GRAND AVENUE PUBLIC NOTICE SIGN #2 – CARLSBAD VILLAGE DRIVE June 21, 2023 Item #1 Page 112 of 250 HOPE APARTMENTS ATTACHMENT B Outreach Meeting Notice June 21, 2023 Item #1 Page 113 of 250 _______________________________________________________________________________________________________ WERMERS PROPERTIES | 5120 SHOREHAM PLACE STE.150 | SAN DIEGO, CA 92122 | 858.535.1475 www.wermersproperties.com August 19, 2022 SUBJECT: Informational Meeting on a Proposed Development Project at 1006 Carlsbad Village Drive, Carlsbad – Project No. CT 2022-0001/SDP 2022-0006 (DEV2022-0030) Dear Neighbors and Interested Stakeholders: This letter is to invite you to an informational meeting on a proposed development project in your area. Carlsbad Village II, LLC has submitted a development application to the City of Carlsbad for a Tentative Tract Map (CT 2022-0001) and Site Development Permit (SDP 2022- 0006) to construct a 156-unit multiple family residential apartment project on a 2.95-acre site located at the northeastern corner of the intersection of Carlsbad Village Drive and Hope Avenue (see map below and attached site plan and building elevations). The project proposes to demolish the existing Carlsbad Village Inn (1006 Carlsbad Village Drive) and three single family homes located at 945-A, 945-B and 955 Grand Avenue and construct a 156-unit, 45-foot-tall multiple family residential apartment with 276 subterranean parking spaces, while preserving the existing Carl’s Jr. restaurant. The project is proposing that 15% of the units (16) will be made affordable to very-low-income families to be able to request a 50% State density bonus and two (2) density bonus waivers from 4th floor enclosed space and private open space development standards. The proposed project would result in a density of 52.9 units/acre. The informational meeting will be held at: Monday, August 29, 2022 6:00 p.m. 1040 Carlsbad Village Drive, Suite 104 Carlsbad, CA 92008 (Retail space adjacent to the Project Site) June 21, 2023 Item #1 Page 114 of 250 WERMERS PROPERTIES f I MEETING SITE _______________________________________________________________________________________________________ WERMERS PROPERTIES | 5120 SHOREHAM PLACE STE.150 | SAN DIEGO, CA 92122 | 858.535.1475 www.wermersproperties.com The project is currently under review by the City of Carlsbad and will be subject to a future Planning Commission hearing where a recommendation will be made to the City Council, who will vote to approve, deny or modify the project. As an affected neighbor or interested stakeholder, you will be notified of the future Planning Commission hearing on the project. At the meeting, representatives of Carlsbad Village II, LLC will be available to describe the proposed project and discuss questions or concerns you may have. Maps and plans of the proposed project will also be available for review at the meeting. Parking is available in the Lofts Apartments parking garage. Please park in the designated “Retail Parking” spaces. If you are unable to make the meeting and have questions or would like to provide comments on the project, you may contact me at (858) 535-1475 or hopeapartmentscommunityinput@gmail.com. Also, you may contact the Project Planner, Shannon Harker, at 442-339-2621 or shannon.harker@carlsbadca.gov. Sincerely, Patrick Zabrocki Wermers Properties June 21, 2023 Item #1 Page 115 of 250 G 71 70 69 69 69 69 68 68 68 68 68 67 6 6 66 65 65 65 65 65 65 65 6 5 65 65 65 64 64 64 6 4 6 4 64 63 63 63 63 63 63 62 62 65 66 67 6 2 6968 67 X X X X 10 ' FR O N T SE T B A C K PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) RIGHT OF WAY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING RESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PARK I N G 10 ' FR O N T SE T B A C K 9'-0 "5'-0 " 1 8 ' - 0 " 9'- 0 " EASEMENT EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" UPDN LANDING UPDN LANDING UP DNLA N D I N G A1 A1 A2 CBCB B4 A1 A2 A2 5' DIA. TR A S H R M . A0 A0 (B2B) POOL COURTYARD A1 B1B1 C1 B3 B1A B1 THYS S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B A1A1 PARKING ENTRANCE RAMP DOWN20.0% ENTRY A2 ME T E R RO O M STACKED WASHER / D R Y E R FRONT L O A D 27" x 34" FLOOR TRAY O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKED WASHER / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD DN C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY/ FITNESS DOUBLE VOLUME P A S S A G E P A S S A G E DOUBLE VOLUME (A2) B2B2 5' DIA. TR A S H R M . THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END DOUBLE VOLUME STG STG STG STG STG STG C1 B3 A2 FI R E A C C E S S S T A I R S 7' - 8 " 2' - 8 " 10 ' - 6 " 7'-10"2'-8" 13' 79 ' - 8 " 16 9 ' - 3 " R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 0 S I T E P L A N . D W G Mo n d a y , A u g u s t 0 1 , 2 0 2 2 3 : 5 0 : 0 3 P M Scale Date Job No. 07-29-2022 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES NORTH 1"=30'-0" 30' 60' 90'0 15' 1" = 30' A1.0Site Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 116 of 250 {';>. WERMERS vti,/ PR O IP ER !ES ' / / \ ~~~--✓ -- --~-~\ __ - - -----------'---~-----',--~--~--------+----~---~~ -----------f',-/ ---~/ ] ' ' ' ' ' ' ' I ' ' ' ' ' ' ' ' ' '' ' ' I ~ - ~-I I -'--'l!!!.T"iieiB _,E I V 71 -'======"J I I I ~ ll -----' r--7'.) ----1u~] 0 CARLSBAD VILLAGE DRIVE -r.!---11 ·· " ' ' -. ,, '" '" ---..&I·" I .1• I W / 1·--- I ---> I I I t---~ I I -I P: __ _J ( _____ i PRO·JECiT DESCRIPTION l HE PROJEC T SIITE IS LOCATED IN Tl-llE VIILLAGE OF CARLSBAD, C LOSE TO Tl-lE 5 FR EEWAY ANID EN COMPASS ES THE PROPERTI ES TH Al INORTIH TO SOU TIH AR E IN BElWEE N GRAND AVENU E AND CARLSBA D VILLAGE DRIVE AN D FROM W EST TO EAST IN BETW IEEN HO PE AVENUE AND THE PRIVATE DIRIVE THAT FRONTS THE LOFTS APAIRTMENTS. THE PROPOSED PROJ ECT INC LU DES A TENTATIVE TRACT MAP AND SIITE DEVELOP ME NT PLAN TO CONSOLI DATE: FIIVE [5) LEGAL PARCE LS INTO O'NE ( 1 J LOT, DEMOLISH TH E: EXISTI NG MOTEL 6 ANID TH REE SINGILIE-FA/V\ILY RESI DENTIIAL STRUCTUR ES AND DEVELOP HOP E APA RT/\11.ENTS. A FOUR-STORY. 45-FOOT-TALL, 156-UN IT MU LTIP LE-FAMILY RESID ENTIA L APARTMENT PROJEC T ON A 2.95-ACRE PARC EL. THE PROJIECT IS REQ UESTIN·G A 5D% STATE DE NSITY BO NUS; 11S PRO POS ING THAY 15% OF THE UNITS ( l 6 UN ITS ) WI LL BE MADE AFFORDABLE TO VER Y-LOW - INCOME FAMILIES; AIND IS SE'EK ING TWO [2) DENSITY BONUS WAIVERS. IN CLUDING THE DENSITY BONUS, THE PROJ EC T DENSITY IS 52.9 DWELLING UNITS/ACRE. A TOTAL O F 27 6 PARKING STALLS ARE PROPOSED. A MAJOR ITY O F THE PARK ING WIILL BE PROVI DED IN A lWO-LEVEL SUBTERRA NEAN PAR KIING GARAGE. THE EXl!STING CAR L'S JR .. DIRIV E-THI RU RESTAURA NT WI LL BE RETAINE D OINISITE, lENTA]IVIE ]RACT MAP jCTj AND SliE DEVELOPME;N T PlANI [SDPj CT 20 22-0002/SD P 2022-0006 [IDEV 2022-0030) 9.3% OR 11. 984 Sr' CLIMATE ACTION PLAN (CAP) COMPLIANCE 1. CONSISTENT WITH EX ISTING GENER AL PL AN LAND USE AIND ZO NING: YES 11. GHG STUDY REQ UIIRED? NO fBUT PREPARED ANYW .AY) 111. ENERGY EFFI C 'IEN CY REQllJIIREMENT: NO iv . PHOTOVOLTA IC REQU IREME NT: YES 99· . .29 KW-DC ROOiF MOUNTED/TOTA L v. ELECTR IC VE t-HC lE CHARGIING !REQUIREMEN T: YES 7 EV CIHARGER,S 14 EV RIEADY, 14 EV CAPABLE vl. IH OT WATER HEA111NG !REQ UIREMENT: YES tPV) v'ii . TRAFFIC DEMAND /v'IA NAGEMEN T REQUIRED: NOT REQ UIRED BUILDING -PARKING SUMMARY TYPE COUNT STU DIO 8 l BR 69 2 BR 67 3 BR 12 Guest TOTALS 156 LEASING tv\A.I L -USPS STALL TOTAL STALLS REQUIRED TOTA L STA LLS PROVIDED REQUIRED PROVIDED RATIO 0.5 0.5 0.5 0,5 0.0 0.5 STALLS RATIO STALLS 4 l.O 35 1.25 34 l.75 6 1.75 0 0.25 78 1.73 RA TIO: 0.54 RATIO: 1.77 8 86 l l 7 21 38 270 5 1 84 276 Architecture. Design. Relationships. KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTHN.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A P 1 . 0 - A P 1 . 1 P E R S P E C T I V E S . D W G Tu e s d a y , A u g u s t 0 2 , 2 0 2 2 1 0 : 5 5 : 4 6 A M 1 2 Scale Date Job No. 07-29-2022 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES 4 3 0" = 00' AP1.0Conceptual Perspectives RESIDENTIAL BUILDING 4VIEW ON CARLSBAD VILLAGE DR LOOKING NORTHEAST 2VIEW ON GRAND AVE LOOKING SOUTHWEST1VIEW ON EASEMENT DRIVE LOOKING NORTHWEST 3VIEW ON GRAND AVE AND HOPE AVE LOOKING SOUTHEAST June 21, 2023 Item #1 Page 117 of 250 @) W 1E RM ERS PR O PER IE S fii II Architecture. Design. Relationships. HOPE APARTMENTS ATTACHMENT C Outreach Meeting Sign In Sheet June 21, 2023 Item #1 Page 118 of 250 June 21, 2023 Item #1 Page 119 of 250 HOPE APARTMENTS OUTREACH MEETING SIGN-IN Location: 1004 Carlsbad Village Drive Suite 104 Date: 08/29/2022 Time: 6:00 pm Print Name Address Phone# Email Ge. ry N c:fir~ J~fr-7 Htchfr;Q,-v-C 7'1 7?r_----/-(3l( J7_?;, Cµ'yn, :-;-;1~ 6>a-l=f~ "-ef 0 V / 0 / -I (Ate,[, ,N v{ntSo.l ~M .C,, IJ v-e C. 'S w.:i -¼--,= 3 ~ ...... -f. 1, .. ..,,1<. ~rJa I . $,A r--1 t-l (,a.., ~\-4--,_ ll.~, '!,ve.'-JA "•< f& ~ .. ., ct;,A.~ 17G>o ,t,1~ -l4i,.o \..(._, ~'"4 "'C' \...\0 V l 7 (.l Gr"-"l.0-,1.,..,., C.Q a-...,{ JJ U,/1)£ s 1 3 I t1 ~ d, s #1 ; C fuo-~ -,{)~➔ {,. h, jj 5t:&> h d-/:;--Ir>// · Cv n, HOPE APARTMENTS ATTACHMENT D Missed Meeting Sign June 21, 2023 Item #1 Page 120 of 250 • City of Carlsbad: • Shannon.harker@carlsbadca.gov • (442) 339-2621 • 1635 Faraday Avenue Carlsbad CA, 92008 Attn: Shannon Harker SORRY WE MISSED YOU! We apologize but you have missed the outreach meeting for the Hope Apartments project. If you were not able to make the scheduled time for the meeting but still want to provide us with your feedback, please contact the Applicant and/or the City Planner at the contact information below. Thank you for your interest! • Wermers: • Hopeapartmentscommunityinput@gmail.com • (858) 535-1475 • 5120 Shoreham Drive #150 San Diego, CA 92122 Attn: Patrick Zabrocki June 21, 2023 Item #1 Page 121 of 250 HOPE APARTMENTS ATTACHMENT E Outreach Meeting Presentation June 21, 2023 Item #1 Page 122 of 250 HOPE APARTMENTS CT 2022-0001/SDP 2022-0006 (DEV2022-0030) THE PROJECT AUGUST 2022 OUTREACH MEETING PRE S ENTE D B Y PROPERTIES June 21, 2023 Item #1 Page 123 of 250 BUILDING BETTER RELATIONSHIPS Wermers is unique from other developers in the industry Family-owned and operated Region-specific Long Term Holdings Since 1957 in San Diego HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 124 of 250 Existing Project Site •Location: 1006 Carlsbad Village Drive •Assessor #s: 203-320-02, -20, -40, -41, -48, -51 •Size: 2.95 total acres •Land Use Designation: Village Barrio (VB) •Zoning Designation: Freeway Commercial (FC) •Existing Uses: Carlsbad Village Inn, three single family units, vacant lot and Carl’s Jr. (to remain) HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 125 of 250 Proposed Project BY THE NUMBERS •# of Buildings: One •Stories: Four •Height: 45 Feet •Units: 156 (studio, 1-, 2-, and 3-bedroom) •Parking: 276 total spaces (271 underground, five leasing office) •Amenities: Fitness center, roof deck, two large open space courtyards, BBQ/gathering areas, community pool •Permits: Two •Site Development Plan (SDP): For development of the project •Tentative Tract Map (CT): For consolidation of 5 lots into 1 lot HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 126 of 250 / I I I I l~ ,c -_ --=-"--_-_-_-_--_-_··~i • Proposed Project UNITS •Wide variety of types and sizes for a variety of resident and family types •Studios: 8 total (548 sf) •One-Bedrooms: 69 total (600-773 sf) •Two-Bedrooms: 67 total (991-1,135 sf) •Three-Bedrooms: 12 (1,253 sf) DENSITY BONUS •Current Density: 28-35 units/acre (104 units) •Affordable Provided: 15% “Very-Low” (16 units) •Density Bonus Law: 52.9 units/acre (156 units) •Development Standards Waivers: Two •Private open space •Fourth floor enclosed space HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 127 of 250 Proposed Project ARCHITECTURE •“Modern Coastal” style was selected through collaboration with the City as it is complementary to other new developments in the Village VIEW FROM SOUTHEASTERN CORNER LOOKING NORTHWEST VIEW FROM NORTHEASTERN CORNER LOOKING SOUTHWEST Entrance Driveway Carl’s Jr. Parking Lot Grand AvenueEntrance Driveway HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 128 of 250 Proposed Project ARCHITECTURE VIEW FROM NORTHWESTERN CORNER LOOKING SOUTHEAST VIEW FROM SOUTHWESTERN CORNER LOOKING NORTHEAST Hope Avenue Carl’s Jr. Parking LotGrand Avenue Hope Avenue HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 129 of 250 Overview of Process •What we have done: •Preliminary Review ………………………..2/15/22 •1st Submittal………………………………...5/31/22 •Where we are today: •2nd Submittal………………………………..8/5/22 •What is to come: •Additional Submittals………………………Fall through New Year •Planning Commission……………………..Late Winter •City Council………………………………...Early Spring 2023 •Construction Doc Review…............……..Spring 2023 through Summer 2024 •Break Ground………………………………Fall 2024 HOPE, CARLSBAD |AUGUST 2022June 21, 2023 Item #1 Page 130 of 250 We want to hear from you •Talk to us in person tonight at information tables •Fill out a comment card and leave in the bowl •Email, phone, mail… anytime! •Wermers: •Hopeapartmentscommunityinput@gmail.com •(858) 535-1475 •5120 Shoreham Drive #150 San Diego, CA 92122 Attn: Patrick Zabrocki •City of Carlsbad: •Shannon.harker@carlsbadca.gov •(442) 339-2621 •1635 Faraday Avenue Carlsbad CA, 92008 Attn: Shannon Harker HOPE, CARLSBAD |AUGUST 2022 THANK YOU FOR YOUR TIME June 21, 2023 Item #1 Page 131 of 250 HOPE APARTMENTS ATTACHMENT F Outreach Meeting Photos June 21, 2023 Item #1 Page 132 of 250 OUTREACH MEETING PHOTOS June 21, 2023 Item #1 Page 133 of 250 OUTREACH MEETING PHOTOS June 21, 2023 Item #1 Page 134 of 250 HOPE APARTMENTS ATTACHMENT G Outreach Correspondence June 21, 2023 Item #1 Page 135 of 250 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Friday, August 19, 2022 5:13 PM To:Arti Thumar; shannon.harker@carlsbadca.gov; Blake Baldwin Subject:RE: Hope Apartments feedback Attachments:2022-08-19 Hope - Outreach Notice Letter.pdf Hello Arti, Thank you for your patience in my response to your below email. We have been working through the details of the traffic study being prepared and the Grand/Hope intersection is being taken into consideration. I really appreciate you taking the time to respond to us about it. Also, please see the attached invitation to our outreach meeting for the project. You may be receiving the same invitation in the mail soon but I thought I would also reach out via email. The meeting is on Monday August 29th at 6:00 pm and will be held in Suite 104 of the retail space at the Lofts Apartments. Thank you very much and I hope to see you there. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Arti Thumar <arti.thumar@gmail.com> Sent: Wednesday, July 20, 2022 10:53 AM To: Patrick Zabrocki <PZabrocki@wermersproperties.com>; shannon.harker@carlsbadca.gov; Blake Baldwin <blake.p.baldwin@gmail.com> Subject: Hope Apartments feedback Hello Patrick and Shannon, My husband and I live on Home Ave near the new proposed Hope Apartments complex. With the additional people that would live in the complex, we would like to recommend the addition of a 4-way stop sign at the intersection of Hope Ave and Grand Ave. Currently there is only a 2 way stop and with the increased traffic, this intersection will become a safety hazard for drivers and pedestrian traffic. We look forward to hearing from you and the project start. Thank you Arti June 21, 2023 Item #1 Page 136 of 250 Exhibit 11 I{;)\ WERMERS \::tf/ PROPERTIES 1 Patrick Zabrocki From:Shannon Harker <Shannon.Werneke@carlsbadca.gov> Sent:Wednesday, July 20, 2022 3:01 PM To:Arti Thumar; Patrick Zabrocki; Blake Baldwin Subject:RE: Hope Apartments feedback Hi Arti, Thank you for your email. I’ve forwarded it to the project engineer as well as our Traffic Engineering Department for their review/consideration. I believe this is something that will be studied as part of the traffic assessment that will be required for the project. I appreciate your feedback. Shannon SHANNON HARKER Senior Planner Planning Division Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008 www.carlsbadca.gov 442-339-2621|shannon.harker@carlsbadca.gov SUBMITTAL APPOINTMENT: Phone: 442-339-2600, option 2 Email: planning@carlsbadca.gov Online: https://www.carlsbadca.gov/departments/community-development/book-an-appointment From: Arti Thumar <arti.thumar@gmail.com> Sent: Wednesday, July 20, 2022 10:53 AM To: pzabrocki@wermersproperties.com; Shannon Harker <Shannon.Werneke@carlsbadca.gov>; Blake Baldwin <blake.p.baldwin@gmail.com> Subject: Hope Apartments feedback Hello Patrick and Shannon, My husband and I live on Home Ave near the new proposed Hope Apartments complex. With the additional people that would live in the complex, we would like to recommend the addition of a 4-way stop sign at the intersection of Hope Ave and Grand Ave. Currently there is only a 2 way stop and with the increased traffic, this intersection will become a safety hazard for drivers and pedestrian traffic. We look forward to hearing from you and the project start. Thank you Arti June 21, 2023 Item #1 Page 137 of 250 , Cityof Carlsbad 10/13/22, 3:06 PM Gmail - Hope Apartments - Meeting Follow Up https://mail.google.com/mail/u/2/?ik=b17fb689a4&view=pt&search=all&permthid=thread-a%3Ar-3171184282660625983&simpl=msg-a%3Ar18276987…1/1 Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Hope Apartments - Meeting Follow Up 1 message Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com>Tue, Sep 13, 2022 at 3:58 PM To: cswatson3@outlook.com Hello Carolyn, This is Patrick Zabrocki from Wermers Proper es and I am emailing you to thank you for a ending the outreach event for the Hope Apartments project on August 29th. Also, as a follow up, I wanted to provide you with the DRAFT summary report (a ached) of that mee ng so that you could review the comments and answers and let me know if there is anything else you would like to add to it beforewe provide it to the City. I want to make sure you are included so let me know if you have addi ons or if you have any other ques ons. Thank you very much! Patrick Zabrocki Wermers Proper es 2022-09-13 Hope - Outreach Meeting Summary.pdf 158K June 21, 2023 Item #1 Page 138 of 250 Gmail 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Friday, August 19, 2022 5:03 PM To:'Charmaine Lillestrand' Cc:'shannon.harker@carlsbadca.gov' Subject:RE: New buildings on Calrsbad Village Dr., Grand Ave., and Hope Attachments:2022-08-19 Hope - Outreach Notice Letter.pdf Hello Charmaine, Please see the attached invitation to our outreach meeting for the Hope Apartments project. You may be receiving the same invitation in the mail soon but I thought I would also reach out via email. The meeting is on Monday August 29th at 6:00 pm and will be held in Suite 104 of the retail space at the Lofts Apartments. Thank you very much and I hope to see you there. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Patrick Zabrocki Sent: Friday, July 15, 2022 2:44 PM To: Charmaine Lillestrand <charmaine.lillestrand@familylife.com> Cc: shannon.harker@carlsbadca.gov Subject: RE: New buildings on Calrsbad Village Dr., Grand Ave., and Hope Hello Charmaine, Thank you for your feedback and insight as I recognize the value of it coming from a resident with real estate experience! We are still going through the details of the site designing so I will provide your comments to our design team for consideration. I appreciate your input and would like to keep a line open for communication as we go through the process. Thank you. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. June 21, 2023 Item #1 Page 139 of 250 C)\ WERMERS ~ PROPERTIES C)\ WERMERS ~ PROPERTIES 2 From: Charmaine Lillestrand <charmaine.lillestrand@familylife.com> Sent: Tuesday, July 12, 2022 4:27 PM To: Patrick Zabrocki <PZabrocki@wermersproperties.com> Cc: shannon.harker@carlsbadca.gov Subject: New buildings on Calrsbad Village Dr., Grand Ave., and Hope Hello, My name is Charmaine Lillestrand and I am a homeowner in the area near the new proposed development on Carlsbad Village Dr., Hope Ave., and Grand. I am from a family of real estate investors. I have a constructive idea for you to consider. On my way home from I 5, I use the Carlsbad village exit. I turn right off of Carlsbad Village Dr. at the Carl's Jr which is butting up to this project. This section of Hope Ave is more like an alley at this point in time. Many cars come through here on their way to businesses such as Vallarta, and also cutting through to Grand (like me). It would be wonderful for this to become an actual road. I think it would benefit the whole community, including the 150 or so people in the units you are building. Also, the corner of Grand and Hope is currently a blind spot. Improving the line of sight for this corner would be a safety issue. There is more traffic than one would expect at this corner. People drive west who are staying at the residential hotel and the current new condos, both of which are nearest the I 5 freeway. They come west and it is nearly impossible to see them from Hope driving North at Grand. June 21, 2023 Item #1 Page 140 of 250 3 This corner could become an inviting roundabout. There could even possibly be a back entrance to your property somewhere near this corner. Thank you for your consideration as you improve our community with your new development. Charmaine Lillestrand June 21, 2023 Item #1 Page 141 of 250 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Friday, September 9, 2022 12:59 PM To:Eric Zielke Subject:RE: Input for The Hope Apartments Attachments:2022-08-25 Hope - Outreach Meeting Presentation.pdf Hello Erik, Sorry you weren’t able to attend but there were a total of seven people who attended. We gave a short presentation (see attached) and fielded questions and comments which covered a lot of topics but mostly focused on architecture. We also did discuss traffic and the improvements along Grand and at the corner of Grand and Hope. To respond to your comment, we are designing our project to be in compliance with the line of sight requirements at the corners and feel that our improvements are going to improve the existing conditions. Let me know if you have any questions. Thank you. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Eric Zielke <eric.a.zielke@gmail.com> Sent: Friday, September 2, 2022 10:39 AM To: Patrick Zabrocki <PZabrocki@wermersproperties.com> Subject: Re: Input for The Hope Apartments Patrick, I’m sorry I was unable to attend. Can you give me a quick summary? Due to the City’s current emergency declaration, I think it would be good to focus on pedestrian and bicycle safety within this area. Right now there are a lot of blind corners and unsafe areas in this area. V/R, Eric On Aug 19, 2022, at 5:22 PM, Patrick Zabrocki <PZabrocki@wermersproperties.com> wrote: Hello Eric, June 21, 2023 Item #1 Page 142 of 250 Q WERMERS \:tf/ PROPERTIES 2 Please see the attached invitation to our outreach meeting for the Hope Apartments project. You may be receiving the same invitation in the mail soon but I thought I would also reach out via email. The meeting is on Monday August 29th at 6:00 pm and will be held in Suite 104 of the retail space at the Lofts Apartments. Thank you very much and I hope to see you there. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Patrick Zabrocki Sent: Tuesday, July 12, 2022 1:48 PM To: Eric Zielke <eric.a.zielke@gmail.com> Cc: john.kim@carlsbadca.gov; Shannon.Harker@carlsbadca.gov; Miriam Jim <Miriam.Jim@carlsbadca.gov> Subject: RE: Input for The Hope Apartments Hello Eric, First of all, thank you for your feedback and insight. I feel it is very productive to get your insight early in the process so we can do our best to make the project a great one. I will send this to my design team to see what their feedback is. The project is early on so there are a lot of move parts at this point. Lets keep a line open for communication as we go through the process. Thank you! Patrick Zabrocki 5120 Shoreham Place, #150, San Diego, CA 92122 -----Original Message----- From: Eric Zielke <eric.a.zielke@gmail.com> Sent: Saturday, July 2, 2022 10:09 AM To: Patrick Zabrocki <PZabrocki@wermersproperties.com> Cc: john.kim@carlsbadca.gov; Shannon.Harker@carlsbadca.gov; Miriam Jim June 21, 2023 Item #1 Page 143 of 250 W IE M RSI PROPE TIE .S W IE M RS PROPE -TIE .S 3 <Miriam.Jim@carlsbadca.gov> Subject: Input for The Hope Apartments Patrick, I recently received a letter in the mail asking for comment on the Hope Apts. development. Overall, I’m very happy to see new development in the area but I just wanted to express a few of my concerns with this known issue at the corner of that Hope Ave alley and Grand Ave. (and I’m Cc’ing the City Traffic Engineers John Kim and Miriam Jim as well since they may know more about this or maybe you’ve already spoke to them). It seems like the intersection could be a great candidate for a traffic circle similar to what is being currently designed and constructed in the Barrio Area since there are so many people who turn around at this intersection and there a lot of confusion and line of sight issues at this intersection as of right now. Also, there is not proper ADA access. I know that’s no necessarily a developer concern, but my comment would be that the development you’re proposing doesn’t “disallow” a future traffic circle and/ or safe ADA curb ramp crosswalks at this location in the future. Also, regarding line of sight, it appears you’re development is proposing a 6-ft high retaining wall which may impede line of sight concerns and I’m not sure it would be conforming to the Village and Barrio Master plan when reference fence height restrictions (I’d imagine a fence would be placed on the 6-ft high retaining wall). Could the retaining wall/ fence be brought down to something like 4ft and could a sidewalk area be placed on the alley? Also, is the property line actually extending all the way to the centerline of Grand Ave.? Is there plans to widen Grand Ave. and/ or create a larger/ safer sidewalk in this area? I’m just really concerned with the safety aspects of this intersection at the northwest corner of this new development. V/R, Eric June 21, 2023 Item #1 Page 144 of 250 HOPE AVE APARTMENTS JULY 5, 2022 IMAGINE CARLSBAD’S COMMENTS ON THIS PROPOSED REDEVELOPMENT I.C. appreciates Wermers taking ownership and redeveloping these parcels in the Village. The plans we received from the City appear to be a good start. I.C. is currently discussing building design in the Village with the new committee and City consultant. Your project is both housing and located within the core area, made up of FC, VC & Hosp districts. As such it is a key example for design factors we have recently brought forward. These are: It’s the Pacific: Context - we sit at the interface between a land and sea It’s a Village: All redevelopment must strengthen its character and atmosphere It’s Carlsbad’s unique neighborhood: Start/Heart; Downtown; soon Town Center Its heritage 100+ years: This must have an influence on all new work We are requesting that all new development proposals in the Village respond to and reflect these attributes as primary guiding factors. What we do not want are buildings with today’s in vogue design style that could be placed anywhere in SoCal. The Village is unique and our community has stated that we want a “Beach Town” character. We appreciate that you have put together a number of parcels and that this has allowed parking to go sub-grade, great. However, as stated “it’s a Village”, the look of a mega complex is in appropriate. What we want from new development is to look as though it is a cluster of different narrow buildings built over time buy different people side by side in a tight group. This supports the appearance of a village and it supports this Village’s typical 50ft wide lots, part of its heritage. We also want the exterior design and materials to reflect the context / setting. We point you to the 5 unit residential bldg just finished on the southeast corner of Oak and Madison. It is not perfect but it is one of “the looks” we find most appropriate from its materials, massing, window selection / grouping and use of wood timbers/trellis as detail. Our understanding of the new MP is that it requires setbacks on the 4th level. The MP also has a maximum height standard of 45 ft and the plans indicate a height of just under 48 ft on the west (alley) edge, this is of concern for us. We like that the SW corner is held to 3 stories and would like to see the same on the NW corner, with non-hard overheads. We will also look for abundant greenery on these open corners to add to the positive visual statement for this redevelopment in our Village. We look forward to reviewing the next set of updated plans on your proposed project. June 21, 2023 Item #1 Page 145 of 250 a:!Jmagine &11 carlsbad 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Friday, August 19, 2022 4:59 PM To:garynessim@att.net Cc:Shannon Harker Subject:RE: Response to your letter re: Hope Apartments Attachments:2022-08-19 Hope - Outreach Notice Letter.pdf Hello Gary, Please see the attached invitation to our outreach meeting for the Hope Apartments project. The meeting is on Monday August 29th at 6:00 pm and will be held in Suite 104 of the retail space at the Lofts Apartments. Thank you very much and I hope to see you there. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Patrick Zabrocki Sent: Friday, July 15, 2022 2:57 PM To: garynessim@att.net Cc: Shannon Harker <Shannon.Werneke@carlsbadca.gov> Subject: Response to your letter re: Hope Apartments Dear Imagine Carlsbad, We received a copy of your letter and thank you for your feedback and insight. I feel it is very productive to get your perspectives early in the process so we can do our best to make the project a great one. I will provide your comments to our design team for consideration. I appreciate your input as I was informed of the beneficial collaboration you had with Austin Wermers on the Lofts project. Thanks again and please keep a line open for communication as we go through the process. Thank you. Patrick Zabrocki 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. June 21, 2023 Item #1 Page 146 of 250 C)\ WERMERS V::!:!,/ PROPERTIES C)\ WERMERS V::!:!,/ PROPERTIES 1 Patrick Zabrocki From:Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Sent:Thursday, September 22, 2022 4:36 PM To:Patrick Zabrocki Subject:Fwd: Hope Apartments - Meeting Follow Up Attachments:2022-09-13 Hope - Outreach Meeting Summary.pdf ---------- Forwarded message --------- From: Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Date: Tue, Sep 13, 2022 at 3:56 PM Subject: Hope Apartments - Meeting Follow Up To: <garynessim@att.net> Hello Gary, This is Patrick Zabrocki from Wermers Properties and I am emailing you to thank you for attending the outreach event for the Hope Apartments project on August 29th. Also, as a follow up, I wanted to provide you with the DRAFT summary report (attached) of that meeting so that you could review the comments and answers and let me know if there is anything else you would like to add to it before we provide it to the City. I want to make sure you are included so let me know if you have additions or if you have any other questions. Thank you very much! Patrick Zabrocki Wermers Properties June 21, 2023 Item #1 Page 147 of 250 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Thursday, September 22, 2022 4:46 PM To:garynessim@att.net Cc:Austin Wermers Subject:Hope Apartments - Follow up from outreach meeting Attachments:Fwd: Hope Apartments - Meeting Follow Up Hello Gary, I am reaching out because I sent you a copy of the outreach meeting summary (see attached) to get feedback but didn’t hear back. I just wanted to make sure it didn’t end up in your junk mail. Also, Austin and I have been discussing the feedback we have been receiving and wanted to ask you and Bob to meet with us to discuss some ideas we have. I would appreciate it if you could let me know your availability to meet at our office. I do not have Bob’s contact information and was wondering if you could coordinate with him or provide me with his contact information. Thank you. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. June 21, 2023 Item #1 Page 148 of 250 Q WERMERS V::!:f/ PROPERTIES 10/13/22, 3:08 PM Gmail - Hope Apartments - Meeting Follow Up https://mail.google.com/mail/u/2/?ik=b17fb689a4&view=pt&search=all&permthid=thread-a%3Ar193320817372380737&simpl=msg-a%3Ar4243954535…1/1 Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Hope Apartments - Meeting Follow Up 1 message Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com>Tue, Sep 13, 2022 at 3:59 PM To: wrighthouzz@gmail.com Hello Sam, This is Patrick Zabrocki from Wermers Proper es and I am emailing you to thank you for a ending the outreach event for the Hope Apartments project on August 29th. Also, as a follow up, I wanted to provide you with the DRAFT summary report (a ached) of that mee ng so that you could review the comments and answers and let me know if there is anything else you would like to add to it beforewe provide it to the City. I want to make sure you are included so let me know if you have addi ons or if you have any other ques ons. Thank you very much! Patrick Zabrocki Wermers Proper es 2022-09-13 Hope - Outreach Meeting Summary.pdf 158K June 21, 2023 Item #1 Page 149 of 250 Gmail 1 Patrick Zabrocki From:Patrick Zabrocki Sent:Friday, August 19, 2022 5:20 PM To:Shane Rogers Subject:RE: Hope Apartments Attachments:2022-08-19 Hope - Outreach Notice Letter.pdf Hi Shane, I wanted to reach out to you to let you know that we are holding an outreach meeting for the Hope Apartments project on Monday August 29th at 6:00 pm. It will be held in Suite 104 of the retail space at the Lofts Apartments (where the future vet hospital will be). Thank you very much for your interest. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Patrick Zabrocki Sent: Friday, August 12, 2022 5:08 PM To: Shane Rogers <shane_rogers@ajg.com> Subject: RE: Hope Apartments Hello Shane, Thank you for your interest in the Hope Apartments. Typically, we anticipate a time period of approximately three to even four years from when we submit the first application to when we actually break ground. Keep in mind that there are many factors that go into the process so that estimate is highly variable. Thank you for your interest. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. June 21, 2023 Item #1 Page 150 of 250 I{;)\ WERMERS \::tf/ PROPERTIES I{;)\ WERMERS \::tf/ PROPERTIES 2 From: Shane Rogers <shane_rogers@ajg.com> Sent: Monday, August 8, 2022 2:17 PM To: Patrick Zabrocki <PZabrocki@wermersproperties.com> Subject: Hope Apartments Hello Patrick- I’m a resident at The Lofts Carlsbad Village. I noticed the “Notice of Project Application” for the Hope Apartments. How long does it typically take from project submission to breaking ground? Thanks, SR Shane Rogers Area Assistant Vice President |Gallagher Benefit Services, Inc. Visit Gallagher’s Pandemic Preparedness page for information to prepare your business and your employees for pandemic outbreaks, including COVID-19. Direct 707-687-2621 Fax 707-687-2608 shane_rogers@ajg.com 800 Edgewood Place Windsor, CA 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License # 0D36879 Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer June 21, 2023 Item #1 Page 151 of 250 ~ Gallagher ....-Mee A~MMIC)IIIINI canutmg 1 Patrick Zabrocki From:Shane Rogers <shane_rogers@ajg.com> Sent:Tuesday, September 20, 2022 9:32 AM To:Patrick Zabrocki; Shannon Harker Subject:RE: Hope Apartments Good morning Patrick and Shannon- Thank you so much for the quick response. I looked over everything and I do not have any questions at this time. Hope you both have a great week. Best, SR Shane Rogers Area Assistant Vice President |Gallagher Benefit Services, Inc. Visit Gallagher’s Pandemic Preparedness page for information to prepare your business and your employees for pandemic outbreaks, including COVID-19. Direct 707-687-2621 Fax 707-687-2608 shane_rogers@ajg.com 800 Edgewood Place Windsor, CA 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License # 0D36879 Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer From: Patrick Zabrocki <PZabrocki@wermersproperties.com> Sent: Tuesday, September 20, 2022 9:25 AM To: Shannon Harker <Shannon.Werneke@carlsbadca.gov>; Shane Rogers <shane_rogers@ajg.com> Subject: RE: Hope Apartments [EXTERNAL] Hello Shane, June 21, 2023 Item #1 Page 152 of 250 Gallagher ..... Mee Risk~-Candtina C WORLD'S OST ~ I ETHICAL ~ CO PAN.IES 2 I am sorry the meeting didn’t work out with your schedule but hopefully the notice I sent you on August 19th provided some background information. Take a look at the meeting summary Shannon sent (thank you, Shannon) and let me know if you have additional comments/feedback. Thank you very much. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Shannon Harker <Shannon.Werneke@carlsbadca.gov> Sent: Tuesday, September 20, 2022 9:03 AM To: Shane Rogers <shane_rogers@ajg.com>; Patrick Zabrocki <PZabrocki@wermersproperties.com> Subject: RE: Hope Apartments Hi Shane, Attached please find the summary report the applicant provided for the outreach meeting. Please let me know if you have any questions. Shannon SHANNON HARKER Senior Planner Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008 www.carlsbadca.gov 442-339-2621|shannon.harker@carlsbadca.gov SUBMITTAL APPOINTMENT: Phone: 442-339-2600, option 2 Email: planning@carlsbadca.gov Online: https://www.carlsbadca.gov/departments/community-development/book-an-appointment From: Shane Rogers <shane_rogers@ajg.com> Sent: Monday, September 19, 2022 2:03 PM To: Shannon Harker <Shannon.Werneke@carlsbadca.gov>; pzabrocki@wermersproperties.com Subject: Hope Apartments June 21, 2023 Item #1 Page 153 of 250 t:;;)\ WERMERS vt::!) PROPERTIES City of Carlsbad 3 Good afternoon Shannon and Patrick: I am a resident of The Lofts – Carlsbad Village. Unfortunately, I was not able to attend the meeting that was held in our building recently. It looks like it was designed for local residents that may have questions/concerns about the Hope Apartments Project. Do you have any “minutes” from the meeting or any type of follow-up? Thanks so much. Best, -SR Shane Rogers Area Assistant Vice President |Gallagher Benefit Services, Inc. Visit Gallagher’s Pandemic Preparedness page for information to prepare your business and your employees for pandemic outbreaks, including COVID-19. Direct 707-687-2621 Fax 707-687-2608 shane_rogers@ajg.com 800 Edgewood Place Windsor, CA 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License # 0D36879 Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. June 21, 2023 Item #1 Page 154 of 250 ...,.....m Aii:11: Malla.9ftllM 0M!:ullifta -----·n;r C WORLD'S OST ('!;I 0 1 Patrick Zabrocki From:Shane Rogers <shane_rogers@ajg.com> Sent:Tuesday, September 20, 2022 9:32 AM To:Patrick Zabrocki; Shannon Harker Subject:RE: Hope Apartments Good morning Patrick and Shannon- Thank you so much for the quick response. I looked over everything and I do not have any questions at this time. Hope you both have a great week. Best, SR Shane Rogers Area Assistant Vice President |Gallagher Benefit Services, Inc. Visit Gallagher’s Pandemic Preparedness page for information to prepare your business and your employees for pandemic outbreaks, including COVID-19. Direct 707-687-2621 Fax 707-687-2608 shane_rogers@ajg.com 800 Edgewood Place Windsor, CA 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License # 0D36879 Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer From: Patrick Zabrocki <PZabrocki@wermersproperties.com> Sent: Tuesday, September 20, 2022 9:25 AM To: Shannon Harker <Shannon.Werneke@carlsbadca.gov>; Shane Rogers <shane_rogers@ajg.com> Subject: RE: Hope Apartments [EXTERNAL] Hello Shane, June 21, 2023 Item #1 Page 155 of 250 Gallagher ..... Mee Risk~-Candtina C WORLD'S OST ~ I ETHICAL ~ CO PAN.IES 2 I am sorry the meeting didn’t work out with your schedule but hopefully the notice I sent you on August 19th provided some background information. Take a look at the meeting summary Shannon sent (thank you, Shannon) and let me know if you have additional comments/feedback. Thank you very much. Patrick Zabrocki Cell: 858-245-2473 5120 Shoreham Place, #150, San Diego, CA 92122 This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, by forwarding this to wermers@wermerscompanies.com, or by telephone at (858) 535-1475 and destroy the original transmission and its attachments without reading or saving in any manner. Thank you. From: Shannon Harker <Shannon.Werneke@carlsbadca.gov> Sent: Tuesday, September 20, 2022 9:03 AM To: Shane Rogers <shane_rogers@ajg.com>; Patrick Zabrocki <PZabrocki@wermersproperties.com> Subject: RE: Hope Apartments Hi Shane, Attached please find the summary report the applicant provided for the outreach meeting. Please let me know if you have any questions. Shannon SHANNON HARKER Senior Planner Community Development Department 1635 Faraday Avenue Carlsbad, CA 92008 www.carlsbadca.gov 442-339-2621|shannon.harker@carlsbadca.gov SUBMITTAL APPOINTMENT: Phone: 442-339-2600, option 2 Email: planning@carlsbadca.gov Online: https://www.carlsbadca.gov/departments/community-development/book-an-appointment From: Shane Rogers <shane_rogers@ajg.com> Sent: Monday, September 19, 2022 2:03 PM To: Shannon Harker <Shannon.Werneke@carlsbadca.gov>; pzabrocki@wermersproperties.com Subject: Hope Apartments June 21, 2023 Item #1 Page 156 of 250 t:;;)\ WERMERS vt::!) PROPERTIES City of Carlsbad 3 Good afternoon Shannon and Patrick: I am a resident of The Lofts – Carlsbad Village. Unfortunately, I was not able to attend the meeting that was held in our building recently. It looks like it was designed for local residents that may have questions/concerns about the Hope Apartments Project. Do you have any “minutes” from the meeting or any type of follow-up? Thanks so much. Best, -SR Shane Rogers Area Assistant Vice President |Gallagher Benefit Services, Inc. Visit Gallagher’s Pandemic Preparedness page for information to prepare your business and your employees for pandemic outbreaks, including COVID-19. Direct 707-687-2621 Fax 707-687-2608 shane_rogers@ajg.com 800 Edgewood Place Windsor, CA 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License # 0D36879 Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. June 21, 2023 Item #1 Page 157 of 250 ...,.....m Aii:11: Malla.9ftllM 0M!:ullifta -----·n;r C WORLD'S OST ('!;I 0 10/13/22, 2:34 PM Gmail - Hope Apartments - Meeting Follow Up https://mail.google.com/mail/u/2/?ik=b17fb689a4&view=pt&search=all&permthid=thread-a%3Ar1496369491483840415&simpl=msg-a%3Ar-49772370…1/2 Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Hope Apartments - Meeting Follow Up 4 messages Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com>Tue, Sep 13, 2022 at 4:00 PM To: childst@hotmail.com Bcc: patsurfrider@hotmail.com Hello TJ, This is Patrick Zabrocki from Wermers Proper es and I am emailing you to thank you for a ending the outreach event for the Hope Apartments project on August 29th. Also, as a follow up, I wanted to provide you with the DRAFT summary report (a ached) of that mee ng so that you could review the comments and answers and let me know if there is anything else you would like to add to it beforewe provide it to the City. I want to make sure you are included so let me know if you have addi ons or if you have any other ques ons. Thank you very much! Patrick Zabrocki Wermers Proper es 2022-09-13 Hope - Outreach Meeting Summary.pdf 158K T Childs <childst@hotmail.com>Tue, Sep 13, 2022 at 8:34 PM To: Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Patrick. Thanks I will review it. T J From: Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Sent: Tuesday, September 13, 2022 4:00 PM To: childst@hotmail.com <childst@hotmail.com> Subject: Hope Apartments - Mee ng Follow Up [Quoted text hidden] T Childs <childst@hotmail.com>Wed, Sep 14, 2022 at 11:01 AM To: Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Patrick Thank you for the report. No recommended changes. Sincerely T J June 21, 2023 Item #1 Page 158 of 250 Gmail 10/13/22, 2:34 PM Gmail - Hope Apartments - Meeting Follow Up https://mail.google.com/mail/u/2/?ik=b17fb689a4&view=pt&search=all&permthid=thread-a%3Ar1496369491483840415&simpl=msg-a%3Ar-49772370…2/2 From: Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com> Sent: Tuesday, September 13, 2022 4:00 PM To: childst@hotmail.com <childst@hotmail.com> Subject: Hope Apartments - Mee ng Follow Up [Quoted text hidden] Patrick Zabrocki <hopeapartmentscommunityinput@gmail.com>Mon, Sep 19, 2022 at 12:57 PM To: T Childs <childst@hotmail.com> Hello T J, I appreciate your review and confirming that you don't recommend changes. [Quoted text hidden] June 21, 2023 Item #1 Page 159 of 250 June 21, 2023 Item #1 Page 160 of 250 JUNE 7, 2023 DEAR CARLSBAD PLANNING COMMISSIONERS. MY NAME IS KEN FRISBIE AND MY WIFE KATHY FRISBIE. WE LIVE IN CARLSBAD AT 6170 P ASEO MONONA IN THE RANCHO CARRILLO AREA WE ALSO WORK IN CARLSBAD AND AM SO PROUD OF THE GREAT COMMUNITY THAT WE LIVE IN. WE SUPPORT THE PROPOSED HOPE APARTMENTS AND WANT TO CONTINUE TO SEE SMART GROWTH IN DOWNTOWN. THE NEW CARLSBAD LOFT APARTMENTS HA VE DONE WELL FOR THE AREA (MUCH BETTER THAN A DENNY'S AND A BUNCH OF ABANDONED RVS). NOW IT IS TIME TO GET RID OF THE EXISTING MOTEL 6 SITE AND UPGRADE rr WITH THE HOPE APARTMENTS. WE TRULY BELIEVE CARLSBAD IS THE BEST CITY IN SAN DIEGO COUNTY. YOU CAN LIVE, WORK AND PLAY THERE, NOT TO MENTION THE GREAT CLIMATE, BEACHES AND TOURISM CT.E., LEGOLAND, FLOWER FIELDS ETC.). THE HOPE APARTMENT PROJECT WILL BE A GREAT ADDITION TO THE VILLAGE BECAUSE IT PROVIDES HOUSING WHERE WE NEED IT AND WHERE A LOT OF PEOPLE ACTUALLY WANT TO LIVE. TI-IIS PROJECT IS THE PERFECT LOCATION TO EXPERIENCE EVERYTHING THAT IS GREAT ABOUT CARLSBAD AS. IT IS CLOSE TO THE BEACH, GREAT RESTAURANTS, A VARIETY OF RETAIL AND PARKS CLOSE BY. THERE ARE A LOT OF TRANSIT OPTIONS SO WE WOULD IlV1AGINE THAT THERE WOULDNT BE A LOT OF DRIVING NEEDED FOR PEOPLE WHO WILL LIVE THERE. THE DOWNTOWN CARISBAD VILLAGE AREA HAS BECOME SUCH A GREAT PLACE TO GO AND SPEND TIME AND I BELIEVE PROJECTS LIKE THIS WILL ONLY STRENGTHEN THE DOWNTOWN CORE OF THE BEACH COMMUNITY. FROM OUR UNDERSTANDING, TFfE DEVELOPER AND HIS PARTNERS, HAVE A LONG I-IISTORY OF BUILDING IN SAN DIEGO AND WILL ACTUALLY BE OPERATING TI-IE APARTMENTS AFTER IT IS BWLT WI-II CH IS A GREAT SITUATION TO HA VE. WITH OTHER SIMILAR PROJECTS THAT HAVE BEEN APPROVED AND BUILT IN THIS AREA, WE FEEL THAT THIS PROJECT WILL CONTINUE THE REVITALIZATION OF THE VILLAGE IN A WAY THAT IS IN LINE WITH WHAT HAS BEEN PLANNED FOR BY THE CITY AND WE ASK THAT YOU APPROVE TI-US PROJECT. SINCERELY, June 21, 2023 Item #1 Page 161 of 250 Ju.ne 7, 2023 To Whom It May Concern -City of Carlsbad Planning I am a resident ofThe Lofts at Carlsbad Village Apartments and I am aware of the very exciting plans to build a new apartment community on the piece of land where the hotel is. This would be great news to us here at The Lofts as there is at times a lot of "foot traffic" coming and going from the hotel along with a lot of people staying at that hotel that do a lot of yelling and screaming and it is very disturbing to those of us that live across from the hotel to have to hear all of this noise and police activity coming and going. Just this past Monday it was around 5:30PM tp 6:30PM there was someone (male) yelling and screaming non stop and it's very upsetting, so the change will be very welcoming for those of us that love living at The Lofts apartments. egar , L dsay Nydam Shannon Harker From: Planning Sent: To: Cc: Wednesday, June 7, 2023 2:47 PM Shannon Harker; Cynthia Vigeland Eric Lardy Subject: FW: Hope Apartments complex To Planning Commissioners. From: Michelle Enfield <mvkata17@gmail.com> Sent: Wednesday, June 7, 2023 10:11 AM To: Planning <Planning@CarlsbadCA.gov> Subject: Hope Apartments complex Dear Carlsbad Planning Commissioners, Name is Michelle Vanderlinden-Enfield, I am a business owner looking to share my support for the Hope Apartment Projet::ts. I support the project because we feel the Hope Apartments will help alleviate the housing crisis in our region. Respectfully submitted, Michelle Vanderlinden-Enfield Connecting people with their personal power since 1992 Owner/Instructor Goju Karate Center Gojukaratecenter.com 760 583-4191 GKCglobal Founder/Instructor/Consultant CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content i 1 June 21, 2023 Item #1 Page 162 of 250 ~ Shannon Harker From: Planning Sent: To: Wednesday, June 7, 2023 2:48 PM Shannon Harker Cc: Subject: Eric Lardy; Cynthia Vigeland FW: Hope Building Project From: alex parra <a1exparra1856@gmail.com> Sent: Wednesday, June 7, 2023 1:19 PM To: Planning <Planning@CarlsbadCA.gov> Subject: Hope Building Project Dear Carlsbad Planning Commissioners, Name is Alejandro Parra. I am a local business owner looking to share my support for the Hope Apartment Projects. I support the project because I believe it will help improve the homeless community around this area and bring in a new type of resident with single and family style apartments being offered. I also believe it will help local businesses get more customers and make this area more attractive with a new morden style complex. Also being a resident of Carlsbad i think it will make the Village more appealing to guests outside of our community. Thank You, Alejandro CAUTION: Do not open attachments or click on links unless ou recognize the sender and know the content i safe. June 21, 2023 Item #1 Page 163 of 250 V June 21, 2023 Item #1 Page 164 of 250 ( ( NORTH COUNTY TRANSIT DISTRICT 810 Mission Avenue Oceanside, CA 92054 (760) 966-6500 (760) 967-2001 (fax) GoNCTD.com June 6, 2023 City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 Sent Via Electronic Mail: planning@carlsbadca.gov Re: CT 2022-0001 SDP 2022-0006 -Hope Apartments To Whom It May Concern: Thank you for the opportunity to review the details on CT 2022-0001 SDP 2022-0006 - Hope Apartments, based on the environmental notice published on April 10, 2023. The project is located on the north side of Carlsbad Village Drive, south side of Grand Avenue and east side of Hope Avenue Alley. Bus Stop is at Project Site: Upon review of the notice received by the North County Transit District (NCTD), NCTD has determined that there is a BREEZE (Route 315) bus stop (ID: 20419 Carlsbad Village Drive and Harding Street) at the project site. If you are still accepting comments, NCTD recommends the construction of one (1) Americans with Disabilities Act (ADA)-compliant bus stop pad for passenger boarding. The design should be consistent with NCTD standards and include the following: • A clear sidewalk area that is eight (8)-foot-deep by five (5)-foot-wide concrete boarding and alighting area that meets standards set forth by the ADA and that is connected to the curb and street. This clear area cannot have any street furniture or impediments in the eight (SJ-foot-deep by five (5)-foot-deep space_ • Improvement for pedestrian and shelter lighting at the bus stop site for visibility and overall safety. • Installation of a bus stop shelter, benches, and trash receptacles are highly desirable. • Minimum of a three (3)-foot-wide sidewalk path that is unimpeded by street furniture, trees, or landscaping. Detours Required: Upon review of the notice received by NCTD, NCTD has determined that the construction may take place in the right-of-way of NCTD BREEZE (Route 315). June 21, 2023 Item #1 Page 165 of 250 Re: CT 2022-0001 SDP 2022-0006 -Hope Apartments June 6, 2023 Page 2 of 3 NCTD requests that you or your contractor provide a notice two (2)-weeks prior to starting work. That way we may send a supervisor to meet with your construction crew to determine if your traffic control methods affect NCTD's stops. The notice should be provided via e-mail to detours@nctd.org. Transit Oriented Development/Pedestrian: NCTD highly recommends that the project site design allow for sufficient ADA paths for connecting pedestrians from within your future development to access nearby bus stops, sidewalks, and crosswalks. To make your development pedestrian and bike friendly, NCTD highly encourages you to provide shading from trees or structures, lighting, bike racks, and seating. Potential improvements in transit access at this site would include pedestrian egress to access the adjacent bus stops and better pedestrian lighting along crosswalks at the traffic signal and the sidewalk. This will support the connectivity of the pedestrian network to the transit system. As described in NCTD's Bus Stop Development Handbook (2018), new developments should be designed to provide clear and direct access to bus stops (existing or new), and should emphasize pedestrian access, activity, and safety. Gated or walled developments should provide openings through walls to minimize the walking distance and provide a more direct route to bus stops. Developments with parking lots should be designed with clear pedestrian walkways. Distinct walkway networks should be provided where bus stops and/or transit centers can be linked with building entrances. Entrances to buildings should face the street with pedestrian access located close to the nearest bus stop. Below is a sample of Guidelines for design supported by NCTD, as found in our Bus Stop Development Handbook (2018): Key Transit Supportive Design and Development Guidelines Supported by NCTD Orient developments towards the street, with parking located to the rear of buildings rather than along the street frontage. Building design and circulation plans should minimize the need for parking and increase the opportunity for transit and active transportation. Bus stop and station elements should be incorporated into the design, in addition to other public spaces like walkways, bicycle paths, and street furniture. Emphasize compatible and compact land uses that enable convenient access to and from bus routes, and that are designed to provide connections to a variety of uses (i.e. residential, employment, educational, and commercial). Minimize walk distances through developments to bus stops, especially those with walls or gates, so that transit is accessible to most patrons or residents. City of Carlsbad: Supporting active transit-friendly design will support the fulfillment of city goals. Pedestrian improvements and increased connectivity are key measures in the City's Climate Action Plan Implementation Matrix (pgs. 5-3). Conducting these improvements could also mitigate June 21, 2023 Item #1 Page 166 of 250 ( Re: CT 2022-0001 SDP 2022-0006 -Hope Apartments June 6, 2023 Page 3 of 3 traffic impacts and provide a higher standard of living for current, future customers, and residents of this development. Thank you again for allowing NCTD to review and comment on this project. Should you have any questions related to this review, feel free to contact me at (760) 966-6683 or via e-mail at kpersons@nctd.org. Sincerely, Katie Pe ons Director of SeJVice Planning cc: Chris Orlando, Chief Planning and Communications Officer, NCTD Derrick Wojcik-Darners, Interim Chief Operations Officer -Bus, NCTD Mary Balderrama, Transit Planner, NCTD June 21, 2023 Item #1 Page 167 of 250 June 6, 2023 City of Carlsbad Planning Division 1635 Faraday A venue Carlsbad, CA 92008 RE: Hope Apartments Honorable Planning Commissioners and City Staff, The undersigned has been a Carlsbad resident since November 2000. From 1999 to 2021, I was a senior executive with a successful commercial real estate firm based in Carlsbad. Some would say that my 40 years of experience as a real estate professional qualifies me as a sophisticated and educated developer and investor. I have watched the growth and success of Carlsbad Village unfold over the past 22+ years. I am gratified to have observed and participated in the revitalization of this portion of our great city. Toe Village's success is a testament to the vision of, among others, past and present Planning Commissioners, City Council Members, City Staff and the business community. Carlsbad Village has been transformed from a sleepy beach town into a vibrant area that combines high quality residences, hospitality, shops, restaurants, services and best-in-class natural resources. The purpose of this letter is share with you my support for the proposed Hope Apartments project. Carlsbad, like many cities in California, has a desperate need for more residential units. The Hope Apartments project offers a great opportunity to address this need. For residents, the Village will be an integrated and well-planned urban development that permits residents to walk to and from most needs of daily life. For the City, Hope Apartments will help meet State and local housing requirements, including a significant affordable housing component, and it will perpetuate the goals of the City's urban plan, bringing relief to our region's housing demand. More importantly, Hope Apartments will be a project whose quality, to be developed by a pre-eminent developer whose many fine projects are operating in Carlsbad and throughout San Diego County, will be an exemplary addition to the Village's revitalization efforts. This project seems to check "all the boxes" that pertain development in a high-density area like the Village. The project's strategic location is close to the Village's many assets, including public transit. The project proposes ample parking, reducing resident parking on surface streets. The project proposes amenities that are in-demand by today's residents and a pleasing and contemporary architectural design that will complement other new developments in the area. The project will improve what is currently underutilized land and the developer wi11 provide off-site improvements without public subsidies. Thank you for the opportunity to provide you with my thoughts about and strong support for the Hope Apartments project. I look forward to hearing of the City's approval of this exciting project. Sincerely, ~~ Ira Schwartz 7304 Black Swan Place Carlsbad, CA 9201 I ■ June 21, 2023 Item #1 Page 168 of 250 June 5, 2023 I hope you wHI help us support a better ViJlage and Barrio by approving the Hope Apartments project right off the 5 Freeway and Carlsbad Village Drive. My name is Steve Bowers, and I have been living in Carlsbad since 1984 and involved in the real estate business my entire life. I consider myself an expert in real estate overaJI, and want to see Carlsbad continue to evolve with responsible development with a positive impact on the Village and the Barrio. Below are a few of the reasons I support the project: • Th is project is needed to not only fuJfill the obligations of the City but to make Carlsbad a better place to live. · • The City is required by State law to build more housing and this project will help fulfill those requirements. • This project is buHding what is expected by the Vilfage and Barrio and Master Plan and is doing so with great amenmes and architectural style. I have seen the renderings and think the project will improve the area • This is an eco-friendlier project because it allows people to li,ve close to everything without having to drive ~md add to traffic. • This project will revitalize a block of the Village that desperately needs to be redeveloped. • This project will boost our economy by generating more tax dollars and bring workers closer to job opportunities. • This project looks great and will enhance the downtown feel of the Village. Overall, this project appears to be exactly what the Village and Barrio Master Plan envisioned, and I hope that you will follow what the City has been planning for and approve this project. Carlsbad is a well-planned City, which is why it is such a great place to Jive, and I thank you for your continued efforts to improve upon the quality of life with projects like the Hope Apartments. Thank you. Steve Bowers 1364 Cassins Street, Carlsbad, CA June 21, 2023 Item #1 Page 169 of 250 June 2, 2023 Please support a better Village and Barrio by approving the Hope Apartments project. My name is Nicole Yermanos and I live in the La Costa area in Carlsbad. My son goes to El Camino Creek in Carlsbad and I currently rent an apartment in Santa Fe Ranch in Carlsbad. Having searched for rental housing recently, I truly believe that we need more good quaUty housing and residential units. I love Carlsbad, and below are some reasons I feel you should approve the project: • This project is needed to not only fulfill the obligations of the City but to make Carlsbad a better place to live. Carlsbad is one of the few Cities that is well planned and you can actually work, live and play in the same City with great beaches, great retail, amenities like Legoland and businesses for its residents. • The City is required by State law to build more housing and this project will help fulfill those requirements. • This project is building whatis expected by the Village and Barrio and Master Plan and is doing so with great amenities and architectural style. • This is a more eco-friendly project because it allows people to live close to everything without having to drive and add to traffic. • This project will revitalize a block of the Village that desperately needs to be redeveloped. • Th is project will boost our economy by generating more tax dollars and bring workers closer to job opportunities. • This project looks great and w1U enhance the downtown foel of the Village. Overall, this project appears to be exactly whatthe Village and Barrio Master Plan envisJoned and I hope that you will follow what the City has been planning for and approve this project. Thank you. Nicole Yermanos 3441 Calle Cancuna, F105, Carlsbad, CA June 21, 2023 Item #1 Page 170 of 250 June 2, 2023 PJease support a better Village and Barrio by approving the Hope Apartments project right off the 5 Freeway and Carlsbad vmage Drive. My name is Dr. Randy Garland and I live fn the La Costa Valley section of Carlsbad. Both of my sons went to the Carlsbad public school system and we all truly love Carlsbad for an that it has. I truly believe that we need more good quality housing and residential units. I love Car1sbad, and below are some reasons I feel you should approve the project: • This project is needed to not only fulfill the obligations of the City but to make Carlsbad a better place to live. Carlsbad is one of the few Cities that is well planned and you -can actuaJly work, live and play in the same City with great beaches, great retail, amenities like Legoland and businesses for its residents. • The City is required by State law to build more housing and this project wiU help fulfill those requirements. • This project is building what is expected by the Village and Barrjo and Master Plan and is doing so with great amenities and architectural style. • This is a more eco-friendly project because it allows people to live close to everything without having to drive and add to traffic. • This project will revitalize a block of the Village that desperately needs to be redeveloped. • This project wfll boost our economy by generating more tax dollars and bring workers closer to job opportunities. • This project looks great and will enhance the downtown feel of the Village. OveraJL this project appears to be exactly what the Village and Barrio Master Plan envisioned and I hope that you will follow w at the City has been planning for and wee!. Tha k you. Dr. Randy Garland, Sitio Mirto, Carlsbad, CA June 21, 2023 Item #1 Page 171 of 250 t l 'June 2, 2023 ·. ',:+hope you _will help us support a better Village an~ !3a.rtio by appr:qying_the Hope -Apartments project right off the 5 Freeway and G-arlsb~d Vfltage• Drive.·. The. project next -. :dctorth~t was reGently built by the same developers is a great irtipt_qverhent over the . 'Dennys that was there, and it will be a huge benefit to get rid ofthe de9repitNotet 6 site as w~ll · · ' . . : M1/ riatrreis Eric Edwards, and not only do I live in Carlsbad (La Costa V~Uey resident), I also worldnCarlsbad and own IJIY own business. Both of my daugh~e1swerit to the . C.ar[sbad pu6Lic school system and we all truly love Carlsbad 'for ~ll that it has. I truly oeUeve· tliat we need more good quality housing and re~identia~ up its~ ·Hove Carlsbad, a:nd bel9w:are some-reasons I feel you should ~pprove the proj~ct: •• · This project is needed to not onlyfulfill the obligations-of the:City but \o make Carlsbad a better place to live: Carl~bad is one of the few Qities that is well . plan n"E~d and you can ac:tuaUY, wqrk, Live and play in the saITT·e CitY with great · -l:>eaches, great retail, amenities iike Legoland and bus1i1esses.for its residents. . _The_Ctty is required by StatelijW tq _·h~ild. more housing ancfiliisprojectwill help · lulfilltfiose requirements. Thfs project is building what is e~pected by the Viltage. ahd !3arr1o and t''J'.aster Plan , . an«;i f~·doing so with great arnenities ahd architectural style . . This is a more eco-friendly proje'ct b~cause it allows people to five,ctose. to ~vefything without havjngto drive a,n'tl _add to traffic. . This-project will revitalize a bloc;k oithe·vht~ge that desperately neea.s·tc:1 be · redeveloped. . ·, '. . . . ;This project will boost our ecohor:ny'bygeherating more tax dollars ancfbririg, .. ,' .·-·:, Wbrl<~rs closer to job opportunities:, ·. ·. ' . '·. ' . ' ' . . - ,• , '-r:tHs project looks great and wlll ~phance th~ cibWntown feetof.\he Villc;ig_e,' Overall~ this project appears to be exa0t~y Wpat the VHLage and B{:irrio MastetPlci'~ ·,·;. envision·ed and I hope that you wiU follow wh.at,the City has been plan11ing'fot aitq ~pprove .. this prbje~t. Thank you. I --~ ' •·: Er1GEi:h0ards . 7929 Gn~go El Tupelo Carlsbatj, CA 92009 June 21, 2023 Item #1 Page 172 of 250 June 2, 2023 To the City of Carlsbad Planning Commission et. al. As a Carlsbad Property owner, I am proud to be part of the Carlsbad community. My kids, and now my grandchildren are going to Carlsbad public schools and I consider Carlsbad a first-rate City. Has great beaches and tourism obviously, but is well planned, has lots of businesses to support the City including well known and respected firms Hke ViaSat, Callaway and Thermo Fisher to say the least, and has a booming and thriving downtown that continues to improve. I am writing this in support of the Hope Apartments project right off the 5 Freeway and Carlsbad Village Drive. The first part of this project, that replaced the aging Denny's restaurant was a big improvement to the area, and I believe that the Hope apartments will continue to improve and enhance the area. Getting rid of the Motel 6, which over the years has not been operated or maintained well, should also be a huge benefit to the area. I feel this project will: Provide more affordable housing in the community. Help the City build more housing, as required by the State, and fulfil these obligations. This project is exactly what is expected by the local community and government, and is well designed and provides much needed architectural improvements. This project will boost the economy as well as allowing more of Carlsbad's workforce to reside in Carlsbad. This proposed project looks great and will enhance the downtown feel of the Village. Overall, this project appears to be exactly what the Village and Barrio Master Plan envisioned and I hope that you will follow what the City has been planning for and approve this project. Carlsbad is a well-planned City, which is why it is such a great place to live, and I thank you for your continued efforts to improve upon the quality of life with projects like the Hope Apartments. Thankyo9 George Yermanos, own June 21, 2023 Item #1 Page 173 of 250 Jtmel,2023 Hello .Planning Commissioners and City Staff, My name is Lou Trnnfio, and I would like to share with you my suppo1-t of the Hove _Ap:u-tments project right o:ffthe 5 and Carlsbad V"illage D1iYe. Carlsbad needs additional housing, and this project offers a great rental opportunity fol" people in the Village. It will also help the city meet its housing 1·equirements fi.·om the State and bi•ing some relief to the increased bonsing demancl in mu-region. I've livecl in La Costa Valley f01· over twenty years ancl admiI·e the plnm1b1g and management of the City of Carlsbad. Cm·lsbad has somethmg fo1· everyone with a strong employment base, gTeat bea.ches, a tJn•iving downtown, good schools, and tremendous weather. This project seems to check all the boxes when it comes to development in a dense area like the V"illage. The location is good because it's close to everything, lVill have lots of pm·king to avoid 11m·lrlng overflow on sm•£'lce streets, and has nice amenities f01• the residents. Ancl finally, rve seen the architectm•al 1·ende1·ing and it lVill be a vast bnprovement to the olcl Motel 6 and vacant lot that g,1.·eet visito1·s coming off the 5 to ,isit do-,.m.town. I support sm;u-t, well- plamied gro,l'th. in Carlsbad, and believe this 1>roject is an e.,~an1ple of this. As you consider your vote for this p1•ojec~ I request you app1•ove the Hope A.pm11.nents project. Tm~ --... Mr. Lou Tr o and family Resident, La Costa Valley in Carlsbad, CA. June 21, 2023 Item #1 Page 174 of 250 June 1, 2023 I hope you will help us support a better Village and Barrio by approving the Hope Apartments project right off the 5 Freeway and Carlsbad Village Drive. The first part of this project, which replaced the aging Denny's restaurant was a big improvement to the area, and I believe that the Hope apartments will continue to improve !;lnd enhance the area. Getting rid of the Motel 6, will also be a benefitto the area. My name is Mike Lake, and not only do I live in Carlsbad, I am a small business owner and work in Carlsbad in a real estate related field and consider myself an expert in land redevelopment. Below are some reasons I feel you should approve the project: • This project is needed to not only fulfill the obligations of the City but to make Carlsbad a better place to live. • The City is required by State law to build more housing and this project will help fulfill those requirements. • This project is building what is expected by the Village and Barrio and Master Plan and is doing so with great amenities and architectural style. • This is an eco-friendlier project because it allows people to live close to everything with.out having to drive and add to traffic. • This project will revitalize a block of the Village that desperately needs to be redeveloped. • This project will boost our economy by generating more tax dollars and bring workers closer to job opportunities. • This project looks great and will enhance the downtown feel of the Village. Overall, this project appears to be exactly what the VHlage and Barrio Master Plan envisioned, and I hope that you will follow what the City has been planning for and approve this project. Carlsbad is a well-planned City, which is why it is such a great place to live, and I thank you for your continued efforts to improve upon the quality-of life with projects like the Hope Apartments. Thank you. M.~h l .L k ·-~~-~ 1c ae a e 3417 Camino Alegre, Carlsbad, CA June 21, 2023 Item #1 Page 175 of 250 May 29, 2023 Hello Planning Commissioners and City Staff, My name is Carolyn Cady and I would like to share with you my support of the Hope Apartments project. As we all know, Carlsbad desperately needs housing in all shapes and sizes and this project offers a great rental opportunity for people in the Village. Plus, it will help the City meet its housing requirements from the State and bring some relief to the huge housing demand for our region. This project seems to check all the boxes when it comes to development in a denser area like the Viltage. The location is wonderful because it is close to everything, it will have lots of parking to make sure residents don't park on the surface streets, it has lots of amenities for the residents and the architectural design is looks really nice and seems to complement the styles of other new developments in the area. Not to mention it will pe gre.at to have a new residential building replace the old Motel 6 and vacant lot. I support smart well-planned growth in Carlsbad, a great City that I live in, and I do believe that this is an example of thls. So as you consider your vote for this project I request that you approve the Hope Apartments project. Thank you, Carolyn Cady ce:;~era, Carlsbad, CA Planning CommisQ~ner and City Ma ag r, June 21, 2023 Item #1 Page 176 of 250 May 30, 2023 Hel1o Planning Commissioners and City Staff, My name is Kim Garland and l Would like to share with you my support of the Hope Apartments project As we au know, Carlsbad desperately needs housing in all shapes and sizes and this project offers a great renta1 opportunity for people.in the Village. Plus, it will help the City meet its housing requirements from the State and bring some re1ief to the huge housing demand for our region. I have .lived in La Costa Valley since it was built, and am glad to live in such a great well planned City as _,Carlsbad. This project seems to check all the boxes when it comes to development in a denser area like the Village. The location is wondertul because it is close to everything, it wm have 1ots of parking to make sure residents don't park on the surface streets, it has lots of amenities for the residents and the architectural design is looks really nice and seems to complement the styles of other new developments in the area. Not to mention it will be great to have a new resrdential bui1ding replace the old Motel 6 and vacant lot. I support smart weU-planned growth in Carlsbad, a great Cfty that I Jive in, and I do believe that this is an example of this. So as you consider your vote for this project I request that you approve the Hope Apartments project. Thank you, ~ Kim Garlan Resident, La Costa Valley in Carlsbad, CA June 21, 2023 Item #1 Page 177 of 250 May 30~ 2023 Dear Carlsbad Planning Commissioners, My name ls Tim Cady and I live at 3524 Avenida Pantera in Carlsbad. I have been a long time Carlsbad Resident as well as a Carlsbacl business owner that employs hundreds of local people. I am writing this letter/email in support of the Hope Apartments project. One of the reasons that I truiy enjoy living and working in Carlsbad, is that the City of Carlsbad does a great job of making the City a great place to live, work and play. The Hope Apartment project will be a great addition to the Village becaus-e it provides housing where we need it and where a lot of people actually want to live. This project is the perfect tocation to experience everything tbat is great about Carlsbad. It is close to the beach, great restaurants, a variety of retail, and Holiday and Pine parks are close by as well. ln addition, there are a lot of transit options so I would imagine that there wouldn't be a lot of driving neederl for people who will live there. From my understanding, the developer has a long history of building in San Diego and will actually be operating the apartments after it is built and not seJl it off to someone else. With other similar projects that have been approved and built in this area, I fee.I that this project will continue the revitalization of the Vtllage in a way that is in line with what has been planned for by the tI:dQ~ as~ that yolapprove th1s project. \ \ -{\ I . ~ '~ / I !.........., . ,. June 21, 2023 Item #1 Page 178 of 250 May 31, 2023 DBar Carlsbad Planning CommissionBrs. My mime is Christian Chavez and I live at 3441 Calle Cancuna. Unit HD5. Carlsbad, CA. I am a renter as well as a small business owner. My children currently got□ public schools in the City of Carlsbad as well. I am writing this letter/ email in support of th£ Hope ApartmBnts project. The Hope Apartment projei::t will be a great addition to the Village bBcause it provides housing where we need it anrl where a lot of people actually want to live. This project is the perfect location to experience everythinQ that is great about Carlsbad. It is dose to the beach, great restaurants. a variety of retail. and Holiday ancl Pine parks are close hy as well. ln addition, there arB a lot of transit optim1s so I would imagine that there wouldn't be a l□t of driving needed fur people who will live there. The downtown Carlsbad Village areB has become such a great place to go and spi=md time and I believe projBcts like this will only strengthen the downtown core in the beach crunmunity. Fram my understanding. the dmreloper has a lung history of building in San Diego and wit! actually be operating the apartments after it is built and not sell it off to someone else. With other similar projects that.,have been approved and buiJt in this area. I feel that this project will continue the rsvitalizati □ n of thE Village in a way that is in line with what has bmm planned for by the City and I ask that you appmve this proje.ct. Siactirely, Christian Chavez Shannon Harker From: Sent: To: Subject: ( Planning Monday, May 22, 2023 2:44 PM Shannon Harker; Eric Lardy FW: Hope Apartments Project From: Shane Rogers <shane_rogers@ajg.com> Sent: Monday, May 22, 2023 2:40 PM To: Planning <Planning@CarlsbadCA.gov> Subject: Hope Apartments Project Hello Planning Commissioners and City Staff, My name is Shane Rogers, and I am a resident of Carlsbad Village. I'm reaching out to share my support of the Hope Apartments project. Carlsbad, like many cities, needs housing in all shapes and sizes. ( This project offers a great rental opportunity, and it will bring much-needed relief to the huge housing demand. The location, amenities and available parking are some of the main features of the project. It will be fantastic to have a new residential building to replace the old Motel 6 and vacant lot. As you consider your vote for this project, I humbly request that you approve the Hope Apartments project. Thank you, -Shane Shane Rogers Area Assistant Vice President/ Health & Welfare CA License No: 0F43280 -) Gallagher Insurance I Risk Management I Consulting D 707.687.2621 M 707.536.6792 Shane rogers@ajg.com https://www.linkedin.com/in/shane-rogers-81a9816/ Gallagher 800 Edgewood Place/ Windsor CA/ 95492 www.ajg.com Gallagher Benefit Services of California Insurance Services CA Corp. License #OD36879 June 21, 2023 Item #1 Page 179 of 250 RlftioE:lD lH£8EST EMPLOYERS ,�o,vERSITY '. Confidentiality Note: This e-mail and any files transmitted with it are intended only for the person or entity to which it is addressed and may contain confidential material and/or material protected by law. Any retransmission or use of this information may be a violation of that law. If you received this in error, please contact the sender and delete the material from any computer CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content i safe. June 21, 2023 Item #1 Page 180 of 250 -----... N WORLD'S MOST 2~~Jit~. t'W'.V.cn«SPHERE.COM ~BEST .,.~ I Pl.ACESfOWOfiK ,2GU .itof l~tfa• • □ Shannon Harker From: Sent: To: Subject: Hello Patrick and Shannon, ( ( Arti Thumar <arti.thumar@gmail.com> Wednesday, July 20, 2022 10:53 AM pzabrocki@wermersproperties.c::om; Shannon Harker; Blake Baldwin Hope Apartments feedback My husband and I live on Home Ave near the new proposed Hope Apartments complex. With the additional people that would live in the complex, we would like to recommend the addition of a 4-way stop sign at the intersection of Hope Ave and Grand Ave. Currently there is only a 2 way stop and with the increased traffic, this intersection will become a safety hazard for drivers and pedestrian traffic. We look forward to hearing from you and the project start. Thank you Arti CAUTION: Do not o en attachments or click on links unless ou recognize the sender and know the content i safe. June 21, 2023 Item #1 Page 181 of 250 D V Shannon Harker From: Sent: To: Subject: Follow Up Flag: Flag Status: Shannon Harker { Stan S. Katz <stankatz2000@gmail.com> Thursday, July 14, 2022 12:34 PM Shannon Harker Hope Apts in the Village of Carlsbad Follow up Flagged Senior Planner City of Carlsbad 1-424-339-2621 Project: CT 2002-0001 SDP 2022-0006 Hello Shannon Harker, ( Thanks for sharing information about the Hope apartment building project in Carlsbad, CA. As we discussed, you mentioned you would include written comments on this potential project into the City hearings on this building project. Comments: 1-This project in my opinion will add too much density to the Village of Carlsbad, damaging its quaint small town coastal charm, potentially damaging tourism to our community. 2-The typical maximum density of 29-30 units per acre will be increased to over 52 units per acre, how will that impact green space areas, and how will it negatively impact adjacent properties. 3-Currently there are only two small single family homes on the property and a small motel which has a large parking lot. This potential project will add a lot of additional car traffic to the area, impacting the initial entry into the Village from Highway 5. 4-The current NOTICE SIGNAGE announcing the project is at an out of the way location where almost no-one would notice it. You agreed that increased size and visibility signage was in order for a potential project of such magnitude. You stated that signage on CARLSBAD VILLAGE DRIVE made sense, and you would contact the project applicant to put up signage at that location. 5-1 never received notice about this project, and yet own properties 4 and 6 blocks away. Perhaps based on the potential size of this project, the applicant's announcement was not sent sufficiently to notify impacted neighbors. 6-This project is in general a change of use in terms of development, and needs scrutiny as to how appropriate its current density request fits at this location. June 21, 2023 Item #1 Page 182 of 250 Thank you and please include this letter into the files for the City hearings for this potential project. Stan Katz stankatz2000@gmail.com Please confirm receipt of this email -Thanks CAUTION: Do not o en attachments or click on links unless ou recognize the sender and know the content i June 21, 2023 Item #1 Page 183 of 250 D V Shannon Harker From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Hello, ( ( Charmaine Lillestrand <charmaine.lillestrand@familylife.com> Tuesday, July 12, 2022 4:27 PM PZa brocki@wermersproperties.com Shannon Harker New buildings on Calrsbad Village Dr., Grand Ave., and Hope Follow up Flagged My name is Charmaine Lillestrand and I am a homeowner in the area near the new proposed development on Carlsbad Village Dr., Hope Ave., and Grand. I am from a family of real estate investors. I have a constructive idea for you to consider. On my way home from I 5, I use the Carlsbad village exit. I turn right off of Carlsbad Village Dr. at the Carl's Jr which is butting up to this project. This section of Hope Ave is more like an alley at this point in time. Many cars come through here on their way to businesses such as Vallarta, and also cutting through to Grand (like me). It would be wonderful for this to become an actual road. I think it would benefit the whole community, including the·lS0 or so people in the units you are building. Also, the corner of Grand and Hope is currently a blind spot. Improving the line of sight for this corner would be a safety issue. There is more traffic than one would expect at this corner. People drive west who are staying at the residential hotel and the current new condos, both of which are nearest the I 5 freeway. They come west and it is nearly impossible to see them from Hope driving North at Grand. June 21, 2023 Item #1 Page 184 of 250 This corner could become an inviting roundabout. There could even possibly be a back entrance to your property somewhere near this corner. Thank you for your consideration as you improve our community with your new development. Charmaine Lillestrand CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content i safe. June 21, 2023 Item #1 Page 185 of 250 June 21, 2023 Item #1 Page 186 of 250 Imagine ~,oQ,,j Car/sbad HOPE AVE APARTMENTS. JULY 5, 2022 IMAGINE CARLSBAD'S COMMENTS ON THIS PROPOSED REDEVELOPMENT I.C. appreciates Wermers taking ownership and redeveloping these parcels in the Village. The plans we received from the City appear to be a good start. I. C. is currently discussing building design in the Village with the new committee and City consultant. Your project is both housing and located within the core area, made up of FC, VC & Hosp districts. As such it is a key example for design factors we have recently brought forward. These are: It's the Pacific: Context -we sit at the interface between a land and sea It's a Village: All redevelopment must strengthen its character and atmosphere It's Carlsbad's unique neighborhood: Start/Heart; Downtown; soon Town Center Its heritage 100+ years: This must have an influence on all new work We are requesting that all new development proposals in the Village respond to and reflect these attributes as primary guiding factors. What we do not want are buildings with today's in vogue design style that could be placed anywhere in SoCal. The Village is unique and our community has stated that we want a "Beach Town" character. We appreciate that you have put together a number of parcels and that this has allow·ed parking to go sub-grade, great. However, as stated "it's a Village", the look of a mega complex is in appropriate. What we want from new development is to look as though it is a cluster of different narrow buildings built over time buy different people side by side in a tight group. This supports the appearance of a village and it supports this Village's typical 50ft wide lots, part of its heritage. We also want the exterior design and materials to reflect the context/ setting. We point you to the 5 unit residential bldg just finished on the southeast corner of Oak and Madison. It is not perfect but it is one of "the looks" we find most appropriate from its materials, massing, window selection/ grouping and use of wood timbers/trellis as detail. Our understanding of the new MP is that it requires setbacks on the 4th level. The MP also has a maximum height standard of 45 ft and the plans indicate a height of just under 48 ft on the west (alley) edge, this is of concern for us. We like that the SW corner is held to 3 stories and would like to see the same on the NW corner, with non-hard overheads. We will also look for abundant greenery on these open corners to add to the positive visual .statement for this redevelopment in our Village. We look forward to reviewing the next set of updated plans on your proposed project. CEQA DETERMINATION OF EXEMPTION Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed in writing with the required fee within ten (10) calendar days of the City Planner’s decision consistent with Carlsbad Municipal Code Section 21.54.140. City Planner Decision Date: April 10, 2023 Project Number and Title: CT 2022-0001 / SDP 2022-0006 (DEV2022-0030) – HOPE APARTMENTS Project Location - Specific: 1006 Carlsbad Village Drive (Motel 6), 950 Carlsbad Village Drive and 2944-46 Hope Avenue (Carl’s Jr.) and 945-A, 945-B and 955 Grand Avenue, totaling 2.95 acres, Assessor Parcel Numbers 203-320-02, -20, -40, -48, -51. Generally, the project site is located on the north side of Carlsbad Village Drive, south side of Grand Avenue and east side of Hope Avenue Alley. Project Location - City: Carlsbad Project Location - County: San Diego Description of Project: Tentative Tract Map (CT 2022-0001) and Site Development Plan (SDP 2022-0006) to consolidate five (5) parcels into one (1) lot, demolish the existing Motel 6 and three single-family residential structures and develop a four-story, 45-foot-tall, 156-unit multiple-family residential apartment project on a 2.95-acre parcel. The project is requesting a 50% state density bonus; is proposing that 15% of the units (20 units) will be made affordable to very-low income families; and is seeking two (2) Density Bonus waivers to make the project economically feasible. Including the density bonus, the project density is 52.9 dwelling units/acre. A total of 276 parking stalls are proposed. A majority of the parking will be provided in a two-level subterranean parking garage. The existing Carl’s Jr. drive-thru restaurant will be retained onsite. Name of Public Agency Approving Project: City of Carlsbad Name of Person or Agency Carrying Out Project: City of Carlsbad Name of Applicant: Patrick Zabrocki, Wermers Properties Applicant’s Address: 5120 Shoreham Place, #150, San Diego, CA 92122 Applicant’s Telephone Number: 858-245-2473 Name of Applicant/Identity of person undertaking the project (if different from the applicant above): N/A Exempt Status: (Check One) Ministerial (Section 21080(b)(1); 15268); Declared Emergency (Section 21080(b)(3); 15269(a)); Emergency Project (Section 21080(b)(4); 15269 (b)(c)); Categorical Exemption - State type and section number: Class 32, Section 15332 (In-Fill Development Projects) Statutory Exemptions - State code number: Common Sense Exemption (Section 15061(b)(3)) Exhibit 12 June 21, 2023 Item #1 Page 187 of 250 □ □ □ [8J □ □ CT 2022-0001 / SDP 2022-0006 (DEV2022-0030) – HOPE APARTMENTS Reasons why project is exempt: Sections 15300 to 15333 of the California Environmental Quality Act (“CEQA”) Guidelines provide classes of projects that have been determined not to have a significant effect on the environment and are exempt from further CEQA review. As provided below, the Project is consistent with CEQA Guidelines Section 15332, In-Fill Development Projects, and would therefore be exempt from CEQA. Location and Project Site The project would develop a 156-unit, four-story, multi-family apartment complex on a 2.95-acre project site in the City of Carlsbad (City) (Figure 1, Regional Location). The City is in the northwestern portion of San Diego County (County), and the project site is in the northwestern portion of the City. The addresses on the project site include 1006 Carlsbad Village Drive, 950 Carlsbad Village Drive, 2944–46 Hope Avenue, 945-A Grand Avenue, 945-B Grand Avenue, and 955 Grand Avenue. The Assessor’s Parcel Numbers (APNs) included on the project site are 203-320-02, -20, -40, -41, -48, and -51. The project site is approximately 375 feet west of Interstate (I-) 5, roughly 0.5 mile southeast of Buena Vista Lagoon and 0.7 mile east of the Pacific Ocean but is outside the Coastal Zone (Figure 2, Project Location). The project site slightly slopes up from 63 feet above mean sea level on the eastern side to 68 feet on the southwestern side of the site. The project site is bounded by Grand Avenue to the north, Hope Avenue Alley to the west, Carlsbad Village Drive to the south, and a 24-foot-wide private shared driveway to the east. The site contains a 109-room motel, a Carl’s Jr. restaurant, and three single-family residences (Figure 3, Project Site). The three residences are currently being leased, and both the motel and the Carl’s Jr. restaurant are operational. One of the parcels (APN 203-320-41) is partially developed as a parking lot for the Carl’s Jr. restaurant, and a portion of the parcel is vacant and heavily disturbed. The vacant portion is situated in the central part of the project site along the western boundary. The remainder of the project site is developed with accessory parking areas and landscaping. Project Description The project would construct a four-story, 45-foot-tall (with allowable architectural projections up to 50 feet), 206,048-square-foot multi-family residential building consisting of 156 one-, two-, and three- bedroom apartment units, a fitness center, two open space courtyards, a barbeque gathering area, a community pool, and a parking garage (Figure 4, Site Plan). The project would provide a total of 277 parking spaces in a two-level, underground parking garage, with five of those spaces at surface level for the leasing office. Access to the project site from the north would be from Grand Avenue and from the south from Carlsbad Village Drive via an existing 24-foot-wide private drive aisle. The parking garage would also include 110 designated electrical vehicle charging spaces. The project would demolish the existing three residences and motel on site. The existing Carl’s Jr. restaurant and associated parking area for the commercial portion of the project would remain on the project site. Density. The Freeway Commercial (FC) District of the Village and Barrio Master Plan allows a density range of 28 to 35 dwelling units per acre. The proposed (base) density of the site is 35 dwelling units per acre for a total of 104 dwelling units. Utilizing the provisions of the Density Bonus Ordinance, CMC Chapter 21.86, the project proposes to construct 156 units at a proposed density of 53 units per acre. Of the 156 units, 13 percent, or 20 units, would be set aside for very low-income housing to satisfy both the Density June 21, 2023 Item #1 Page 188 of 250 Bonus Ordinance and the City’s Inclusionary Housing Ordinance (CMC Chapter 21.85). Providing this amount of affordable housing would qualify the project for a 50 percent density bonus totaling 52 units. To physically accommodate these units on site, the project requests three waivers from the Village & Barrio Master Plan Development Standards for the FC District. The waivers are from Development Standard 2.7.4(E)(2) for private open space, Development Standard 2.7.4(G)(2)(a) and (b) for fourth floor square footage, and Development Standard 2.7.4(H)(1) for a requirement to have a 5-foot wall plane variation for every 50 feet of a public street-facing elevation. Architectural Design. The project would be designed with a Modern Coastal architectural style that includes a variety of materials, including painted stucco, horizontal wood siding, and porcelain accent tiles (Figure 5, Project Renderings). The project would include a metal canopy roof with roof-mounted photovoltaic units. Mechanical ventilation (e.g., air conditioning) would be installed in all units to move air within the structure and control temperature when the windows are closed. Stormwater Features. Various stormwater best management practices (BMPs) would be incorporated into the project, including trash and storage refuse areas, sustainable landscaping, biofiltration basins, trash capture BMPs and tree wells as described in the Stormwater Quality Management Plan (SWQMP) (Attachment 6) prepared for the project. Private roof gutters and drainpipes would be included throughout the site, allowing stormwater to be conveyed to biofiltration raised planters in both courtyards and along the eastern side of the building adjacent to the private drive aisle. Private storm drain inlets and a buried storm drain system would convey runoff off site. Aside from proposed biofiltration basins, the site would also implement runoff dispersion through landscaped swales. In addition, a tree well would be near the southeastern corner of the building adjacent to the parking stalls. Tree wells are also proposed in the parkway on Grand Avenue to treat runoff from proposed public improvements. Utilities. The project’s sewer and water laterals would connect to the City’s public main pipelines. The project site’s existing water system includes 6-inch pipelines north of the project site in Grand Avenue, west of the project site in Harding Street, and south of the project site in Carlsbad Village Drive. The project would obtain potable water service by making three connections to the water main in Grand Avenue for a domestic building service, a fire service, and a separate irrigation service. The project would be required to upsize the Grand Avenue water pipeline to an 8-inch diameter line from the intersection with Hope Avenue east to the existing 8-inch line in the easement to be consistent with the City’s design criteria and fire flow requirements. The project would be required to upsize the Avenue water main from 6-inch to 8- inch diameter from the intersection with Hope Avenue east to the existing 8-inch main in the water easement. The water main upsizing is required to meet Carlsbad Municipal Water District minimum engineering design requirements for required fire flow capacity, as detailed in the project’s proposed water study. The existing sewer system includes a 6-inch sewer main in Grand Avenue. A new 6-inch polyvinyl chloride (PVC) sewer lateral would be required to connect to the existing 6-inch vitrified clay pipe sewer main in Grand Avenue. Construction. The project proposes to demolish the existing three residences on site, clear and grub the site, and construct a new four-story multi-family structure with 156 dwelling units, along with other hardscape and landscape improvements typical of multi-family development. The on-site grading would consist of approximately 47,500 cubic yards of cut and 650 cubic yards of fill, resulting in the export of June 21, 2023 Item #1 Page 189 of 250 46,850 cubic yards. Construction would begin as early as June 2024 and would be completed in 2025. Construction would occur from 7:00 a.m. to 6:00 p.m., Monday through Friday, and from 8:00 a.m. to 6:00 p.m. on Saturdays. Prior to demolition of the three residences, a comprehensive asbestos and lead based paint survey would be required. If such materials are identified and need to be disturbed, repaired, or removed, a licensed abatement contractor should be consulted. Suspect materials may be managed in place under an Operations and Maintenance Program until removal is dictated by renovation, demolition, or deteriorating material condition. In addition, as described above, hazardous materials would be transported and handled in accordance with federal, state, and local laws regulating the management and use of hazardous materials, reducing the potential for reasonably foreseeable upset and accident of such hazardous substances during construction and operation. As a project design feature, the project would use Tier 4 diesel construction equipment with diesel particulate filters installed. The project would also incorporate applicable construction water quality BMPs per Volume 4 of the Carlsbad Engineering Standards and permanent water quality BMPs per Volume 5 (City’s BMP Design Manual). In addition, per the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017) and consistent with Carlsbad General Plan Policies 7-P.8 and 7-P.9 (City of Carlsbad 2015a), the project would be required to implement Standard Treatment 5 (construction monitoring during construction excavation to a depth of approximately 1 meter). Qualifications for a Categorical Exemption CEQA Guidelines, Section 15300, includes a list of project classes that have been determined not to have a significant effect on the environment and are exempt from the provisions of CEQA. Project actions on the project site are applicable to CEQA Guidelines, Section 15332, In-Fill Development Projects (Class 32). Per CEQA Guidelines, Section 15332, Class 32 consists of projects characterized as infill development meeting the conditions described below: a.The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b.The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. c.The project site has no value, as habitat for endangered, rare or threatened species. d.Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e.The site can be adequately served by all required utilities and public services. Justification for why the proposed project meets the infill exemption requirements described previously is provided below. Findings in Support of a Categorical Exemption The project will qualify for a categorical exemption under the CEQA Guidelines, Section 15332 (Class 32, In-Fill Development Projects), for the following reasons. June 21, 2023 Item #1 Page 190 of 250 a.The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project site is designated Village-Barrio (V-B) in the Carlsbad General Plan and is zoned Village-Barrio (V-B). The V-B zoning designation is implemented by the Village & Barrio Master Plan. The project site is located in the Freeway Commercial (FC) District in the Village & Barrio Master Plan. Multi-family residential units are permitted uses at a density range of 28 to 35 dwelling units per acre. The gross acreage of the site is 2.95 acres. The maximum number of units allowed pursuant to the FC District is 104 units (2.95 acres multiplied by 35 dwelling units per acre = 103.25 or 104 units rounding up to nearest whole number). The proposed density of 53 units per acre for the site would be accomplished using the Village & Barrio Master Plan FC District standards and the Density Bonus Ordinance (CMC Chapter 21.86). Of the 156 units, 13 percent, or 20 units, would be set aside for very low-income housing to satisfy both the Density Bonus Ordinance and the City’s Inclusionary Housing Ordinance (CMC Chapter 21.85). Providing this amount of affordable housing would qualify the project for a 50 percent density bonus equaling 52 units. To physically accommodate these units on site, the project requests three waivers from the Village & Barrio Master Plan Development Standards for the FC District. The waivers are from Development Standard 2.7.4(E)(2) for private open space, Development Standard 2.7.4(G)(2)(a) and (b) for fourth floor square footage and setbacks, and Development Standard 2.7.4(H)(1) for a requirement to have a minimum 5- foot variation in the wall plane for every 50 feet of a public street-facing elevation. State law encourages cities to provide affordable housing through incentives to developers (i.e., State Density Bonus Law; California Government Code, Section 65915). State Density Bonus Law allows a developer to increase density on a property above the maximum density that is set under the underlying land use density designation. In this instance, the applicant is requesting to construct 156 dwelling units at a density of 53 dwelling units per acre. The State Density Bonus Law stipulates that a request for a density bonus does not constitute a valid basis on which to find that a proposed housing development project is not compliant with the underlying residential land use density designations. In addition, the State Density Bonus Law explicitly requires the City to consider “the density allowed under the land use element of the general plan” in determining maximum allowable residential density, which would also include those established by the Village & Barrio Master Plan. The proposed density of the project is deemed compliant with the underlying land use density designations. The General Plan consists of other elements that provide applicable goals and policies. One objective of the Housing Element is to promote an equitable distribution of affordable housing opportunities throughout the city by providing incentives to include affordable housing in residential development. The project proposes the construction of 156 apartments, including 20 very low-income housing units. Providing additional residential uses in the Village & Barrio Master Plan area would increase the residential base, providing housing near employment and recreational opportunities, which will shorten and lessen the need for vehicle trips and vehicle miles traveled, advancing several policies related to circulation (Mobility Element of the General Plan). The General Plan includes the following policies in the Land Use Element relevant to the proposed project: 2-P.13 Encourage medium to higher density residential uses located in close proximity to commercial services, employment opportunities and major transportation corridors. June 21, 2023 Item #1 Page 191 of 250 The project would construct a 156-unit, four-story, multi-family apartment complex on 2.95 acres in close proximity to commercial services and employment opportunities. The project is also located in close proximity to major transportation corridors including I-5 and North County Transit District Coaster Commuter Rail. 2-P.77 Promote new investment by allowing opportunities for medium and high-density infill residential development, strategically located in the neighborhood consistent with the Land Use Map. Ensure that development is designed to enhance neighborhood quality, character, and vitality, and is sensitive to historic and cultural resources. The project proposes a high-density (i.e., 53 du/ac) multi-family residential development on a property that is substantially surrounded by urban uses. Multi-family apartments are permitted uses in the FC District of the Village & Barrio Master Plan. The project has been designed to enhance neighborhood quality, character, and vitality through its Modern Coastal architectural style that includes a variety of materials, including painted stucco, horizontal wood siding, and porcelain accent tiles as well as the proposed streetscape, which includes the addition of street trees along Grand Avenue and Carlsbad Village Drive. The proposal to construct 156 multi-family units will further activate the area and enhance the vitality of Carlsbad Village. In addition, the project will not impact historic or cultural resources. Therefore, the project would remain consistent with the existing land use designation and zoning for the site. b.The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is 2.95 acres in size, which is under the 5-acre limit for a categorical exemption. The project site is in the northwest portion of the City and is substantially surrounded by a mix of urban uses, including a 106-unit, four-story mixed use apartment building, hotel, fast food restaurant, residential condominiums, and single-family homes. c.The project site has no value, as habitat for endangered, rare or threatened species. The project site is currently developed with three residences, a motel, and a Carl’s Jr. restaurant and includes heavily disturbed and partially paved vacant land. The project site is in the Village & Barrio Master Plan area, is surrounded by existing development, and is not within or adjacent to sensitive biological resources as identified on Figure 4-2 of the Carlsbad General Plan. Therefore, the project site has no value as habitat for endangered, rare, or threatened species. d.Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality for the following reasons: i.Traffic The City’s VMT Analysis Guidelines (City of Carlsbad 2022) provides a VMT analysis screening criteria for development projects, which identifies the level of VMT analysis methodology, level of significance, and mitigation based on the development’s trip generation, the type of development, the location of the development relative to transit priority areas, and other elements. A Vehicle Miles Traveled (VMT) Screening Assessment (Attachment 1) was prepared by Urban Systems Associates in compliance with California Senate Bill 743. June 21, 2023 Item #1 Page 192 of 250 As discussed previously, the project would generate an estimated net increase of 106 ADT. However, total gross project trip generation (excluding net ADT impacts from existing uses to be demolished) is 936 ADT, which is above the 110 ADT threshold for VMT analyses in the City’s VMT Analysis Guidelines. Therefore, the project cannot be screened out of additional VMT analysis under Section 3.2.1, Small Projects, in the City’s VMT Analysis Guidelines. However, the project is entirely within 0.5 mile of an existing major transit stop (Carlsbad Village Station) in the Downtown Village area. The Carlsbad Village Station qualifies as a major transit stop due to it being fixed rail. Using Screening Criterion 3.2.2, the project would be screened out of a VMT assessment based on its proximity to transit. Therefore, VMT impacts would be less than significant. The project would be consistent with the adopted Carlsbad General Plan goals and policies and would be consistent with the Village & Barrio Master Plan FC designation. Consistent with development pursuant to the Carlsbad General Plan and Village & Barrio Master Plan, the project would not conflict with any policies, plans, or programs regarding public transit, roadways, bicycle, or pedestrian facilities or the performance or safety of those facilities. Impacts would be less than significant. Furthermore, the project would be designed and constructed to City standards. The project would not include any substantial changes to the geometry of streets or intersections. Additionally, the project would adhere to Carlsbad General Plan policies and would comply with existing laws, rules, and regulations. Access to the project site would be from Carlsbad Village Drive and Grand Avenue. Project driveways would be designed and constructed according to City standards under the direction of a licensed and qualified engineer. The project site would be accessible to emergency responders during construction and operation of the project. Additionally, the project would adhere to Carlsbad General Plan policies and implementation actions related to emergency access. ii.Noise A Noise Study (Attachment 2) was prepared for the project and analyzed noise impacts related to the construction and operation associated with the project. Construction Noise Levels Construction of the project would generate temporary elevated noise levels through the use of construction equipment and vendor and haul trips throughout the site. The City’s Noise Ordinance exempts noise sources associated with construction activities from 7:00 a.m. to 6:00 p.m., Monday through Friday, and from 8:00 a.m. to 6:00 p.m. on Saturdays, while typical noise limitations apply on Sundays and federal holidays. In accordance with the City’s Noise Ordinance, construction of the project would occur during the permissible hours. Therefore, noise associated with construction of the project would be less than significant. Operational Noise Levels Modeling was done to compare existing traffic conditions to those with buildout of the project on surrounding roadways, including Carlsbad Village Drive and Grand Avenue. According to the Noise Study (Attachment 2), the project is estimated to generate 936 ADT. The existing ADT volumes on adjacent Carlsbad Village Drive are 23,414 ADT. The existing ADT volumes on adjacent Grand Avenue are 1,630 ADT. Typically, it requires a project to double (or add 100 percent) the traffic volumes to have a direct impact of 3 A-weighted decibel (dBA) community noise equivalent level (CNEL) or be a major contributor to the cumulative traffic volumes. The June 21, 2023 Item #1 Page 193 of 250 project would add less than a 1 percent increase to Carlsbad Village Drive volumes and less than a 3 percent increase to Grand Avenue volumes. Therefore, less than significant direct and cumulative impacts with the addition of project traffic would occur. The project would include outdoor usable space within an interior courtyard, which could generate noise. Because the surrounding residential buildings would shield the noise, the Noise Study (Attachment 2) concluded that all residential units would comply with the City’s 60 dBA CNEL standard. Modeling was also performed to determine interior noise levels of the project units. An assessment was conducted for all units since the facade noise levels were modeled above 60 dBA CNEL. As a project feature, glass assemblies would be required to have a Sound Transmission Class rating of 28 to reduce the interior noise levels to below 45 dBA CNEL and would require a closed window condition. Therefore, mechanical ventilation (e.g., air conditioning) would be required to be installed in all units to move air within the structure and control temperature when windows are closed. Once the final architectural plans are available, as a condition of approval, a final interior Noise Study would be conducted to ensure interior noise reductions. Therefore, operational noise impacts would be less than significant. Vibration The project could result in temporary ground borne vibration and/or noise during construction activities. However, heavy machinery associated with more conventional construction activities (such as bulldozers and heavy trucks) typically produces negligible levels of ground borne vibration beyond approximately 25 feet. Additionally, as described above, the City’s Noise Ordinance exempts noise associated with construction activities from 7:00 a.m. to 6:00 p.m., Monday through Friday, and from 8:00 a.m. to 6:00 p.m. on Saturdays. In accordance with the City’s Noise Ordinance, construction of the project would occur during the permissible hours. The project is not anticipated to require blasting or pile driving. In addition, the project would not include commercial or light industrial operations, which use equipment known to cause heavy vibration. Therefore, ground borne vibration impacts from construction and operation of the project would be less than significant. Airports No private airstrips are within the vicinity of the project. The nearest airport to the project is the McClellan-Palomar Airport, approximately 3.9 miles southeast. The project is not within the Airport Land Use Compatibility Plan noise contours, Airport Safety Zones, Avigation Easement Areas, or Overflight Notification Area for the airport. Therefore, the project would not result in a safety hazard for people residing or working in the area, and no impact would occur. In summary, noise impacts would be less than significant. iii.Air Quality An Air Quality Assessment was prepared by LDN Consulting (Attachment 3) to evaluate the potential for adverse impacts to air quality due to construction and operational emissions resulting from the project. A Health Risk Screening Letter was prepared by LDN Consulting (Attachment 4) to identify potential health risks from diesel particulate matter originating from I-5 on the project site. June 21, 2023 Item #1 Page 194 of 250 Construction Criteria Air Pollutant Emissions Air quality impacts related to construction were calculated using the California Emissions Estimator Model (CalEEMod), version 2020.4.0. Construction of the project would begin as early as June 2024 and be completed in 2025. As a project design feature, the project would use Tier 4 diesel construction equipment with diesel particulate filters installed. Maximum daily emissions levels associated with construction of the project are shown in Table 1, Project Maximum Daily Construction Emissions. As shown in Table 1, emissions of criteria pollutants related to project construction would not exceed the San Diego County Air Pollution Control District (SDAPCD) thresholds. Therefore, the project would not result in a significant impact related to criteria pollutant emissions during construction. Because emissions of criteria pollutants under the project would be below applicable thresholds, which are established to assist in maintaining or achieving regional attainment in the San Diego Air Basin, construction would not result in a cumulatively considerable contribution to regional acute and long-term health impacts related to non-attainment of the ambient air quality standards. Table 1. Project Maximum Daily Construction Emissions Year ROG NOx CO SO2 PM10 PM2.5 2022 2.71 27.20 20.44 0.05 21.04 11.27 2023 51.74 15.45 22.62 0.05 2.47 1.07 SDAPCD Significance Threshold (lb/day) 75 250 550 250 100 55 Exceeds Screening Threshold? No No No No No No Source: Attachment 3. Notes: CO = carbon monoxide; NOx = oxides of nitrogen; PM2.5 = fine particulate matter measuring no more than 2.5 microns in diameter; PM10 = particulate matter less than 10 microns in diameter; ROG = reactive organic gas; SDAPCD = San Diego County Air Pollution Control District; SO2 = sulfur dioxide Construction Criteria Air Pollutant Emissions Once construction is complete, the project would generate emissions from daily operations that would include sources such as area, energy, mobile, waste, and water uses, which were also calculated using CalEEMod, version 2020.4.0. As a condition of the project, the residential units would not have hearths installed. Table 2, Project Operational Emissions, presents the summary of estimated operational emissions for the project compared to the SDAPCD thresholds. June 21, 2023 Item #1 Page 195 of 250 I I I I I I Table 2. Project Operational Emissions ROG NOx CO SOx PM10 PM2.5 Summer Scenario Area Source 4.32 0.15 12.89 0.00 0.07 0.07 Energy Emissions 0.03 0.29 0.12 0.00 0.02 0.02 Mobile Emissions 2.60 2.58 23.27 0.05 5.66 1.53 Total (lb/day) 6.95 3.02 36.28 0.05 5.76 1.63 SDAPCD Screening Level Thresholds 75 250 550 250 100 50 Significant? No No No No No No Winter Scenario Area Source 4.32 0.15 12.89 0.00 0.07 0.07 Energy Emissions 0.03 0.29 0.12 0.00 0.07 0.07 Mobile Emissions 2.53 2.80 23.88 0.05 5.66 1.53 Total (lb/day) 6.88 3.23 36.89 0.05 5.76 1.63 SDAPCD Screening Level Thresholds 75 250 550 250 100 55 Significant? No No No No No No Source: Attachment 3. Notes: CO = carbon monoxide; NOx = oxides of nitrogen; PM2.5 = fine particulate matter measuring no more than 2.5 microns in diameter; PM10 = particulate matter less than 10 microns in diameter; ROG = reactive organic gas; SDAPCD = San Diego County Air Pollution Control District; SOx = sulfur oxides Totals may not add up due to rounding. As shown in Table 2, emissions from criteria pollutants related to project operation would not exceed the SDAPCD thresholds. Therefore, direct and cumulative impacts from criteria pollutants generated during operation would be less than significant. Exposure of Sensitive Resources Construction activities associated with the project would result in temporary sources of on-site fugitive dust and construction equipment emissions. Construction activities would be those typical of building construction and would not require the extensive use of heavy-duty construction equipment, which is subject to a California Air Resources Board Airborne Toxics Control Measure for in-use diesel construction equipment to reduce diesel particulate emissions, that would affect nearby sensitive receptors. According to the Health Risk Screening Letter (Attachment 4), cancer risk on the project site exceeds the threshold of 10 per 1 million exposed. However, the risk would not occur within the interior of the residential units where residents would likely spend most of their time since new homes have tighter building envelopes and better heating and ventilation systems compatible with energy-efficient designs. As a condition of project approval, the project would be required to install indoor air filtration systems with a Minimum Efficiency Reporting Value of 13. Therefore, through compliance with existing regulations June 21, 2023 Item #1 Page 196 of 250 I I I I I I and installation of proper air filtration systems, the project would not expose sensitive receptors to substantial pollutant concentrations, and impacts would be less than significant. Odors Construction of the project could generate odors from operation of construction vehicles and equipment. However, construction would be short term and temporary and would not result in a long-term impact. The project would include a 156-unit apartment complex with associated amenities, which would not create a new source of odors during operation. Therefore, odor impacts from construction and operation of the project would be less than significant. iv.Water Quality Construction activities associated with the project could result in wind and water erosion of the disturbed area leading to sediment discharges. Additionally, construction would involve the use of oil, lubricants, and other chemicals that could be discharged from leaks or accidental spills. These potential sediment and chemical discharges during construction would have the potential to impact water quality in receiving water bodies. Construction of the project would result in more than 1 acre of land disturbance; therefore, the project would be required to prepare and implement a Stormwater Pollution Prevention Plan in accordance with the Statewide Construction General Permit prior to construction. This requires implementation of water quality BMPs to ensure that water quality standards are met and that stormwater runoff from the construction work areas does not cause degradation of water quality in receiving water bodies. Typical BMPs include use of silt screening or fiber filtration rolls, appropriate handling and disposal of contaminants, fertilizer and pesticide application restrictions, litter control and pickup, and vehicle and equipment repair and maintenance in designated areas. Implementation of Stormwater Pollution Prevention Plan requirements during construction would reduce potential hydrology and water quality impacts associated with construction to a less than significant level. The project includes the demolition of three residences and a motel and construction of a 156-unit apartment complex, which would increase the impervious area of the site by approximately 20,000 square feet and would result in additional surface runoff. A preliminary SWQMP (Attachment 5) was prepared for the project consistent with the requirements of the City’s BMP Design Manual and of San Diego Regional Water Quality Control Board Order No. R9-2013-0001 (Regional MS4 Permit). The SWQMP prepared for the project specifies source control (trash and refuge storage), site design (sustainable landscaping), structural BMPs (biofiltration basins and tree wells), and trash capture BMPs that would be implemented to minimize impacts to water quality. With implementation of these BMPs, impacts to water quality or waste discharge requirements would be less than significant. No streams or rivers are on the project site; however, Buena Vista Lagoon is approximately 0.47 mile north of the project site. According to the SWQMP (Attachment 5), the Buena Vista Lagoon is a Section 303(d) impaired water body for indicator bacteria, nutrients, sedimentation/siltation, and toxicity pollutants. In the existing condition, the site generally drains from east to northwest toward the northwestern property line. The project site is assumed to have two discharge locations (Basin 1 and Basin 2). Since no existing storm drain infrastructure is on site, most of the site’s surface runoff sheet flows to the gutter at the intersection of Grand Avenue and Hope Avenue. The remainder of the site’s surface runoff that does not reach the intersection of Grand Avenue and Hope Avenue sheet flows in the private driveway between Grand Avenue and Carlsbad Village to existing modular wetland systems for water quality treatment June 21, 2023 Item #1 Page 197 of 250 ---- before being conveyed through a private buried storm drain system in Carlsbad Village Drive, connecting to the public storm drain system and eventually discharging into Buena Vista Lagoon. With the proposed drainage improvements, the majority of runoff from the proposed development would be collected and routed to a biofiltration basin for treatment and detention; the remainder of the site would sheet flow directly to the right-of-way and be treated via proposed tree wells. Similar to existing site conditions, stormwater would discharge from the northwestern and eastern property lines. Private roof gutters and drainpipes will discharge at biofiltration raised planters within both courtyards and along the eastern side of the building adjacent to the private drive. Basin inlets would be equipped with trash capture device. Private storm drain inlets and a buried storm drain system would convey runoff off site. Similar to existing conditions, stormwater runoff leaving Basin 1 would leave the site through a curb outlet, biofiltration raised planter outlet, or sheet flow and would confluence at the intersection of Hope Avenue and Grande Avenue. Stormwater leaving Basin 2 would enter the existing private buried storm drain under the private drive and be routed to the public buried storm drain under Carlsbad Village Drive. To comply with the City’s stormwater standards for Priority Development Project requirements, the project site would also implement source control and site design BMPs where feasible and applicable in accordance with the City’s BMP Design Manual. Aside from the proposed biofiltration basin, the site would also implement runoff dispersion through landscaped swales and tree wells. The project would implement General Plan goals and policies (4-P.50, 4-P.56, and 4-P.65) to ensure that the project would not exceed the capacity of drainage systems or provide substantial additional sources of polluted runoff. Therefore, through compliance with existing regulations, the project would not create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. Impacts would be less than significant. e.The site can be adequately served by all required utilities and public services. Utilities The project site is within a developed portion of the City served by utilities. The proposed project would be adequately served by existing utilities and water and sewer service. Services for the project would not exceed the capacity of the service providers’ ability to meet those needs. According to the Water Study (Attachment 6) prepared by Dexter Wilson Engineering, the project site is currently served by the Carlsbad Municipal Water District and includes existing 6-inch pipelines north of the project site in Grand Avenue, west of the project site in Harding Street, and south of the project site in Carlsbad Village Drive. The project would obtain potable water service by making two connections to the existing water line in Grand Avenue. The project would be required to upsize the Grand Avenue pipeline to an 8-inch line from the intersection with Hope Avenue east to the existing 8-inch line in the easement to meet the City’s design criteria and fire flow requirements. Although the project would require minor upgrades to the existing pipeline system, it would not require extensive expansion to the water system as a whole. Wastewater is delivered to the Encina Water Pollution Control Facility, operated by the Encina Wastewater Authority, for treatment and recycling. According to the Sewer Study (Attachment 8) prepared by Pasco Laret Suiter and Associates, a new 6-inch PVC sewer lateral would be required to connect to the existing 6-inch vitrified clay pipe sewer main in Grand Avenue. With the addition of this sewer lateral, the existing system could adequately serve the project. June 21, 2023 Item #1 Page 198 of 250 In addition, San Diego Gas & Electric provides electric power and natural gas to the project site for the existing residences, motel, and Carl’s Jr. restaurant on site. Public Services The project would result in the development of a 156-unit apartment complex, which would require safety and fire protection services. The Carlsbad Fire Department and Police Department currently provide service to the existing single-family residences, Carl’s Jr. restaurant and motel on the project site and would continue to provide service for the proposed project. Redevelopment of the project site would increase the land use intensity of the site and will increase demand for fire protection services. However, the project site can be adequately served and the project would not significantly increase demand for fire and/or police services to the extent that new facilities would be required to maintain acceptable service ratios, response times, or other performance objectives. In addition, an Alternative Means & Method plan has been reviewed and approved by the Carlsbad Fire Department. Furthermore, the project would be required to pay development impact fees in accordance with the City’s most recently adopted Master Fee Schedule. Therefore, impacts would be less than significant. The project site is located within the Carlsbad Unified School District. The nearest school is Jefferson Elementary School at 3743 Jefferson Street, approximately 0.74 mile south of the project site. In addition to the City’s public schools, three private schools are in the Village & Barrio Master Plan area that serve local residents, including the Army and Navy Academy and two Montessori schools. The project would result in the development of a 156-unit apartment complex, which will add new student populations in the City. However, the student population generated by the project would be served by existing schools in the Carlsbad Unified School District. Additionally, the project would be required to submit a letter from the school district indicating they have capacity to accommodate additional students and pay developer fees in accordance with the Carlsbad Unified School District’s most recently adopted fee rates prior to the issuance of a building permit. Therefore, impacts would be less than significant. Several existing parks and recreational facilities are in close proximity to the project site, including the Carlsbad Senior Center, Holiday Park, and Rotary Park. The Citywide Facilities and Improvements Plan establishes a performance standard for parks, requiring 3 acres of parkland per 1,000 people. The addition of the 156-unit apartment complex will include a minor increase on existing recreational resources. However, the project would be required to pay development impact fees that would generate funds to help pay for additional park and recreation facilities. In addition, the project would include two large interior courtyards that would provide private open space for its residents and lessen the burden on existing facilities. Therefore, impacts would be less than significant. The nearest library is the Georgina Cole Library at 1250 Carlsbad Village Drive, approximately 0.23 miles northeast of the project site. An increase in population from the new addition of the 156-unit apartment complex would cause a nominal increase in demand for public services, including libraries. However, as stated in the Carlsbad General Plan Environmental Impact Report (EIR) (City of Carlsbad 2015b), the existing library space in the City currently meets the City’s standard. In addition, the project would be required to pay development impacts fees that would generate funds to help pay for additional library space, as needed. Therefore, impacts would be less than significant. June 21, 2023 Item #1 Page 199 of 250 Exemption Exceptions There are general exceptions to the exemptions depending on the nature or location of the project, pursuant to CEQA Guidelines, Section 15300.2. For a proposed project to qualify, none of the following exceptions can apply to the project. The analysis below addresses each exception. a.Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located –a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. The project qualifies for a Class 32 exemption; Classes 3, 4, 5, 6, and 11 do not apply to the project. Thus, this exception does not apply. b.Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. Due to the developed/disturbed nature of the project site, and mandatory adherence with all applicable federal, state, and local laws, regulations and guidelines, any incremental, individual-level impact resulting from Project construction and operation would remain less than significant and would not constitute a considerable contribution to potential regional cumulative impacts in the greater Project region. Additionally, all other related projects would be required to comply with all applicable federal, state, and local regulatory requirements and incorporate all feasible mitigation measures to ensure that their potentially cumulative impacts would remain at less-than-significant levels. The project is consistent with the Carlsbad General Plan and the Village and Barrio Master Plan and the cumulative effects of the project along with the buildout of the Village and Barrio area have already been analyzed and disclosed in the Mitigated Negative Declaration prepared for the Village and Barrio Master Plan. This exception does not apply. c.Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The project is consistent with the Carlsbad General Plan and zoning designations for the project site. As discussed above, no significant impacts are associated with the project. No unusual circumstances are associated with the project that would have a significant effect on the environment. This exception does not apply. d.Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. The City does not contain officially designated state scenic highways. The closest eligible state scenic highway is I-5, approximately 0.08 mile east of the project site (Caltrans 2023). This exception does not apply. June 21, 2023 Item #1 Page 200 of 250 e.Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. EnviroStor is the California Department of Toxic Substances Control’s online data management system for tracking cleanup, permitting, enforcement, and investigation efforts at hazardous waste facilities and sites with known or suspected contamination issues, pursuant to Section 65962.5 of the California Government Code. EnviroStor was reviewed to determine if any hazardous waste sites are on the project site. No hazardous waste sites are on the project site. According to the Phase I Site Assessment (Attachment 8), the project site is not listed on the Cortese List database, any other state agency database, or the City’s database regarding hazardous substance use, storage, or releases. This exception does not apply. f.Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource. A South Coastal Information Center records search was performed and one historic address was identified within the 0.25-mile search area (Attachment 9). The structure, a historic residence at 1166 Carlsbad Village Drive, was evaluated in 2005 and is not eligible for listing in the National Register of Historic Places. An architectural history survey was performed on the existing residences on the project site that would be demolished (954 and 955 Grand Avenue) because the structures were built in the 1940s and 1950s and meet the age threshold established by CEQA and the City. According to the Cultural Resources Technical Report (Attachment 9), the structures at 945 and 955 Grand Avenue are not listed or determined to be eligible for listing in the California Register of Historical Resources, are not included in a local register or identified as significant in a historical resource, and are not determined to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California. As a result, the project would not result in any adverse change in the significance of a historical resource, and this exception does not apply. City of Carlsbad Planning staff also evaluated the potential exceptions to the use of categorical exemptions as defined by Section 19.04.070 of the Carlsbad Municipal Code (CMC) and determined that none of these exceptions apply, as explained below. i.Grading and clearing activities affecting sensitive plant or animal habitats – A categorical exemption shall not apply when there is earth moving activities “which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher).” The project site is currently developed with three residences, a motel, and a Carl’s Jr. restaurant and includes heavily disturbed and partially paved vacant land and is surrounded by existing development. Further, the project is not within or adjacent to sensitive biological resources as identified on Figure 4-2 of the Carlsbad General Plan and is not adjacent or within the Buena Vista Lagoon or any other federally protected wetlands. June 21, 2023 Item #1 Page 201 of 250 The project site and surrounding area are designated Urban/Disturbed Land in the City’s Habitat Management Plan. The project site is primarily developed and does not contain any biological resources. Therefore, redevelopment of the project site would not result in conflicts with the provisions of the Habitat Management Plan, and no impact would occur. In summary, grading and clearing activities associated with the project would not affect sensitive plant or animal habitats. Thus, this exception does not apply. ii.Grading and clearing activities affecting archaeological or cultural resources from either historic or prehistoric periods – A categorical exemption shall not apply when there is earth moving activities affecting “archaeological or cultural resources from either historic or prehistoric periods.” A South Coastal Information Center records search was performed and one historic address was identified within the 0.25-mile search area (Attachment 9). The structure, a historic residence at 1166 Carlsbad Village Drive, was evaluated in 2005 and is not eligible for listing in the National Register of Historic Places. An architectural history survey was performed on the existing residences on the project site that would be demolished (945 and 955 Grand Avenue) because the structures were built in the 1940s and 1950s and meet the age threshold established by CEQA and the City. According to the Cultural Resources Technical Report (Attachment 9), the structures at 945 and 955 Grand Avenue are not listed or determined to be eligible for listing in the California Register of Historical Resources, are not included in a local register or identified as significant in a historical resource, and are not determined to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California. In addition, the South Coastal Information Center record search did not identify any previously recorded historic or prehistoric archaeological sites intersecting the project site or the records search radius of 0.25 mile. A pedestrian survey of the project site did not reveal any cultural resources. In addition, the project site is currently developed with three existing residences, a motel, and a Carl’s Jr. restaurant. Therefore, the likelihood that intact archaeological resources exist on the project site is low due to previous site disturbance. However, due to the poor ground surface visibility in most of the project site and the potential for unknown surficial or buried cultural resources that may not have been identified during the survey, the project will be conditioned to require archaeological monitoring of ground-disturbing activities during project construction consistent with the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017) and consistent with Carlsbad General Plan Policies 7-P.8 and 7-P.9 (City of Carlsbad 2015a). Therefore earth-moving activities associated with the project would not affect “archaeological or cultural resources from either historic or prehistoric periods and this exception does not apply. iii.“Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils or other factors requiring special review, on all or a portion of the site.” This exception applies when a project may result in damage to biological species or their habitats or archeological or cultural resources. 1.Biological Resources June 21, 2023 Item #1 Page 202 of 250 As discussed above, the project would not affect sensitive, threatened, or endangered biological species or their habitat. This exception does not apply. 2.Cultural Resources As discussed above, the project would not affect archaeological or cultural resources from either historic or prehistoric periods. This exception does not apply. 3.Wetlands and Streams The biological analysis conducted for the project concluded that there was no evidence of vernal pool or wetland features present on site or in the adjacent mapped buffer area. Thus, this exception does not apply. 4.Hazardous Materials A Phase I Site Assessment (Attachment 8) was prepared by Partner Engineering and Science, Inc., to identify hazards affecting the project site. A reconnaissance survey and a database search were completed and found that no potential environmental concerns occur on the project site. However, due to the age of the existing residences on site (constructed between 1939 and 1985), the residences have the potential to contain asbestos-containing materials and/or lead-based paint. Prior to the demolition of the three existing residences, a comprehensive survey designed to determine if the suspect materials are regulated would be required. If such materials are identified and need to be disturbed, repaired, or removed, a licensed abatement contractor should be consulted. Suspect materials may be managed in place under an Operations and Maintenance Program until removal is dictated by renovation, demolition, or deteriorating material condition. In addition, as described above, all hazardous materials would be transported and handled in accordance with all federal, state, and local laws regulating the management and use of hazardous materials, reducing the potential for reasonably foreseeable upset and accident of such hazardous substances during construction and operation. Therefore, impacts would be less than significant. The project site is not listed in the Cortese List database, any other state agency database, or the City’s database regarding hazardous substance use, storage, or releases. The Phase I Site Assessment (Attachment 8) identified several adjacent and nearby properties that were included in a regulatory database report for hazardous substances or spills, but those sites have been listed as contained and are not expected to represent a significant environmental concern for the project site. Thus, this exception does not apply. 5.Unstable Soils According to the Preliminary Geotechnical Investigation (Attachment 10), based on visual classification of materials encountered on site and plasticity index of the soils verified by laboratory testing, site soils are anticipated to exhibit a “very low” expansion index and do not include unstable soils. Therefore, this exception does not apply. Conclusion For the reasons stated above, the project meets all conditions required for CEQA Guidelines, Section 15332, In-Fill Development Projects Class 32 Categorical Exemption. Therefore, the City has determined that a Class 32 Categorical Exemption is appropriate for this project. June 21, 2023 Item #1 Page 203 of 250 5.Unstable Soils According to the Preliminary Geotechnical Investigation (Attachment 10), based on visual classification of materials encountered on site and plasticity index of the soils verified by laboratory testing, site soils are anticipated to exhibit a “very low” expansion index and do not include unstable soils. Therefore, this exception does not apply. Conclusion For the reasons stated above, the project meets all conditions required for CEQA Guidelines, Section 15332, In‐Fill Development Projects Class 32 Categorical Exemption. Therefore, the City has determined that a Class 32 Categorical Exemption is appropriate for this project. References Caltrans (California Department of Transportation). 2023. State Scenic Highways Map. Accessed March 2023. https://dot.ca.gov/programs/design/lap‐landscape‐architecture‐and‐community‐ livability/lap‐liv‐i‐scenic‐highways. City of Carlsbad. 2015a. Carlsbad General Plan. September. Accessed March 2023. https://www.carlsbadca.gov/departments/community‐development/planning/general‐ plan/related‐documents/‐folder‐145. City of Carlsbad. 2015b. Carlsbad General Plan and Climate Action Plan Environmental Impact Report (SCH No. 2011011004). Final. June. Certified September 22. Accessed March 2023. https://www.carlsbadca.gov/departments/community‐development/planning/general‐ plan/related‐documents/‐folder‐146. City of Carlsbad. 2017. Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines. September. Accessed March 2023. https://www.carlsbadca.gov/home/showpublisheddocument/254/637425976516870000. City of Carlsbad. 2018. City of Carlsbad Transportation Impact Analysis Guidelines. April. Accessed March 2023. https://www.carlsbadca.gov/home/showpublisheddocument/328/637425982502330000. City of Carlsbad. 2021. Carlsbad Village & Barrio Master Plan. August 2021. City of Carlsbad. 2022. Vehicle Miles Traveled (VMT) Analysis Guidelines. October 3. Accessed March 2023. https://www.carlsbadca.gov/home/showpublisheddocument/312/637425981341500000. Lead Agency Contact Person: Shannon Harker, Senior Planner Telephone: 442‐339‐2621 April 10, 2023 ERIC LARDY, City Planner Date June 21, 2023 Item #1 Page 204 of 250 Da t e : 1 0 / 1 4 / 2 0 2 2 - L a s t s a v e d b y : R a n d y . D e o d a t - P a t h : C : \ G I S \ P r o j e c t s \ C i t y o f C a r l s b a d \ H o p e A p a r t m e n t s \ M a p D o c s \ F i g u r e 1 _ R e g i o n a l . m x d ImperialBeach ChulaVista NationalCity Bonita LemonGrove Poway Encinitas Carlsbad Escondido Vista ValleyCenter HiddenMeadowsOceanside Bonsall Fallbrook Rainbow JamulSpringValley AlpineHarbisonCanyon Lakeside El Cajon Santee Ramona San DiegoCountryEstates Julian San JuanCapistrano Coto DeCaza MissionViejo TrabucoHighlands Temecula Wildomar San Diego Oran g e C o u n t y San Diego County San Diego County Riverside County M E X I C O M E X I C O P a c i f i c O c e a n ÄÆ94 ÄÆ52 ÄÆ54 ÄÆ94 ÄÆ163 ÄÆ282 ÄÆ188 ÄÆ905 ÄÆ74 ÄÆ54 ÄÆ79 ÄÆ274 ÄÆ79 ÄÆ209 ÄÆ56 ÄÆ75 ÄÆ125 ÄÆ74 ÄÆ67 ÄÆ76 ÄÆ79 ÄÆ78 §¨¦5 §¨¦215 §¨¦5 §¨¦8 §¨¦8§¨¦15 §¨¦5 §¨¦8 §¨¦805 §¨¦5 §¨¦15 Wermers Hope Apartments Population Centers Project Site !(^ Regional Location Source: ESRI 2021.Figure 1±0 105 MilesJune 21, 2023 Item #1 Page 205 of 250= Harris & Associates KNOWLES AVE CHESTNUT AVE PRIVATE D R W Y EL M W O O D S T MOUN T A I N V I E W D R JA M E S D R S C O A S T H W Y VI K I N G W A Y HA R D I N G S T D O N N A D R DAVIS PL SAN D Y P L TU T T L E S T VISTA W A Y JEANNE P L EATON S T S T R E M O N T S T BASSW O O D A V E CHRISTI A N S E N W A Y ST A T E S T BELLE L N PALM AV E CYPRESS AVE CYNTHIA LN HOSP W A Y LE W I S L N SP R U C E S T YADA PL CA B R I L L O P L LI D O P L WEST W O O D D R BLEN K A R N E D R SANDALW O O D L N CA R L S B A D B L V D SP A N I S H W A Y TRU E S D E L L L N M O N R O E S T MAGNOLI A A V E FALCON DR CANY O N S T A D A M S S T BUENA VISTA WAY GR E G O R Y D R OC E A N S T LANAI CT HOME A V E KR E M E Y E R C I R LAGUNA DR S D I T M A R S T ARBUCK L E P L TRAILS LN OAK AVE FRAZIER A V E VA L L E Y S T CAMELLIA P L MA E Z E L L N AVOCADO L N WALNUT A V E PO L L Y L N G R E C O U R T W A Y GRAND A V E HILLVIEW C T A D A I R W A Y AL L E Y LINDA LN BEECH A V E PACIFIC A V E RO O S E V E L T S T W A S H I N G T O N S T JE F F E R S O N S T HO P E A V E TY L E R S T GA R F I E L D S T LIN C O L N S T VILLAGE D R BR O A D W A Y NOB HILL DR PINE AVE MA D I S O N S T W O O D L A N D W A Y BUENA PL HI G H L A N D D R MCCAUL E Y L N NEWLAN D C T TAMARAC K A V E PI O P I C O D R CARLSB A D V I L L A G E D R MC K I N L E Y S T FOREST AVE STRATFORD LN AR L A N D R D LAS FLORES DR B R A D Y C I R CR E S T D R EU R E K A P L WI L S O N S T Dat e : 1 0 / 1 4 / 2 0 2 2 - L a s t s a v e d b y : R a n d y . D e o d a t - P a t h : C : \ G I S \ P r o j e c t s \ C i t y o f C a r l s b a d \ H o p e A p a r t m e n t s \ M a p D o c s \ F i g u r e 2 _ P r o j e c t L o c a t i o n . m x d Project Location Source: SanGIS Imagery 2017. ±Figure 201,000500 Feet Project Site Wermers Hope ApartmentsJune 21, 2023 Item #1 Page 206 of 250-• Harris & Associates HO P E A V E CARLSB A D V I L L A G E D R AL L E Y HA R D I N G S T GRAND A V E Dat e : 1 1 / 2 / 2 0 2 2 - L a s t s a v e d b y : R a n d y . D e o d a t - P a t h : C : \ G I S \ P r o j e c t s \ C i t y o f C a r l s b a d \ H o p e A p a r t m e n t s \ M a p D o c s \ F i g u r e 3 _ P r o j e c t S i t e . m x d Project Site Source: SanGIS Imagery 2017. ±Figure 3010050 Feet Project Site Wermers Hope ApartmentsJune 21, 2023 Item #1 Page 207 of 250-• Harris & Associates Source: AO Architecture 2023. GG G 71 70 70 69 69 69 69 69 69 69 69 68 68 68 68 68 67 67 67 66 66 66 65 65 65 65 65 65 65 65 65 65 65 64 64 64 64 64 64 63 63 63 63 63 63 63 63 63 62 62 62 65 66 67 62 696867 X X X X W W W W W W W W W W W W XXXXXXXXXXXXXXXX X XXXXXXXXXXXXXX XXXXXXXX X X X X X X X X X X X X X X X X X X X X X X 10 ' FRO N T SET B A C K EXISTINGPROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PRO P E R T Y L I N E EAS E M E N T ( D R I V E ) PROPOSED RIGHTOF WAY/ PROJECTBOUNDARY EDGE OF EXISTINGASPHALT ANDPROPOSEDRETAINING WALL(LOT LINE) EXISTING ONE STORYRESTAURANT EXISTING FOUR STORYMIXED USEMULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTINGGAS STATION EXISTINGRESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORYSINGLE FAMILY DETACHEDHOMES 26 ' 220 ' - 0 " 19'-5"ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTINGRETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0+EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NOPARKING 10 ' FRO N T SET B A C K 9'-0"5'-0" 18' - 0 " 9'-0" EXISTINGEASEMENT EXISTINGEASEMENT 0' SIDE SETBACKRIGHT OF WAY 0' SIDE SETBACKRIGHT OF WAY(CURB) 292'-2" PROPOSEDCURB XFMRXFMR XFMR FIR E A C C E S S S T A I R S 7'- 8 " 2'- 8 " 10' - 6 " 7'-10"2'-8" 13' 79 ' - 8 " 16 9 ' - 3 " UPDN LANDING UPDN LANDING UP DNLAND I N G A1 A1 A2CBCB B4 A1 A2 A2 5' DIA. TRA S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 THYSSEN - K R U P P SYNERGY SELF-SUP P O R T E D 3500LB A1A1 PARKINGENTRANCE RAMP DOWN20.0% ENTRY A2 ME T E R RO O M STACKEDWASHER / DRYERFRONT LOAD27" x 34"FLOOR TRAY O.D. 32 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.3 36"X60" CLR. INSIDE37" MIN. DOOR S1S1 STACKEDWASHER / DRYERFRONT LOAD27" x 34"FLOOR TRAY O.D. 32 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WESTCOURTYARD DN C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLEVOLUME PA S S A G E PA S S A G E DOUBLEVOLUME (A2) B2B2 5' DIA.TRASH RM. THYSS E N - K R U P P SYNER G Y SELF-S U P P O R T E D 3500LB THYSS E N - K R U P P SYNER G Y SELF-S U P P O R T E D 3500LBA2ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 A2 (4) POOLCOURTYARD POOL STG STGSTG EL.MACHN.RM STOR. MEN WOMEN SHOWERS RR. PARCEL MAIL FITNESS G GG G 70 70 69 69 69 69 69 69 69 69 68 68 68 68 68 68 68 67 67 67 66 66 65 65 65 65 65 65 65 64 64 64 64 64 64 64 63 63 63 63 63 63 63 63 63 63 63 63 62 62 62 62 696867 X X X X W W W W W W W W W W W W XXXXXXXXXXXXXXXX X XXXXXXXXXXXXXX XXXXXXXX X X X X X X X X X X X X X X X X X X X X X X GG G 70 70 69 69 69 69 69 69 69 69 68 68 68 67 67 66 66 65 65 65 65 65 65 64 64 64 64 63 63 63 63 63 63 63 63 63 62 62 62 62 696867 UPDN LANDING UPDN LANDING UP DNLAND I N G A1 A1 A2CBCB B4 A1 A2 A2 5' DIA. TR A S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 THYSSEN - K R U P P SYNERGY SELF-SUP P O R T E D 3500LB A1A1 PARKINGENTRANCE RAMP DOWN20.0% ENTRY A2 ME T E R RO O M STACKEDWASHER / DRYERFRONT LOAD27" x 34"FLOOR TRAY O.D. 32 X 34 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.3 36"X60" CLR. INSIDE37" MIN. DOOR S1S1 STACKEDWASHER / DRYERFRONT LOAD27" x 34"FLOOR TRAY O.D. 32 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WESTCOURTYARD DN C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLEVOLUME PA S S A G E PA S S A G E DOUBLEVOLUME (A2) B2B2 5' DIA.TRASH RM. THYSSE N - K R U P P SYNERG Y SELF-SU P P O R T E D 3500LB THYSS E N - K R U P P SYNERG Y SELF-S U P P O R T E D 3500LB A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 A2 (4) POOLCOURTYARD POOL STG STGSTG EL.MACHN.RM STOR. MEN WOM E N SHOWERS RR. PARCEL MAIL FITNESS W W W W W W W R:\ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 0 S I T E P L A N . D W G Th u r s d a y , F e b r u a r y 0 2 , 2 0 2 3 1 1 : 2 7 : 2 6 A M Scale DateJob No.02-02-20232021-109 HOPE AVENUE APARTMENTS CARLSBAD, CAWERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=30'-0"30'60'90'0 15' 1" = 30' RESIDENTIAL BUILDING A1.0SITE PLAN Pa t h C : \ G I S \ P r o j e c t s \ C i t y o f C a r l s b a d \ H o p e A p a r t m e n t s \ M a p D o c s Feet 0 500250 Figure 4 Site Plan Wermers Hope Apartments N June 21, 2023 Item #1 Page 208 of 250 -• Harris & Associates ~ i ! ' j i i GRAND AVE. r Source: AO Architecture 2023.Pa t h C : \ G I S \ P r o j e c t s \ C i t y o f C a r l s b a d \ H o p e A p a r t m e n t s \ M a p D o c s Figure 5 Project Renderings Wermers Hope Apartments KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTHN.T.S. HO P E A V E . COURTYARDCOURT. R:\ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A P 1 . 0 - A P 1 . 1 P E R S P E C T I V E S . D W G Tu e s d a y , J a n u a r y 3 1 , 2 0 2 3 9 : 0 3 : 5 9 A M 1 2 Scale DateJob No.01-31-20232021-109 HOPE AVENUE APARTMENTS CARLSBAD, CAWERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 4 3 0" = 00' AP1.0Conceptual PerspectivesRESIDENTIAL BUILDING 4VIEW ON CARLSBAD VILLAGE DR LOOKING NORTHEAST 2VIEW ON GRAND AVE LOOKING SOUTHWEST1VIEW ON EASEMENT DRIVE LOOKING NORTHWEST 3VIEW ON GRAND AVE AND HOPE AVE LOOKING SOUTHEAST GRAND AVEN U EEASEMENT DRIVEEASEMENT DRIVE HOPE AVE. HOPE AVE . GRAND A V E . June 21, 2023 Item #1 Page 209 of 250 II Harris & Associates LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 13 This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff reports. Acronym Description Acronym Description APA American Planning Association LCPA Local Coastal Program Amendment APN Assessor Parcel Number LOS Level of Service AQMD Air Quality Management District MND Mitigated Negative Declaration BMP Best Management Practice NCTD North County Transit District CALTRANS California Department of Transportation ND Negative Declaration CC City Council PC Planning Commission CCR Conditions, Covenants and Restrictions PDP Planned Development Permit CEQA California Environmental Quality Act PEIR Program Environmental Impact Report CFD Community Facilities District PUD Planned Unit Development CIP Capital Improvement Program ROW Right of Way COA Conditions of Approval RWQCB Regional Water Quality Control Board CofO Certificate of Occupancy SANDAG San Diego Association of Governments CT Tentative Parcel Map SDP Site Development Plan CUP Conditional Use Permit SP Specific Plan DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program DISTRICT City Council Member District Number TM Tentative Map EIR Environmental Impact Report VBMP Village & Barrio Master Plan EIS Environmental Impact Statement (federal) ZC Zone Change EPA Environmental Protection Agency FEMA Federal Emergency Management Agency GP General Plan GPA General Plan Amendment GIS Geographic Information Systems HCA Housing Crisis Act 2019 IS Initial Study June 21, 2023 Item #1 Page 210 of 250 REVISION LOG NO. DESCRIPTION Date 1 ORIGINAL 01.12.22 2 REVISIONS 02.11.22 3 REVISIONS 04.12.22 4 SUBMITTAL 05.27.22 5 SUBMITTAL 07.29.22 Project Team R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ ~ G 1 . 0 C O V E R S H E E T . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 0 : 2 8 : 4 1 A M ARCHITECTURAL SHEET DESCRIPTION G1.0 COVER SHEET G1.1 PROJECT INFORMATION - UNIT SUMMARY, PARKING AP1.0 CONCEPTUAL PERSPECTIVES A1.0 SITE PLAN A1.1 OPEN SPACE PLAN A1.2 BUILDING HEIGHT EXHIBITS A1.3 BUILDING MASSING EXHIBIT A1.4 BUILDING PHOTO SIMULATION A2.0 BUILDING COMPOSITE PLAN - SUBTERRANEAN LEVEL 2 A2.1 BUILDING COMPOSITE PLAN - SUBTERRANEAN LEVEL 1 A2.2 BUILDING COMPOSITE PLAN - LEVEL 1 A2.3 BUILDING COMPOSITE PLAN - LEVEL 2 A2.4 BUILDING COMPOSITE PLAN - LEVEL 3 A2.5 BUILDING COMPOSITE PLAN - LEVEL 4 A2.6 BUILDING COMPOSITE PLAN - ROOF A3.0 CONCEPTUAL ELEVATIONS A3.1 CONCEPTUAL ELEVATIONS A4.0 CONCEPTUAL BUILDING SECTIONS A5.0 CONCEPTUAL UNIT PLANS A6.0 COLOR & MATERIALS A7.0 EGRESS PLAN A7.1 FIRE AREA PLAN A7.2 FIRE ACCESS SITE PLAN & FIRE DEPT. NOTES A7.3 FIRE ACCESS INFO A7.4 WASTE MANAGEMENT PLAN CIVIL (C) 1 TENTATIVE MAP TITLE SHEET (C) 2 EXISTING EASEMENTS/ PROP. LOT CONFIGURATION (C) 3 DEMO SHEET (C) 4 PRELIMINARY GRADING PLAN (C) 5 PRELIMINARY UTILITY PLAN (C) 6 PRELIMINARY GRAND AVENUE IMPROVEMENT PLAN (C) 7 SECTIONS AND DETAILS (C) 8 SECTIONS AND DETAILS LANDSCAPE L-01 LANDSCAPE CONCEPT PLAN L-02 LANDSCAPE CONCEPT PLAN L-03 MAINTENANCE PLAN L-04 UTILITY CONFLICT PLAN L-05 WATER CONSERVATION PLAN L-06 WATER USE PLAN SHEET INDEX Contact: Contact: APPLICANT / OWNER Wermers Properties 5120 Shoreham Place, #150 San Diego, CA 92122 (858) 535-1475 Don Gause DonG@wermersproperties.com Contact: Contact: RESIDENTIAL ARCHITECT ARCHITECTS ORANGE 144 N. Orange Street Orange, CA 92866 (714) 639-9860 Tobin Symmank Tobins@AOArchitects.com Contact: Contact: LANDSCAPE ARCHITECT GMP 3176 Lionshead Ave. Suite 102 Carlsbad, CA 92010 858 558 8977 Marc Moody marc@gmplandarch.com Contact: Contact: CIVIL ENGINEER Pasco Laret Suiter & Associates 1911 San Diego Ave., Ste 100 San Diego, CA 92110 (858) 259-8212 ext. 113 Tyler Lawson tlawson@plsaengineering.com AGENCY SUBMITTAL CARLSBAD, CA MAY 25, 2023 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 5 78 VISTA W A Y S . C O A S T H W Y CARL S B A D VILL A G E D R . SITE P A C I F I C O C E A N OCEANSIDE BLVD. EL C A M I N O R E A L COL L E G E B L V D . VICINITY MAP - OVERALL NORTH N.T.S. 76 CAN N O N R D . 0" = 00' RESIDENTIAL BUILDING 5 CARL S B A D V I L L A G E D R C A R L S B A D B L V D LAGUNA DR H O P E A V E GRAN D A V E S T A T E S T J E F F E R S O N S T R O O S E V E L T S T M A D I S O N S T PROJECT SITE 0.4 M I L E S COM M E R C I A L COM M E R C I A L VICINITY MAP - DETAILED CARLSBAD VILLAGE TRAIN STATION H A R D I N G S T NOTE: Walking distance to the Carlsbad Village Transit Station is approximately 0.4 miles. G1.0COVER SHEET 6 SUBMITTAL 11.04.22 7 SUBMITTAL 02.03.23 8 SUBMITTAL 03.30.23 9 SUBMITTAL 05.25.23 Exhibit 14 June 21, 2023 Item #1 Page 211 of 250 WERMERS PR 0 1 PIERTI ES ----· --· ---- I cNIAI IVc l~ACI MAP (Cl) AND SIie DcVcLOPMcNI PLAN (SDP) L-07 I RENDER ING Architecture. Design. Relationships. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ ~ 0 0 - 0 0 0 _ G 1 . 1 P R O J E C T I N F O R M A T I O N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 0 : 1 3 : 4 1 A M THESE CONCEPTUAL ARCHITECTURAL PLANS ARE FOR PLANNING & DEVELOPMENT PURPOSES ONLY. REVISIONS MAY BE REQUIRED DUE TO FURTHER REQUIREMENTS, INVESTIGATION FROM GOVERNING AGENCIES AND BUILDING CODE ANALYSIS. DIMENSIONS SHOWN ARE APPROXIMATE AND ARE BASED UPON THE INFORMATION AND SURVEYS AVAILABLE. PLEASE REFER TO CIVIL SURVEYS, DRAWINGS AND EXHIBITS FOR TECHNICAL INFORMATION AND MEASUREMENTS. PLEASE REFER TO THE LANDSCAPE ARCHITECT'S DRAWINGS AND EXHIBITS FOR ALL LANDSCAPE PLANTING, IRRIGATION, DESIGN AND SPECIFICATIONS. GENERAL DISCLAIMER Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 0" = 00' G1.1RESIDENTIAL BUILDING G1.1Project Information - Unit Summary, Parking Analysis June 21, 2023 Item #1 Page 212 of 250 PROJECT INFORMATION ADDRESS: 945 & 955 Grand Ave., Carlsbad, CA APN: 203-320-02-00 & 203-320-20-00 SITE AREA: 128,416 SQ .FT. 2.95 ACRES ZONING: VILLAGE-BARRIO 1V-Bl General Plan VILLAGE-BARRIO MASTER PLAN, FREEWAY COMMERCIAL (FC) DISTRICT Land Use: PROJECT DESCRIPTION THE PROJECT SITE IS LOCATED IN THE VILLAGE OF CARLSBAD, CLOSE TO THE 5 FREEWAY AND ENCOMPASSES THE PROPERTIES THAT, NORTH TO SOUTH ARE IN BETWEEN GRAND AVENUE AND CARLSBAD VILLAGE DRIVE AND FROM WEST TO EAST IN BETWEEN HOPE AVENUE AND THE PRIVATE DRIVE THAT FRONTS THE LOFTS APARTMENTS. THE PROPOSED PROJECT INCLUDES A TENTATIVE TRACT MAP AND SITE DEVELOPMENT PLAN TO CONSOLIDATE FIVE (5) LEGAL PARCELS INTO ONE (1) LOT, DEMOLISH THE EXISTING MOTEL 6 AND THREE SINGLE-FAMILY RESIDENTIAL STRUCTURES AND DEVELOP HOPE APARTMENTS, A FOUR-STORY, 45-FOOT-TALL, 156-UNIT MULTIPLE- FAMILY RESIDENTIAL APARTMENT PROJECT ON A 2.95-ACRE PARCEL. THE PROJECT IS REQUESTING A 50% STATE DENSITY BONUS; IS PROPOSING THAT 15% OF THE TOTAL UNITS (20 UNITS) WILL BE MADE AFFORDABLE TO VERY-LOW-INCOME FAMILIES; AND IS SEEKING THREE (3) DENSITY BONUS WAIVERS. INCLUDING THE DENSITY BONUS, THE PROJECT DENSITY IS 52.9 DWELLING UNITS/ACRE. A TOTAL OF 277 PARKING STALLS ARE PROPOSED. A MAJORITY OF THE PARKING WILL BE PROVIDED IN A TWO-LEVEL SUBTERRANEAN PARKING GARAGE. THE EXISTING CARL'S JR. DRIVE-THRU RESTAURANT \A/II I r,r nrT" It. Irr.. ,.....,.,. IC'ITr TENTATIVE TRACT MAP (CT) AND SITE DEVELOPMENT PLAN (SDP) CT 2022-0001/SDP 2022-0006 (DEV2022-0030) 9.3%OR ll,984SF CLIMATE ACTION PLAN (CAP) COMPLIANCE 1. CONSISTENT WITH EXISTING GENERAL PLAN LAND USE AND ZONING: YES 11. GHG STUDY REQUIRED? NO (BUT PREPARED ANYWAY) 111. ENERGY EFFICIENCY REQUIREMENT: NO iv. PHOTOVOLTAIC REQUIREMENT: YES 262.32 KW-DC ROOF MOUNTED/TOTAL v. ELECTRIC VEHICLE CHA RGI NG REQUIREMENT: YES -110 TOT AL 14 EV CHARGERS,S 68 EV READY, 28 EV CAPABLE v1. HOT WATER HEATING REQUIREMENT: YES (PV) vii. TRAFFIC DEMAND MANAGEMENT REQUIRED: NOT REQUIRED WIERM ERS P iRO P ERT i! ES LEVEL STUDIO lBR SI AO Al A2 4 2 4 6 5 3 2 4 6 7 2 2 4 6 7 2 3 6 10 8 15 24 29 Totals 8 69 5.1% 0.0% 9.6% 15.4% 18.6% 5.1% 44.2% DWELLING UNIT INFO Unit Unit SF Qly. % SF TOT.* SI 548 8 5.1% 4.384 AO 600 15 9.6% 9,000 Al 762 24 15.4% 18.288 A2 751 29 18.6% 21,779 A2A 773 1 0.6% 773 Bl 1,123 18 11.5% 20,214 BIA 1.080 4 2.6% 4,320 B2 1,135 26 16.7% 29.510 B2A 991 2 1.3% 1,982 B2B 1.078 3 1.9% 3,234 B3 1.211 8 5.1% 9,688 B4 1,128 6 3.8% 6.768 Cl 1.253 12 7.7% 15,036 Avg. 929 156 100.0% 144,976 *RESIDENTIAL UNIT NET AREA BUILDING -PARKING SUMMARY TYPE COUNT REQUIRED PROVIDED RATIO STALLS RATIO STALLS STUDIO 8 0.5 4 1.0 8 I BR 69 0.5 35 1.25 86 2 BR 67 0.5 34 1.75 117 3 BR 12 0.5 6 1.75 21 Guest 0.0 0 0.25 39 TOTALS 156 0.5 78 1.74 271 LEASlfJG 5 MAIL-USPS STALL 1 TOTAL STALLS REQUIRED RATIO: 0.54 84 TOTAL STALLS PROVIDED RATIO: 1.78 277 ACCESSIBLE STALLS REQUIRED STALLS RATIO REQ'D RESIDENTIAL (ASSIGNED] 233 0.02 5 VISITOR (UNASSIGNED) 39 0.05 2 TOTAL ACCESSIBLE PARKING REQUIRED 7 TOTAL ACCESSIBLE PARKING PROVIDED 8 NOTE: PROVIDE (I) VAi, AC. STALL FOR EVERY 6 AC. STALLS PROVIDED ( PER TYPE) 2BR A2A Bl BIA B2 B2A B2B B3 B4 I 5 6 2 2 2 0 5 9 0 2 2 0 4 8 0 I 2 0 4 3 0 0 2 18 4 26 2 3 8 6 67 0.6% 11.5% 2.6% 16.7% 1.3% 1.9% 5.1% 38% 42.9% AVG. SF PRIVATE O.S. TYPE SF Unit DECK TOT. AREA AREA STUDIO 548 SI 38 304 AO 45 675 1-BR 722. Al 52 1.248 A2 50 1,450 A2A 56 56 Bl 52 936 BIA 52 208 B2 50 1,300 2-BR 1130 B2A 56 112 B2B 50 150 B3 52 416 B4 83 498 3-BR 1,253 Cl 55 660 Req'd Shortfall TOTAL 8,013 12,480 4,467 NOTE: WAIVER NEEDED BUILDING -PARKING PROVIDED STD Acc. EV SURFACE PKG 4 I 0 LEVEL Pl (SUB-T) 52 5 52 LEVEL P2 (SUB-T) 68 2 58 TOTAL STALLS 124 8 110 45% 3% 40% 0 EV PARKING REQ'D (RESID.} STALLS RATIO REQ'D RESIDENTIAL 271 0.4 109 (With 8' Access Isle) 109 0.04 5 LEASING 5 0.05 I TOTAL EVCS PARKING REQUIRED 110 EV PARKING PROVIDED* RATIO REQ'D EV CAPABLE 0.10 28 EV READY 0.25 68 EVSE I 0.05 14 TOTAL EVCS PARKING PROVIDED 110 NOTE: THE REQUIRED EV STALLS ARE INCLUDED IN THECOUNTTOMEETTHEMINIMUM ZONING REQUIREMENTS FOR BOTH THE RESIDENTIAL AND LEASING PARKING REQUIREMENTS. *NOTE: RATIOS AS REQUIRED PER 2022 CALGREEN MAflDATORY MEASURES-BASED ON TOTAL RESIDENTIAL PARKING COMP. TOTAL 0 5 21 130 14 142 35 277 13% 3BR Cl 3 3 3 3 12 12 7.7% 7.7% TOTAL 40 42 39 35 156 100% COMMON OPEN SPACE SF RESIDENTIAL BUILDING AREA (Gross Floor Area -SF) TOTAL REQUIRED: 25 SF/ UNIT 3,900 Level Residential"' Leasing/ Fitness Restroom Mail/ Lobby [Vol.I [Vol.] & Pool Eq. Parcel POOL COURTYARD 8,375 WEST COURY ARD 3,805 ENTRY PLAZA 4,193 ROOF AMENITY I 776 ROOF AMENITY 2 870 FITNESS 1.212 RESTROOMS 400 SHOWERS 81 TOTAL PROVIDED 19,712 OVER BEYOND REQUIRED 15,812 ENCLOSED AMENITY SF AMENITIES SF Lease/Lobbv 3,856 Mail Room/Parcel 548 Fitness 1,196 Restrooms 399 Showers 85 TOTAL 6,084 PROPERTY OPEN SPACE SITE AREA (SF) 128.416 REQUIRED: 20% OF PROPERTY 25,683 PRIVATE O.S. PROVIDED 8,013 COMMON O.S. PROVIDED 19.712 TOTAL PROVIDED 27,725 OVER BEYOND REQUIRED 2,042 AFFORDABLE INCLUSIONARY UNITS PER LEVEL TYPE 1ST FLOOR 2nd FLOOR 3rd FLOOR 4th FLOOR STUDIO I 2 I 0 I BR I 2 2 2 2 BR I 2 2 I 3 BR I I I 0 Total 4 7 6 3 I 44,980 3,856 2 51.816 [2397[ 3 51.534 4 49.222 Total 197,552 3,856 *Residenfial SF includes circulation **Roof Deck is not conditioned space I, 196 484 [1288] 1,196 484 PARKING STR. G.F.A. LOT COVERAGE Level Area (SF) LOT AREA 1 64,679 RESIDENT. FOOTPRINT 2 60,171 CARL'S JR FOOTPRINT Total 124,850 TOT AL FOOTPRI NT LOT COVERAG E TOTAL 4TH FLOOR SF LARGEST FLOOR BELOW (LEVEL I) 51,830 S.F. MAX. ALLOWABLE 4TH FLOOR AREA* 41.464 S.F. ACTUAL 4TH FLOOR AREA I 49,222 S.F. % OF 4TH LEVEL ROOF AREA 95% OVERAGE 7,758 S.F. *80% of largest floor below (Level 1) per 2.7.4-G.2b per Carlsbad Village & Barrio Master Plan *Waiver needed PROVIDED 4 7 6 3 20 Note A: Floor plans selected for the affordable units will provide private open space that is comparable and proportional to the market rate units of the project. Nole 8: All dwelling units. including attordable dwelling units, will comply with adaptable requirements as provided for in the California Building Code Section 11 A Housing Accessibility. 548 548 128.416 51.830 4,001 55.831 43.5% Bike Roof Meter Rm Storage Deck""" 1,646 0 1,646 Architecture. Design. Relationships. 766 766 Total 51.830 51,816 51,534 50,868 206,048 KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTHN.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A P 1 . 0 - A P 1 . 1 P E R S P E C T I V E S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 1 6 : 5 0 P M 1 2 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 4 3 0" = 00' AP1.0Conceptual Perspectives RESIDENTIAL BUILDING 4VIEW ON CARLSBAD VILLAGE DR LOOKING NORTHEAST 2VIEW ON GRAND AVE LOOKING SOUTHWEST1VIEW ON EASEMENT DRIVE LOOKING NORTHWEST 3VIEW ON GRAND AVE AND HOPE AVE LOOKING SOUTHEAST GRA N D A V E N U E EASE M E N T D R I V E EASEMENT DRIVE HOPE A V E . HOPE A V E . GRAN D A V E . June 21, 2023 Item #1 Page 213 of 250 W E RMERS PR 0 1 PIER T I E S ----------------------- Architecture. Design. Relationships. GG G X X X X W W W W W W W W W W W W XXXXXXXXXXXXXXXX X XXXXXXXXX X XXXX XX XXX XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING RESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PAR K I N G 10 ' FR O N T SE T B A C K 9'- 0 "5'-0 " 18'-0" 9'-0 " EXISTING EASEMENT EXISTING EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" PROPOSED CURB XFMRXFMR XFMR G X X X X X X X X X X X X X X X X X X X X X X X X X X BICYCLE RACKS FI R E A C C E S S S T A I R S 7' - 8 " 2' - 8 " 10 ' - 6 " 7'-10"2'-8" 13' 79 ' - 8 " 16 9 ' - 3 " UPDN LANDING UPDN LANDING UP DNLAN D I N G A1 A1 A2 CBCBB4 A1 A2 A2 5' DIA. TR A S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 THY S S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B A1A1 PARKING ENTRANCE RAMP DOWN20.0% ENTRY A2 ME T E R RO O M STACKED WASHER / D R Y E R FRONT L O A D 27" x 34" FLOOR TRAY O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKE D WASHER / D R Y E R FRONT LOA D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD DN C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLE VOLUME P A S S A G E P A S S A G E DOUBLE VOLUME (A2) B2B2 5' DIA .TRASH RM. THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 A2 (4) POOL COURTYARD POOL STG STGSTG EL. MACHN. RM STOR. ME N WOM E N SHOWERS RR. PARCEL MAIL FITNESS RAMP DOWN 10.0% R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 0 S I T E P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 0 : 1 2 : 2 4 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=30'-0" 30' 60' 90'0 15' 1" = 30' RESIDENTIAL BUILDING A1.0SITE PLAN June 21, 2023 Item #1 Page 214 of 250 WERM ERS PR O PER T il,ES I I I I I l L GRAND AVE. _J ' ' ' ' ' ' ' ' ' : ~+----~-~' - -, ' ' ' ' ' ' I-<" T I I I ---------; Architecture. Design. Relationships. (~\'1 v~ ------ 3 UPDN LANDING UPDN LANDING UP DNLAN D I N G CBCB5' DIA . TR A S H R M . THY S S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B RAMP DOWN20.0% STACKED WASHER / D R Y E R FRONT LOA D 27" x 34" FLOOR TRAY O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR STACKE D WASHER / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR DN EL. 68.5' 5' DIA .TRASH RM. THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 350 0 L B THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B EL . 6 2 . 0 +F . G . 6 8 . 0 39'-8" EL. MACHN. RM ME N WO M E N SHOWERS RAMP DOWN 10.0% GG G X X W W W W W W W W W XXXXXXXXXX X XXXXXX X XX XX XX XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING RESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PARKIN G 10 ' FR O N T SE T B A C K 9'-0 "5'- 0 " 1 8 ' - 0 " 9'-0 " EXISTING EASEMENT EXISTING EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" PROPOSED CURB XFMRXFMR XFMR G X X X X X X X X X X X X X X X X X X BICYCLE RACKS ENTRY PLAZA 4,193 SQ. FT. 95 ' - 3 " 61'-7" 54'-3" 68 ' - 5 " 80 ' - 4 " 102'-1" 31'-1" 10 ' - 1 " WEST COURTYARD 3805 SQ. FT. POOL COURTYARD 8375 SQ. FT. ROOF AMENITY 1 & 2 @ LEVEL 4 1646 SQ. FT. RESTROOMS 400 SQ. FT. FITNESS 1212 SQ. FT. SHOWERS 81 SQ. FT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 1 O P E N S P A C E P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 0 : 2 3 : 5 1 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 1"=30'-0" 30' 60' 90'0 15' OUTDOOR OPEN SPACE STRUCTURED AMENITY OPEN SPACE LEGEND NORTH 1" = 30' A1.1Open Space Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 215 of 250 WERMERS PR01 P IERT I ES 7 _J I J 7' L - ' I I I I i I I i1 I 1l I ~1 ~I ~ ! 11 I : I.Jk_'._ _ __j_~~ I I I -,1, I, I GRAND AVE. r--~""11===3= --- -==~: -□ 7 b -- / / l~-------'sc-, .. . . . .. . . . . ....... m:: F, I L1 I!--=--~ I I I I I I I I I I r'-.'._ _____ J ------------------------------------------------------------· ----- COMMON OPEN SPACE SF TOTAL REQUIRED: 25 SF/ UNIT POOL COURTYARD WEST COURY ARD ENTRY PLAZA ROOF AM EcJITY I ROOF AM EcJITY 2 FITNESS RESTROOMS SHOWERS TOTAL PROVIDED OVER BEYOND REQUIRED ENCLOSED AMENITY SF AMENITIES Lease/Lobby Mail Room/Parcel Fitness Restrooms Showers TOTAL PROPERTY OPEN SPACE SITE AREA iSF) REQUIRED: 20% OF PROPERTY PRIVATE OS PROVIDED COMMON OS PROVIDED TOTAL PROVIDED OVER BEYOND REQUIRED PRIVATE O.S. Unit DECK TOT. AREA AREA Sl 38 304 AO 45 675 Al 52 i,248 A2 50 1,450 A2A 56 56 Bl 52 936 BIA 52 208 B2 50 i,300 B2A 56 112 B2B 50 150 B3 52 416 B4 83 498 Cl 55 660 TOTAL 8,013 NOTE: WAIVER NEEDED D D Req'd 12,480 3,900 8,375 3,805 4,193 776 870 1,212 400 81 19,712 15,812 SF 3,856 548 1,196 399 85 6,084 128,416 25,683 8,013 19,712 27,725 2,042 Shortfall 4,467 Architecture. Design. Relationships. GG 70 69 69 69 69 69 68 68 67 67 6 6 66 6 5 64 6 4 63 63 63 63 63 62 62 6 2 68 67 X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X XXX XXXXXXXXXXXXXXXXXXXXX X XXXX XXXXXXXX X XXXXXX X XXXXXXX XXXX XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X XX X X X X X X X X X X X X X X X X XX X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) EA S E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) 26 ' 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ EXISTING EASEMENT EXISTING EASEMENT 292'-2" PROPOSED CURB XFMRXFMR XFMR G 70 68 68 67 65 64 64 6 4 63 63 6 3 63 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X BICYCLE RACKS UPDN LANDING UPDN LANDING UP DNLA N D I N G B1A THY S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B TH Y S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B 25'-0" 16 ' - 5 " 12 ' - 6 " SECONDARYBATHROOM MASTERBATHROOM WIC SECONDARYBEDROOM MASTERBEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLEISLANDFURNITUREPIECE LIN SECONDARYBATHROOM MASTERBATHROOM WIC SECONDARYBEDROOM MASTERBEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLEISLANDFURNITUREPIECE LIN CB CB A1 A1 A2 C1 CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B1 A1A1 B1 B2 B2B2 B2 B2B B4 A2 A2 B1 B2 A0 RAMP UP PL A N T E R RAMP UP ROOF AMENITY 2 ROOF AMENITY 1 A0 B2A 5' DIA . A2AB2A 5' DIA . TR A S H R M . B3 A0 C1 STACK E D WASHER / D R Y E R FRON T L O A D 27" x 3 4 " FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x2 4 " CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACK E D WASHER / D R Y E R FRON T L O A D 27" x 3 4 " FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x2 4 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE:DO NOT BUILD IN THIS CORNER,50' DEAD END 39'-8" (2) THY S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B STG STG STG STG 0.5 STG 0.5 STG STG STG (5) TRASH RM. 291'-1" 36'-8"146'-2"45'-11"25'-2"37'-2" 11 ' - 0 " 15 ' - 3 " RIGHT OF WAY UPDN LANDING UPDN LANDING UP DNLA N D I N G B1A THY S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B TH Y S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B 25'-0" 16 ' - 5 " 12 ' - 6 " SECONDARYBATHROOM MASTERBATHROOM WIC SECONDARYBEDROOM MASTERBEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLEISLANDFURNITUREPIECE LIN SECONDARYBATHROOM MASTERBATHROOM WIC SECONDARYBEDROOM MASTERBEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLEISLANDFURNITUREPIECE LIN CB CB A1 A1 A2 C1CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B1 A1A1 B1 B2 B2B2 B2 B2B B4 A2 A2 B1 B2 A0 RAMP UP PL A N T E R RAMP UP ROOF AMENITY 2 ROOF AMENITY 1 A0 B2A 5' DIA . A2AB2A 5' DIA . TR A S H R M . B3 A0 C1 STACK E D WASHER / D R Y E R FRON T L O A D 27" x 3 4 " FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x2 4 " CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACK E D WASHER / D R Y E R FRON T L O A D 27" x 3 4 " FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x2 4 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE:DO NOT BUILD IN THIS CORNER,50' DEAD END 39'-8" (2) THY S S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 350 0 L B STG STG STG STG 0.5 STG 0.5 STG STG STG (5) TRASH RM. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 2 E X H I B I T S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 0 3 : 3 8 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 4-STORY BUILDING SETBACK TOTAL STREET FACING FACADE:291'-1" MAX. 30% WITH MIN. 10' SETBACK: 82'-7" (28.5%) MIN. 70% WITH MIN. 15' SETBACK: 208'-6" (71.5%) LEVEL 4 1" = 20' A1.2Building Height Exhibits RESIDENTIAL BUILDING EXTENT OF LEVEL 1 EXTENT OF LEVEL 4 June 21, 2023 Item #1 Page 216 of 250 GRAND AVE. i I /.' // ,,/ --,c--+--r----------------------~~--------------·------·---·-~:'~·------·---·--·--li<..·------·-----~'----·----------·-------,----, \ / ~ <::( lJJ Cl... 0 J:: \ I I I I I I -~4'0-..-...-,f, I : I : . . . 0 . . . _J . . •• . . . . . . . . ':, ~~j ~;=;a;'Tr=.';T"=';";'sri"';=;';'F'~ ·.: ... :. QI . . " ,. " ,. " ... " .. " .. " .. .. . .. . ,. I • " ,. " • • • • • • • al W E RMERS PR 0 1 PIERT I ES ... . .. ---- ' -,--\- -o--'• ....... J-~T;:=~~---t~ ........... " ..... -... ~ •. .. ................ ····•..... .. ": • . . . . • • • •• •• . . .. •• .. .. • • / ' ' I □ .. . . • • • • . . .. . . • • •• . . . . [] • • • • . . . . . . . . . • • • • . . . . . . . . • . . . ... . . . ••• • • • .. . . . ... . .. ... • • ... . . . ... . . . • • • • . . . . . . • • • . . • • . . . . .. . .. . . • •• . .. . . 1/ I t-. -- I 776 SQ. FT. TOTAL 4TH FLOOR SF LARGEST FLOOR BELOW (LEVEL l) 51,830 S.F. MAX. ALLOW ABLE 4TH FLOOR AREA* 41,464 S.F. ACTUAL 4TH FLOOR AREA I 49,222 S.F. % OF 4TH LEVEL ROOF AREA 95% OVERAGE 7,758 S.F. *80% of largest floor below (Level 1) per 2.7.4-G.2b per Carlsbad Village & Barrio Master Plan *Waiver needed r D 870 SQ. ,'a . D D Architecture. Design. Relationships. 50'-0"50'-0"50'-0"50'-0"50'-0"50'-0" -5' -9' -32' -5'-5' -12' -5'-5' -9'-9' +0'+0' +6"+0" -4' -5'-6" +7" -3.5' -4' +1'+0' -6'-4'+1" 50'-0"50'-0"50'-0"50'-0"50'-0"50'-0" -6'-7'-6'-28'-27'-27'-27' +0' -1'6" -2' -1' -18' -20'-22'-21' -27' -22'-20' KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTH N.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 3 E L E V E X H I B I T . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 0 5 : 1 8 A M 1NORTH ELEVATION 2 1 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 1/16"=1'-0" 16' 32' 48'0 8'2SOUTH ELEVATION 1" = 16' A1.3Building Massing Exhibit RESIDENTIAL BUILDING LEGEND MAX. WALL PLANE AND ROOF LINE VARIATION: 50' MAX. IN LENGTH WITHOUT A 5' MIN. VARIATION IN WALL PLANE AND CHANGE IN ROOF LINE 2PARTIAL ROOF PLAN 1PARTIAL ROOF PLAN ROOF DECK 1 BELOW ROOF DECK 1 BELOW ROOF ACCESS STAIR ROOF ROOF EXHAUST EXHAUST ROOF ACCESS ROOF ROOF A/C UNITS A/C UNITS BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW BALCONY BELOW June 21, 2023 Item #1 Page 217 of 250 I "' / I I l "' r~ / h, ~----r "'< Y "'< )<1 ~ ~><tXJ ~IX71 n1------_L -------x---171 ~X-X:><1 !><I X X )<1 !><I X-X ~ --_J ~ -r -~ ~1 2<:l t><:: t><:: :><:] :><:] c====== c======-,-*~ *= M-¥ ~ ~ * 7 ,J---- I I ----= --------fj 11 II I r--71 I I~ ,·1-----<r~,____., . II II I I II I U s ~ a=====1a LI 1 7 1 1 _ II r---" / == l'======±l===Jh~i~ :;-<._ . I - -7 / '-----j -< _J m rn "' >v/ / "' / A "' / / "' "'/ / "' ) / "' L~~~~ /( "' , 7 i ~ ~~ M-~ ~~ _/ "' "' r,:::::::;;;;;;;,;;;;;;;;;;;;;:::F;!n, =L~I I "' I "' I I ii II A / / < Architecture. Design. Relationships. Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTHN.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 1 . 4 P H O T O S I M . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 0 6 : 0 2 A M 1 0" = 00' A1.4Building Photo Simulation RESIDENTIAL BUILDING 1AFTER - VIEW ON THE I-5 FREEWAY LOOKING SOUTHWEST 1BEFORE - VIEW ON THE I-5 FREEWAY LOOKING SOUTHWEST June 21, 2023 Item #1 Page 218 of 250 . • . . . . © W ERMERS . Architecture . . . PR O PERTIES . . Design. . . . Relationships. . . . . . . . . 17 7 ' - 1 1 " 90'-2" 50 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 8 " 6' - 7 " 24 0 ' - 1 1 " 47 ' - 5 " 65 ' - 7 " 21 ' - 1 " 20'-4" 14 ' - 2 " 220'-1" 29 ' - 8 " 290'-10" 6'-11"50'-1"64'-2"169'-8" 181'-4" 63 ' - 0 " AA B B C EL. 47.08 EL. 47.08 EL. 47.08 RAMP UP6.6% EL. 47.08 UPUP OFA 75 SQ. FT. EXHAUST 88 SQ. FT. OFA 82 SQ. FT. NO PARKING C 24 17 15 9 18 3 2 18 24'-0" 24'-0" 24 ' - 0 " 24'-0" 24 ' - 0 " 19 ' - 0 " 9'-0" 24 ' - 0 " 24 ' - 0 " 9'-0" 19 ' - 0 " 9'-0" 19 ' - 0 " 9'-0" 8' - 6 " 9'-0" 19 ' - 0 " 9'-0" 3 20 142 RESIDENT STALLS - 2 HC, 68 STD, 14 COMPACT, 58 EV C C C C C C C C C C C C13 C 19'-0" (28) ST G ST G ST G STGSTG STG STG ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G STG STG STG STG STG STG STGSTG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG STG (33) (7) ST G ST G ST G ST G ST G ST G ST G EXHAUST 100 SQ. FT. ST G ST G EV EV EV EV EV EVEV EV EV EV EV EV EVEVEVEVEV EV EVNO PARKING EV 19 ' - 0 " ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G 0. 5 ST G EVEV EVEVEV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EVEVEVEVEVEVEVEV EV EV EV EV R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 5 3 : 5 7 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.0Sub-T Level 2 RESIDENTIAL BUILDING NOTE: ALTHOUGH DRAIN LOCATIONS WITHIN THE GARAGE WILL BE PROVIDED AT TIME OF PERMIT, SUCH DRAINAGE WILL DISCHARGE TO THE SANITARY SEWER AND NOT TO THE MS4 PUBLIC STORM DRAIN SYSTEM. June 21, 2023 Item #1 Page 219 of 250 c,._ W E RMERS \Y:f/ PR O,PIERT I ES ' A A II 71 II = II -II '= - = I = • ~ ,, \x/ TIF1 1,/ \ \1-GIi '= I c= --' Ill '= ,_ - Iii . < c= ~ t ' . = = ,_ ~!vJJ.m\)1 = / \ " 71 " 71 < " II II - g ~ I r0 ~ 1( ~ • ~ g ~ ~ "/ ] I a I I I( • I D I l l I Tel ' 11§1 ~{, I D I I . ' I I ' 1-1-I( • ' I 1/I / I 111 I I 11 1 II 71 < / / '.'\ L ', ~ \': > '" / .. ,./ /'-_,,/ ', . ..._ I= = E l~I \<, I= -// ·- V: ~ ~ // -'.rf' ~ l!?'I - % I I ~ I t ,,_ I I I( • ,_ g ~ t I ., I > . <. .)(. / '/ .. >< I_/ ·-■ , ,, I :><: > ,, ~ t □ \I, .._.. ' ~ VY " •• /< / f ;V ~ ' m a "" ·" ' I l l . u I V ,J ', 'x )', , ✓',. V, •~, v , 7< ' ' ' ' '" ·v;" ' v;, ·v;" ' ,, I/ - - - ... "'/ l ' A Architecture. Design. Relationships. 291'-10" 24 0 ' - 1 1 " 271'-6" 50 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 8 " 6' - 7 " 24 0 ' - 1 1 " 63 ' - 6 " 68 ' - 1 " 18 ' - 7 " 20'-4" 13 ' - 8 " 290'-10" 6'-11"50'-0"64'-3"169'-8" 65 ' - 7 " 29 ' - 8 " 47 ' - 5 " 7'-10" 2'-8" 5' - 9 " 2' - 8 " 2' - 6 " AA B B C 24'-0" EL. 56.17 EL. 56.17 EL. 56.17 RAMP UP 20.0% RAMP UP10.0% RAMP UP 10.0%PARKING ENTRANCE 5' DI A . TR A S H R M . TRASH EXHAUST 100 SQ. FT. RAMP DOWN 6.6% +EX.G. 63.2 +F.G. 68.0 EX.G. 64.0+ UP +E X . G . 6 2 . 0 +F . G . 6 8 . 0 24'-0" OFA 82 SQ. FT. EXHAUST 88 SQ. FT. UP ST G ST G STG OFA 75 SQ. FT. 94 RESIDENT STALLS - 3 HC, 36 STD, 18 COMPACT, 37 EV EV EV EVEV EVEV EV EVEV EVEV NO PARKING NO PARKING EV EV EV EV EVNO PARKING EV EV EV EVEVNOPARKING 9 EV NOPARKING EV EV EV EV C C C 16 C C C C C C C C C C C C C C C 17 20 20 17 15 2 C EV (7) (27) (11) (7) 24 ' - 0 " 24'-0" 24 ' - 0 " 9'-0" 19 ' - 0 " 19'-0" 8' - 6 " ### ELEC. VEHICLE CHARGING 24'-0" 24'-0" 24 ' - 0 " 24 ' - 0 " 19 ' - 0 " 9'-0"9'-0" 9'-0" 9'-0"9'-0" 2 36 GUEST STALLS - 2 HC, 16 STD, 3 COMPACT, 15 EV ### ELEC. VEHICLE CHARGING EV ###ELEC. VEHICLECHARGING EV ###ELEC. VEHICLECHARGING EVCC 130 RESIDENT STALLS - 5 HC, 52 STD, 21 COMPACT, 52 EV EV ###ELEC. VEHICLE CHARGING EV EL. MCH. RM ST G ST G ST G ST G ST G STG STG ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G STGSTG STG STG ST G ST G ST G ST G ST G ST G ST G 0. 5 ST G 0. 5 ST G TRASH RM. EV EV 20 EV 19 ' - 0 " EV EV EVEV EV EVEVEVEVEVEVEVEV EV EVEVEVEVEV POOL EQUIPMENT ROOM UTILITY ROOM POOL ABOVE - NO PARKING ACCESS GATE ACCESS GATE R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 5 4 : 4 1 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.1Sub-T Level 1 RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 220 of 250 c,._ W E RMERS \Y:f/ PR01 PIERT I ES ] ' ' II( -~~~- ,,____J_____J-_ ____L~--~~-~-~~ ' II( II( I\-'.?.' ~1. ......... ..... ~)'I %0 0 - --~-------" 'I: ' ~'. ~: / / -~ ~ t ---,i ■-■-■-■-■-■-■- / ~ t f--------------ll II( ' ' Architecture. Design. Relationships. 291'-10" 96 ' - 4 " 87'-10" 24 0 ' - 1 1 " 2' - 6 " 18 ' - 7 " 254'-10"37'-0" 49 ' - 0 " 28 ' - 7 " 82 ' - 1 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 52'-5" 290'-10" 6'-11"49'-0"65'-3"139'-0" 63 ' - 6 " 13 ' - 8 " 68 ' - 1 " 29 ' - 8 " 47 ' - 5 " 30'-9" 29 ' - 1 " 7' - 2 " A1 A1 A2 C BCBB4 A1 A2 A2 5' DI A . TR A S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 A1A1 PARKING ENTRANCE RAMP DOWN 20.0% ENTRY A2 ME T E R RO O M STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD DN C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLE VOLUME P A S S A G E PASSAGE DOUBLE VOLUME (A2) B2B2 5' DI A . TRASH RM. A2 ME T E R RO O M A2 NOTE: DO NOT BUILD INTHIS CORNER, 50' DEAD END STG C1 B3 +EX.G. 63.2 +F.G. 68.0 A2 AA B B C (4) POOL COURTYARD POOL STG STGSTG EL. MACHN. RM EXHAUST 100 SQ. FT. OFA 82 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT.STOR. MEN WO M E N SHOWERS RR. PARCEL MAIL FITNESS RAMP DOWN 10.0% R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 5 5 : 1 2 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.2Level 1 RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 221 of 250 WERMERS PR 0 1 PIER T I ES -, ____ _ ----::::--;, y -----.. /II ' ' ' , 38.1 SO. FT. -=~;~" "J,, ==""r" 0 1oE ======="'"r--].,====="f'"":===""'¥="F==, ,,,,,, ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,, ,,,,,,/ 6084 SQ. FT. 1111, II I I I / 1196 SQ. FT. / / Architecture. Design. Relationships. 291'-10" 74 ' - 9 " 96 ' - 4 " 87'-10" 70 ' - 5 " 24 0 ' - 1 1 " 74 ' - 9 " 2' - 6 " 18 ' - 7 " 254'-10"37'-0" 49 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 46'-2" 290'-7" 6'-11"49'-0"65'-3"138'-8"30'-9" A1 A1 A2 C BCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B2 B2 (B2) (B1) B1 A1A1 DOUBLE VOLUME DOUBLE VOLUME B1 B2B2 B2 B2B A2 A2 B2 A0 C1 B2 A0 5' DIA . A2 (B4) DOUBLE VOLUME B1A STG STG STG 5' DI A . TR A S H R M . B3 A0 C1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE: DO NOT BUILD INTHIS CORNER, 50' DEAD END 39'-8" A2 AA B B C (5) (6) STG STG STGSTG STG 0.5 STG 0.5 STG STG STG EXHAUST 100 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. TRASH RM. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 5 5 : 5 0 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.3Level 2 RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 222 of 250 c,._ W E RMERS \Y:f/ PR O,PIERT I ES / 1288 SQ. FT. 1111, 11 ' / ' -';,'<~' ~ ,, '-, ,-; /_, / / Architecture. Design. Relationships. 291'-10" 74 ' - 9 " 96 ' - 4 " 87'-10" 70 ' - 5 " 24 0 ' - 1 1 " 74 ' - 9 " 2' - 6 " 18 ' - 7 " 254'-10"37'-0" 49 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 46'-2" 290'-10" 6'-11"49'-0"65'-3"139'-0"30'-9" CB CB A1 A1 A2CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B1 A1A1 B1 B2B2 B2 B2B B4 A2 A2 B1 B2 A0 C1 B2 A0 B2 B2B2 5' DIA . A2 B1A 5' DI A . TR A S H R M . B3 A0 C1 STACK E D WASHE R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACK E D WASHE R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE: DO NOT BUILD INTHIS CORNER, 50' DEAD END 39'-8" A2 AA B B C STG STG STG (5) (6) STG STG STGSTG STG 0.5 STG 0.5 STG STG STG EXHAUST 100 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. EXHAUST 100 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. TRASH RM. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 1 : 5 9 : 0 1 A M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.4Level 3 RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 223 of 250 c,._ W E RMERS \Y:f/ PR O,PIER T I E S Architecture. Design. Relationships. 291'-10" 74 ' - 9 " 96 ' - 4 " 87'-10" 70 ' - 5 " 24 0 ' - 1 1 " 74 ' - 9 " 2' - 6 " 18 ' - 7 " 25'-2"37'-0" 49 ' - 0 " 28 ' - 7 " 11 9 ' - 1 " 36 ' - 6 " 6' - 8 " 23 9 ' - 1 1 " 101'-4" 89 ' - 4 " 46'-2" 290'-10" 6'-11"49'-0"65'-3"139'-0"30'-9" 45'-11"146'-11"36'-10" B1A CB CB A1 A1 A2 C1 CBC B B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B1 A1A1 B1 B2 B2B2 B2 B2B B4 A2 A2 B1 B2 A0 RAMP UP PL A N T E R RAMP UP ROOF AMENITY 2 ROOF AMENITY 1 A0 B2A 5' DIA . A2AB2A 5' DI A . TR A S H R M . B3 A0 C1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STAC K E D WASH E R / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DW24"x 2 4 " 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 NOTE: DO NOT BUILD INTHIS CORNER, 50' DEAD END 39'-8" AA B B C (2) STG STG STG STG 0.5 STG 0.5 STG STG STG (5) EXHAUST 100 SQ. FT. EXHAUST 100 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. TRASH RM. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 0 0 : 4 3 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.5Level 4 RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 224 of 250 c,._ W E RMERS \Y:f/ PR O,PIER T I E S / l D 6 SQ. FT. _;-l_"-1 l_"-1 870 SQ. FT. r-'!JL.J--b:L_l~~-1.....1d:::1Lr1.+1:t• 1··1#;,\,111i1~-[1 f~ / i ' -:>< ---rl /_\ / Architecture. Design. Relationships. POOL COURTYARD BELOW ROOF AMENITY 1 BELOW ROOF ROOF ROOF ROOF AMENITY 2 BELOW ROOF ACCESS STAIR ROOF ACCESS STAIR PV 1495 SF 53 PANELS PV 1465 SF 50 PANELS PV 1380 SF 48 PANELS PV 3130 SF 110 PANELS PV 2010 SF 71 PANELS PV 1795 SF 62 PANELS PV 1470 SF 50 PANELS PV 1255 SF 43 PANELS NOTE: PER CALSOLAR: 144,976 SF OF CFA = 262.32 KW DC EACH PANEL IS 540W AND SIZED AT 27.8 SF. THEREFORE, WE NEED A TOTAL OF 487 PANELS WITH AN AREA APPROX. 14,000 SF. ROOF ROOF ROOF ROOF EXHAUST 100 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 2 . 0 - A 2 . 6 B U I L D I N G C O M P O S I T E P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 0 1 : 2 6 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=20'-0" 20' 40' 60'0 10' 1" = 20' A2.6Roof Level RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 225 of 250 c,._ W E RMERS \Y:f/ PR 0 1 P IERT I ES \ / ' I y ' \ / \ [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] ~~~~~~~~~~~~-~=~=~=~~--~ 1111, II LJ ISi [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] [X] re,-------+ [X] [X] [X] [X] [X] [X] RR +------R ~- R Architecture. Design. Relationships. 1 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " MAX. HEIGHT LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 0 " MAX. ALLOWED HEIGHT MAX. ARCH PROJECTION 6 53A10A9A2E3A42C12 48112B6 STAIR TOWER 3' - 6 " TOWER WAY BEYOND 269'-11" 39'-0" = 14% ARCH. PROJECTION: TOWER 21'-4" = 8% ARCH. PROJ.: STAIR TOTAL OF 22% OF THIS FACADE LENGTH IS ABOVE THE 45' HEIGHT 3' - 6 " 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " MAX. HEIGHT LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 0 " MAX. ARCH PROJECTION 2B2E 7 7 4 2C 2F1210A 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 6 MAX. ALLOWED HEIGHT STAIR TOWER WAY BEYOND 3' - 6 " 10 ' - 0 " MAX. ARCH PROJECTION 199'-4" TOTAL OF 0% OF THIS FACADE LENGTH (BESIDES ALLOWED PARAPETS) IS ABOVE THE 45' HEIGHT KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTH N.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 3 . 0 - A 3 . 1 B U I L D I N G E L E V A T I O N S . D W G Tu e s d a y , M a y 3 0 , 2 0 2 3 2 : 5 4 : 2 1 P M 4 1SOUTH ELEVATION 1 2 3 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 1/16"=1'-0" 16' 32' 48'0 8' MATERIAL LEGEND 10 11 12 13 14 A B SW 7004 SNOW BOUND C 15 D E F G ALUMINUM STOREFRONT DOORS/ WINDOWS PAINTED STUCCO 1 2 3 4 5 HORIZONTAL WOOD SIDING 6 VINYL DOORS/ WINDOWS FABRICATED METAL RAILING 7 METAL CHANNEL/ STUCCO REVEAL STUCCO/ FOAM TRIM METAL TRIM METAL CANOPY ROOF METAL COLUMNS 168 METAL TRELLIS STANDING SEAM METAL SIDING SW 6075 GARRET GRAY SW 6992 INKWELL SW 7024 FUNCTIONAL GRAY DALTILE - FARM HOUSE SD14 NOTE: FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A6.0 FOR COLOR AND MATERIALS BOARD 9 METAL AWNING SUN SHADE GLASS RAILING EXTERIOR PLASTER - 20/30 SAND FINISH PORCELAIN TILE ACCENT SW 9559 SCATTERED SHOWERS SW 6249 STORM CLOUD 2EAST ELEVATION 1" = 20' A3.0South & East Elevations RESIDENTIAL BUILDING Notes: 1. Projections above allowed 45' limit are architectural features. 2. The project will include a minimum sound transmission class (STC) rating of 28 or higher on glass assemblies. June 21, 2023 Item #1 Page 226 of 250 - - --~- - - - - --4 - - - - - --4 - - - --~- --- - --4 - - - --4 - - - --4 - ■ ■I ■■ I ■ □ □ □ □ □ □ □ □ ~~"<-c----------------------------------------------------~ --------------_r,--------7 li lD i II [DI . i -------------¾---t - -----~ - - -- - - --4 - - -- - - --4 - - - - --4 - ~~~=========. ~~r--=*= = = ~•= .---------, / --------------------------------------------------------------------- -~ - - --~- [D cg cg ffi -~-- ---4 -w w = - ---4 --~ DD == - ---4 --~ □ □ □ □ □ □ □ □ (> □ □ □ □ □ □ □ ~-1---- Architecture. Design. Relationships. 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " MAX. HEIGHT LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 0 " MAX. ARCH PROJECTION 1113A152C16133A2B 2C1292B2E4 MAX. ALLOWED HEIGHT STAIR TOWER WAY BEYOND 2' - 2 " 294'-10" 29'-4" = 10% ARCH. PROJ: TOWER 47'-0" = 16% ARCH. PROJECTION: STAIR / ELEVATOR TOTAL OF 26% OF THIS FACADE LENGTH IS ABOVE THE 45' HEIGHT 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 1 " 10 ' - 1 " 10 ' - 1 " 11 ' - 1 " MAX. HEIGHT LEVEL 4 (+98.75') LEVEL 3 (+88.67') LEVEL 2 (+78.58') LEVEL 1 (+68.50') 45 ' - 0 " ROOF (+109.83') F.G. (+68.0') 10 ' - 0 " MAX. ARCH PROJECTION 2E2B2B2C6510A2F46710A MAX. ALLOWED HEIGHT STAIR TOWER WAY BEYOND 10 ' - 0 " MAX. ARCH PROJECTION 3' - 1 " 3' - 1 " 220'-8" 38'-6" = 17% ARCH. PROJ: TOWER TOTAL OF 17% OF THIS FACADE LENGTH IS ABOVE THE 45' HEIGHT KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTH N.T.S. HO P E A V E . COURTYARDCOURT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 3 . 0 - A 3 . 1 B U I L D I N G E L E V A T I O N S . D W G Tu e s d a y , M a y 3 0 , 2 0 2 3 2 : 5 5 : 4 9 P M 4 3NORTH ELEVATION 1 2 3 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 1/16"=1'-0" 16' 32' 48'0 8' MATERIAL LEGEND 10 11 12 13 14 A B SW 7004 SNOW BOUND C 15 D E F G ALUMINUM STOREFRONT DOORS/ WINDOWS PAINTED STUCCO 1 2 3 4 5 HORIZONTAL WOOD SIDING 6 VINYL DOORS/ WINDOWS FABRICATED METAL RAILING 7 METAL CHANNEL/ STUCCO REVEAL STUCCO/ FOAM TRIM METAL TRIM METAL CANOPY ROOF METAL COLUMNS 168 METAL TRELLIS STANDING SEAM METAL SIDING SW 6075 GARRET GRAY SW 6992 INKWELL SW 7024 FUNCTIONAL GRAY DALTILE - FARM HOUSE SD14 NOTE: FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO SHEET A6.0 FOR COLOR AND MATERIALS BOARD 9 METAL AWNING SUN SHADE GLASS RAILING EXTERIOR PLASTER - 20/30 SAND FINISH PORCELAIN TILE ACCENT SW 9559 SCATTERED SHOWERS SW 6249 STORM CLOUD 4WEST ELEVATION 1" = 20' A3.1North & West Elevations RESIDENTIAL BUILDING Notes: 1. Projections above allowed 45' limit are architectural features. 2. The project will include a minimum sound transmission class (STC) rating of 28 or higher on glass assemblies. June 21, 2023 Item #1 Page 227 of 250 -- -~ - - --~- -__..__ - - -4 - -~ ---4 - ----..-- - -4 - ~------------------- ~ ------------------ -- - - - --~- - - - - -4 - - - - - -4 - ~ - - - -4 - = --... = = = 4 = El El QQ El QQ m rn □ □ □ □ □ □ □ □ - - --~- - - -4 - ---4 - ---4 - --~~~~~~==4 = ------------------~ -__..__ - - - --~- -__..__ - - - -4 - ----..-- - - -4 - -·~ ----4 - ~ ... = = = 4 = □ □ □ □ □ □ □ □ (> □ □ □ □ □ □ □ Architecture. Design. Relationships. 62.0' 68.5' 78.58' 88.67' 98.75' 109.5' PL 56.17' 47.08' SB ALLEY PARKING P1 PARKING P2 FG - 68.0' C C C C UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT MECHANICAL UNIT UNIT UNIT UNIT UNIT MAX. ARCHITECTURAL PROJECTION HEIGHT (REFER TO ELEVATIONS FOR OTHER PROJECTIONS WITHIN LIMITS) MAX. ALLOWED HEIGHT C C C C UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT 65.0 68.5 78.58 88.67 98.75 109.5 MECHANICAL UNIT STAIR TOWER BEYONDLL C C C C UNIT UNIT ROOF AMENITY UNIT UNIT UNIT UNIT UNIT STAIR TOWER (IN FOREGROUND) UNITS BEYOND COURTYARD PLR.O.W. PARKING P1 PARKING P2RAMP GRAND AVE. FG - 68.068.5 78.58 88.67 98.75 109.5 MECHANICAL UNIT BEYOND 56.17 47.08 TRASH RM.PARKING P1 PARKING P2 (C.L. OF GRAND) 64.0 FG - 68.0 T.O. PARAPET FRAMINGT.O. PARAPET FRAMING 4' STEP BACK POOL VAULT BEYOND MAX. ARCHITECTURAL PROJECTION HEIGHT (REFER TO ELEVATIONS FOR OTHER PROJECTIONS WITHIN LIMITS) MAX. ALLOWED HEIGHT UNIT ENTRY 8' - 3 " C C C C C C C UNIT UNIT UNIT UNIT UNIT C UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT 62.0' 68.5' 78.58' 88.67' 98.75' 109.5' 68.5' 78.58' 88.67' 98.75' 109.83' FG - 68.0' UNITCOURTYARD PARKING P1 MECHANICAL UNITMECHANICAL UNIT ELEVATOR TOWER BEYOND PARKING P2 PLPL 56.17 47.08 56.17' 47.08' 10 ' - 4 " UNITS BEYOND FG - 68.0' 56.17' 47.08' SB ALLEY 68.0' UNITS BEYOND 47.08 (C.L. OF ALLEY) (C.L. OF DRIVE) T.O. PARAPET FRAMING 56.17' STAIR TOWER BEYOND FIRE ACCESS STAIRS COURTYARD 8' - 3 " 8' - 2 " POOL VAULT (BEYOND)POOL EQ. RM.MIN. 5' VERTICAL CURVES MAX. ARCHITECTURAL PROJECTION HEIGHT (REFER TO ELEVATIONS FOR OTHER PROJECTIONS WITHIN LIMITS) MAX. ALLOWED HEIGHT STAIR TOWER (IN FOREGROUND) R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 4 . 0 B U I L D I N G S E C T I O N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 0 3 : 4 1 P M CBUILDING SECTION Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) BBUILDING SECTION ABUILDING SECTION 1"=20'-0" 20' 40' 60'0 10' KEY MAP (E A S E M E N T D R . ) GRAND AVE. CARLSBAD VILLAGE DR. NORTHN.T.S. HO P E A V E . COURTYARDCOURT. A A B B C 1" = 20' A4.0Building Sections RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 228 of 250 c,._ W E RMERS \Y:f/ PR01 PIERT I ES ------+1------- -------L__ -'k-------------+--__r ______________________________________________________ ~------1-----I i I / l . i[ i ROOF I ROOF' I ,~+--t==:::::::;=:::===t------------------------1===::::::;==t--------f---+--'-"=-+----., 4-------1----- ____ ___::,';,/_ 0') I 1'f I ---------~ Lv~__J ___ ---t======l==l=======t--------------------------t=======IF==l=====:::!:::::::t-LVL_d_~ ____ j ____ _ , ~ I I ~ · I -------~ :.=orL_VL_37'r--t=====l==l=====~t--------------------------t=======IF==l=====~t-LVL_3t-' --i'~'t-'i=J?tl -----1-----v ~ I ~ I • I I 0 LVL 2 I LVL 21 0 I --------------Fj~~il:-------t=====1==1======1---------------------------t=====1==1====~t----t-l --F~r -____ i ____ _ 0 LVL 1 ' LVL 11 ° FF ' C -f=,=--- EDGE OF ALLEY -_J • I 1----------------------------------------J I I I ---= ~' =:J~ooF_L_J _ ~ j I I I LVL 41 I -----_----t ---,-7 --1=======;=========~1======= " I -------1-J_LVL ~i---~-1========1=========1===11========= st-! LVL 21 I ---------t---l---+-1====~1========1==1======= I I I -----=-=-.. EEl = LVL ,!===Ii. I I ' ------!----- ■-■-■-■-■ A --·-·- . I . I . . I . I • ■.J ■-■-■ . Architecture. Design. Relationships. 20'-0" 32 ' - 9 " UNIT A0 1 BEDROOM - 1 BATH NET LEASABLE AREA: 600 SQ. FT. BALCONY AREA: 45 SQ. FT. COUNT: - WIC BEDROOM LIVING BALCONY KITCHEN/ DINING MOVABLE ISLAND FURNITURE PIECE P DW W/D BATHROOM L BATHROOM WIC BEDROOM KITCHEN DINING LIVING W/D BALCONY MOVABLE ISLAND FURNITURE PIECE 26 ' - 3 " 39'-6" UNIT A1 1 BEDROOM - 1 BATH NET LEASABLE AREA: 762 SQ. FT. BALCONY AREA: 52 SQ. FT. COUNT: - 25'-0" 32 ' - 9 " BATHROOM WIC BEDROOM KITCHEN DINING LIVING W/D BALCONY STOR MOVABLE ISLAND FURNITURE PIECE UNIT A2 1 BEDROOM - 1 BATH NET LEASABLE AREA: 751 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: - 29 ' - 9 " 51'-7" SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B1 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1123 SQ. FT. BALCONY AREA: 52 SQ. FT. COUNT: - 36'-8" 32 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY STOR KITCHEN DINING LIVING MOVABLE ISLAND FURNITUREPIECE UNIT B2 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1135 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: - 23 CBCB43'-11" 38 ' - 9 " BATHROOM KITCHEN W/D W.I.C.BATHROOM BEDROOM DECK LIVING ROOM 31 ' - 9 " BEDROOM UNIT B4 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1107 SQ. FT. BALCONY AREA: 77 SQ. FT. COUNT: - W.I.C. DINING 36'-10" 36 ' - 6 " SECONDARY BATHROOM MASTER BATHROOM WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING THIRD BEDROOM ENTRY MOVABLE ISLANDFURNITURE PIECE UNIT B3 2 BEDROOM - 2 BATH LIVABLE AREA: 1211 SQ. FT. PATIO/BALCONY 1: 52 SQ. FT. 38'-0" 34 ' - 0 " 28 ' - 1 0 " BEDROOM 1 BATH 1 W.I.C. W.I.C. BATH 2 BEDROOM 2KITCHEN ENTRY LIVING PATIO/ BALCONY W/D L PANTRY DINING FIXED ISLAND 36'-8" 32 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY STOR KITCHEN DINING LIVING MOVABLE ISLAND FURNITUREPIECE UNIT B2B 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1078 SQ. FT. BALCONY AREA: 50 SQ. FT. COUNT: 3 STA C K E D WA S H E R / D R Y E R FRO N T L O A D 27" x 3 4 " FLO O R T R A Y O . D . 3 2 X 3 4 REF DWDW 24 " x 2 4 " CB 18 "24" CB P FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR BATH W/D WIC 32 ' - 9 " 18'-0" UNIT S1 STUDIO - 1 BATH UNIT AREA: 548 SQ. FT. PATIO/BALCONY: 38 SQ. FT. SLEEPING GREAT ROOM BALCONY KITCHEN ENTRY UNIT B3 2 BEDROOM-2 BATH LIVING AREA: 1211 S.F. BALCONY: 52 S.F. UNIT B4 2 BEDROOM-2 BATH LIVING AREA: 1128 S.F. BALCONY: 83 S.F. UNIT C1 3 BEDROOM-2 BATH LIVING AREA: 1253 S.F. BALCONY: 55 S.F. UNIT B2B 2 BEDROOM-2 BATH LIVING AREA: 1078 S.F. BALCONY: 50 S.F. UNIT B2 2 BEDROOM-2 BATH LIVING AREA: 1135 S.F. BALCONY: 50 S.F. UNIT B1 2 BEDROOM-2 BATH LIVING AREA: 1123 S.F. BALCONY: 52 S.F. UNIT S1 STUDIO - 1 BATH LIVING AREA: 548 S.F. BALCONY: 38 S.F. UNIT A0 1 BEDROOM - 1 BATH LIVING AREA: 600 S.F. BALCONY: 45 S.F. UNIT A1 1 BEDROOM - 1 BATH LIVING AREA: 762 S.F. BALCONY: 52 S.F. UNIT A2 1 BEDROOM - 1 BATH LIVING AREA: 751 S.F. BALCONY: 50 S.F. 36'-8" 28 ' - 9 " SECONDARY BATHROOM MASTER BATHROOM WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY COAT KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B2A 2 BED - 2 BATH UNIT AREA: 991 SQ. FT. PATIO/BALCONY: 56 SQ. FT. LIN UNIT B2A 2 BEDROOM-2 BATH LIVING AREA: 991 S.F. BALCONY: 56 S.F. 25'-0" 16 ' - 5 " BATHROOM KITCHEN MOVABLE ISLAND FURNITURE PIECE UNIT A2A 2 BED - 2 BATH UNIT AREA: 773 SQ. FT. PATIO/BALCONY: 56 SQ. FT. BALCONY LIVING BEDROOM 12 ' - 6 " L W.I.C. W/D UNIT A2A 1 BEDROOM - 1 BATH LIVING AREA: 773 S.F. BALCONY: 56 S.F. 26 ' - 3 " 51'-7" SECONDARY BATHROOM MASTER BATHROOM WIC WIC SECONDARY BEDROOM MASTER BEDROOM W/D BALCONY KITCHEN DINING LIVING MOVABLE ISLAND FURNITURE PIECE UNIT B1A 2 BEDROOM - 2 BATH NET LEASABLE AREA: 1080 SQ. FT. BALCONY AREA: 52 SQ. FT. UNIT B1A 2 BEDROOM-2 BATH LIVING AREA: 1080 S.F. BALCONY: 52 S.F. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 5 . 0 U N I T P L A N S . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 0 4 : 2 9 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 1/8"=1'-0" 24'0 8'4'16' 1/8" = 1'-0" A5.0Unit Floor Plans RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 229 of 250 c,._ W E RMERS \Y:f/ PR 0 1 PIER T I E S II I I ii ···~ \ ~ D ~ D □ DD □ 08 \, □ ,!,,,,..Ill' ' L __ _ [I rm!] LJ-L ii rl-r 1 I Ll=:::!.I □ ' -1- , ' ~ _Jr,, r_1 1 ,_, Architecture. Design. Relationships. 1A 6 1C 9A 2B 6D4 12 1A 3 2B87 1E6D1E4 Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) SOUTHEAST ELEVATION 3. Standing Seam Metal Siding 5. Glass Railing 7. Vinyl Window / Door 9. Metal Awning Sun Shade 1. Painted Stucco - 20/30 Sand Finish 4. Porcelain Tile A. SW7004 Snowbound 2. Horizontal Wood Siding 10. Stucco / Foam Trim 12. Metal Trim 6. Metal Railing 11. Metal Column8. Aluminum Storefront Windows / Doors & Awning B. SW7024 Functional Gray C. SW6249 Storm Cloud E. SW6992 Inkwell F. SW6075 Garret Gray D. SW9559 Scattered Showers 0" = 00' A6.0Color and Material Board RESIDENTIAL BUILDING Note: The project will include a minimum sound transmission class (STC) rating of 28 or higher on glass assemblies. June 21, 2023 Item #1 Page 230 of 250 W E RMERS FlR C)PER i IES Architecture. Design. Relationships. UPDN LANDING UPDN LANDING UP DNLA N D I N G A1 A1 A2 CBCB B4 A1 A2 A2 5' DIA. TR A S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 THYS S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B A1A1 PARKING ENTRANCE RAMP DOWN 20.0% ENTRY A2 ME T E R RO O M STACKE D WASHE R / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKE D WASHE R / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD DN C1 B2 A0 EL. 68.5' (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLE VOLUME P A S S A G E P A S S A G E DOUBLE VOLUME (A2) B2B2 5' DIA .TRASH RM. THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B THYS S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 3500 L B A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 EL . 6 2 . 0 +F . G . 6 8 . 0 39'-8" A2 (4) POOL COURTYARD POOL STG STGSTG EL.MACHN. RM STOR. ME N WO M E N SHOWERS RR. PARCEL MAIL FITNESS RAMP DOWN10.0% GG G 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 64 64 64 6 4 64 64 63 63 63 63 63 63 63 63 63 62 62 62 65 66 67 6 2 6968 67 X X X X W W W W W W W W W W W XXXXXXXXXXXXXXXX X XXXXXXXXX X XXXX XX XXX XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PRO P E R T Y L I N E EAS E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PAR K I N G 10 ' FR O N T SE T B A C K 9'-0 "5'- 0 " 18'-0" 9'-0 " EXISTING EASEMENT EXISTING EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" PROPOSED CURB XFMRXFMR XFMR G 70 68 68 67 65 64 64 6 4 63 63 63 63 X X X X X X X X X X X X X X X X X X X X X X X X X X BICYCLE RACKS UPDN LANDING UPDN LANDING UP DNLA N D I N G A1 A1 A2 CBCB B4 A1 A2 A2 5' DIA. TR A S H R M . A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 THYS S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B A1A1 PARKING ENTRANCE RAMP DOWN 20.0% ENTRY A2 ME T E R RO O M STACKE D WASHE R / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKE D WASHE R / D R Y E R FRONT LO A D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD DN C1 B2 A0 EL. 68.5' (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLE VOLUME P A S S A G E P A S S A G E DOUBLE VOLUME (A2) B2B2 5' DIA .TRASH RM. THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B THYS S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 3500 L B A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 EL . 6 2 . 0 +F . G . 6 8 . 0 39'-8" A2 (4) POOL COURTYARD POOL STG STGSTG EL.MACHN. RM STOR. ME N WO M E N SHOWERS RR. PARCEL MAIL FITNESS RAMP DOWN10.0% GG G 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 64 64 64 6 4 64 64 63 63 63 63 63 63 63 63 63 62 62 62 65 66 67 6 2 6968 67 X X X X W W W W W W W W W W W XXXXXXXXXXXXXXXX X XXXXXXXXX X XXXX XX XXX XXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PRO P E R T Y L I N E EAS E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L EX.G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PAR K I N G 10 ' FR O N T SE T B A C K 9'-0 "5'- 0 " 18'-0" 9'-0 " EXISTING EASEMENT EXISTING EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" PROPOSED CURB XFMRXFMR XFMR G 70 68 68 67 65 64 64 6 4 63 63 63 63 X X X X X X X X X X X X X X X X X X X X X X X X X X BICYCLE RACKS 196 FT. 200 FT. 20 1 F T . 16 8 F T . 134 FT.135 FT.195 FT. 15 1 F T . UPDN LANDING UP DNLA N D I N G A1 A1 A2 CBCB B4 A1 A2 A2 A0 POOL COURTYARD BELOW A1 B1B1 B2 B2 (B2) (B1) B1 A1A1 DOUBLE VOLUME DOUBLE VOLUME B1 B2B2 B2 B2B A2 A2 B2 A0 C1 B2 A0 5' DIA. THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B THYS S E N - K R U P P SYN E R G Y SEL F - S U P P O R T E D 3500 L B A2 (B4) DOUBLE VOLUME B1A STG STG STG 5' DIA. TR A S H R M . THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B B3 A0 C1 STACKED WASHER / D R Y E R FRONT LOA D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKED WASHER / D R Y E R FRONT LOA D 27" x 34 " FLOOR TRA Y O . D . 3 2 X 3 4 DWDW24"x24 " CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR C1 B3 B2 UPDN LANDING NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END 39'-8" A2 (5) (6) STG STG STGSTG STG 0.5 STG 0.5 STG STG STG TRASH RM. 197 FT. 201 FT. 21 0 F T . 17 1 F T . 133 FT.131 FT.190 FT. 20 5 F T . 2-HOUR VERTICAL EXIT ENCLOSURE 2-HOUR EXIT PASSAGEWAY LEGEND 1. EXIT ACCESS TRAVEL DISTANCES SHOWN ARE MEASURED FROM THE MOST REMOTE POINT WITHIN EACH DWELLING UNIT TO EITHER AN EXTERIOR EXIT STAIRWAY OR EXIT DISCHARGE AS PER CBC SECTION 1016. 2. THE MAXIMUM LENGTHS OF EXIT ACCESS TRAVEL PER OCCUPANCY ARE LISTED BELOW AS PER CBC TABLE 1016.1: A: 250 FEET (WITH SPRINKLER SYSTEM) B: 300 FEET (WITH SPRINKLER SYSTEM) R: 250 FEET (WITH SPRINKLER SYSTEM) S-2: 400 FEET (WITH SPRINKLER SYSTEM) 3. EGRESS THROUGH AN INTERVENING SPACE SHALL COMPLY WITH SECTION 1014.2 4. THE COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE FOLLOWING DISTANCES PER SECTIONS 1014.3 AND 1028.8: A: 75 FEET* B: 100 FEET* R-2: 125 FEET* S-2: 100 FEET* ( * = PROVIDED THAT THE BUILDING IS PROTECTED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2) 5. SEE ELECTRICAL DRAWINGS AND ARCHITECTURAL REFLECTED CEILING PLANS FOR ADDITIONAL INFORMATION REGARDING EXIT SIGNS. 6. EXIT ACCESS (SECTION 1002): THAT PORTION OF A MEANS OF EGRESS SYSTEM THAT LEADS FROM ANY OCCUPIED PORTION OF A BUILDING OR STRUCTURE TO AN EXIT. 7. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. SECTION 1006.2 8. THE MEAN OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF A POWER SUPPLY FAILURE, AN AUTOMATIC EMERGENCY ELECTRICAL SYSTEM SHALL BE PROVIDED PER SECTION 1006.3. 9. APPROVED EXIT SIGNS SHALL BE LOCATED AS NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL AS REQUIRED BY BUILDING CODE 1011.1; AND SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AS REQUIRED BY SECTION 1011.3 IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTIONS 1011.5 AND 1011.6. NOTE: ADDITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION. 10. IN THE EVENT OF POWER FAILURE AN EMERGENCY ELECTRICAL SYSTEM SHALL ILLUMINATE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTION 1011.6.3 11. SEE STAIR NOTES ON SHEET A5.00 FOR ADDITIONAL INFORMATION NOT SHOWN. EXIT PATH NOTE: MAXIMUM TRAVEL DISTANCE FROM UNIT TO EXIT TO PUBLIC WAY SHALL NOT EXCEED 250 FEET. GENERAL NOTES Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=30'-0" 30' 60' 90'0 15' Upper FloorsGround Floor 5 78 VIST A W A Y S . C O A S T H W Y CARL S B A D VILL A G E D R . SITE P A C I F I C O C E A N OCEANSIDE BLVD. EL C A M I N O R E A L COL L E G E B L V D . VICINITY MAP - OVERALL NORTH N.T.S. 76 CAN N O N R D . 1" = 30' A7.0Egress Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 231 of 250 GRAND AVE. I ./ _•: /• :•: ~/·(-- 1 I ~ ' ' -..... ------1---·-------------+--------..... L-----71------------·r -r -T---------T-----I ' I ' I I I , I I I '1 I. '1 ,, i 11 , I I I ~ i ! "C ' I ~ I ! Q I l I :c: I 1 ,, ' ., I 11 i 1 1 I •, ' I I¥,'/~, I I ., I \ \ ' I I -~) I 11 ·I ·•.-t·-... __ I =I I =1 ...... . I 1F':,-=I I L~ . I I , I I I j 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 F-71 -- " ·.1· i=-""'I.,_,.,..,,_.,, '. . . . ... - ---=--=-----=--=--- i .. .. .. .. . . : JI / / □ □ / / . .... 6084 SQ. FT. ' ' ' ' ' ------t ' ' I ' ' ' ' ' ' ' ' ' ' ' ·-/___ / --/--_;>·- 1196 SQ. . . ' c,--- I I I UPDN LANDING UPDN LANDING UP DNLA N D I N G CBCB5' DIA. TR A S H R M . THYS S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B RAMP DOWN20.0% STACK E D WASHER / D R Y E R FRONT L O A D27" x 34" FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR STACK E D WASHER / D R Y E R FRONT L O A D27" x 34" FLOOR T R A Y O . D . 3 2 X 3 4 DWDW24"x24" CB 18"24" CB FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR DN 5' DIA.TRASH RM. THYS S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B +EX.G. 63.2 +F.G. 68.0 EL. MACHN.RM EXHAUST 100 SQ. FT. OFA 82 SQ. FT. EXHAUST 88 SQ. FT. OFA 75 SQ. FT. MEN WO M E N SHOWERS RAMP DOWN10.0% GG G W W W W W W W W 26 ' 22 0 ' - 0 " 19'-5" ALLEY NO PAR K I N G 9'-0 "5'- 0 " 18'-0" 9'-0 " 292'-2" G SI D E F O R F R O N T A G E AR E A I N C R E A S E 30'-0" SI D E F O R F R O N T A G E AR E A I N C R E A S E 30'-0" SI D E F O R F R O N T A G E AR E A I N C R E A S E 30'-0" SIDE FOR FRONTAGE AREA INCREASE SIDE FOR FRONTAGE AREA INCREASE 30 ' - 0 " 30 ' - 0 " SIDE FOR FRONTAGE AREA INCREASE 30 ' - 0 " 30 ' - 0 " SIDE FOR FRONTAGE AREA INCREASE 30 ' - 0 " SIDE FOR FRONTAGE AREA INCREASE SI D E F O R F R O N T A G E AR E A I N C R E A S E 30'-0" SIDE F O R F R O N T A G E ARE A I N C R E A S E 30'-0" 30 ' - 0 " SIDE FOR FRONTAGE AREA INCREASE SIDE FOR FRONTAGE AREA INCREASE 30 ' - 0 " 30 ' - 0 " SIDE FOR FRONTAGE AREA INCREASE RESIDENTIAL DWELLING UNITS R-2 OCCUPANCY TYPE V-A (4 STORY) 18,836 SQ. FT.PER STORY 75,232 SQ. FT. TOTAL (INCLUDES COVERED BALCONIES) (INCLUDES 2 SIDE FRONTAGE) 1 RESIDENTIAL DWELLING UNITS R-2 OCCUPANCY TYPE V-A (4 STORY) 14,347 SQ. FT.PER STORY 58,188 SQ. FT. TOTAL (INCLUDES COVERED BALCONIES) (INCLUDES 2 SIDE FRONTAGE) 2 RESIDENTIAL DWELLING UNITS R-2 OCCUPANCY TYPE V-A (4 STORY) 18643 SQ. FT.PER STORY 73,628 SQ. FT. TOTAL (INCLUDES COVERED BALCONIES) (INCLUDES 2 SIDE FRONTAGE) 3 R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 7 . 1 F I R E A R E A P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 2 : 0 9 : 3 8 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=30'-0" 30' 60' 90'0 15' LEGEND FIRE AREA SEPARATION 5 78 VISTA W A Y S . C O A S T H W Y CAR L S B A D VILLA G E D R . SITE P A C I F I C O C E A N OCEANSIDE BLVD. E L C A M I N O R E A L CO L L E G E B L V D . VICINITY MAP - OVERALL NORTH N.T.S. 76 CAN N O N R D . 1" = 30' A7.1Fire Area Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 232 of 250 W E RMERS PR 0 1 P IER T I E S ):( 1mmmmm1 ------.:-------------------------------------------------------------------------------- I ' I I I -7 I I 1-rrr1 ~mo ~r I I I //' I 1 ,, I I, I ,, ,, ,, 11 7 \ ,, ,, \i, " ,, ,, ,, ---=----= -.c=------=---------=--- I I I I :1 1-e I ! ' I I ' / / ·-I I ', 6084 SQ, FT. ' / ' / ' / ' ' X LO / ' I 1196 SQ. FT. □ / ' / ' □ ------ ,, ,,~ ,t-~ J / ,,, --7 1 ---,, ,;) ' . ' / /'--; / /.' / / / /;1-..._ / / i ·1'/,/~ , ' ' t-I ' 11 1, 1' 1--rYI I : □ 0 L=-~---1 I I I I I I I I I I I I I I I -I r------~ I I I I I I l j ~1 r / I 1 /1 / -_J_ --I-1-------'-'-'-/ -"1, r 1;--= -~ ~ --_,r~,'.:.---~-k: , =--,!'~ :: 1 _______________________ -_-__ -_-_-_-_-_--_-7"-;~,_-__ -' ____ l __ _t:_;,;~::;:::~;;~~~~~~~I ~ll ~;;:;;~~!~-~-~=-=~~,~~~,~~·;::====-=-~-:1~1~~~~~~:~~ 1~:~===============-=-=-=-------------------~/7// _______________________________________________________________ _} I I I I I I I I I 2019 CBC -BUILDING CODE ANALYSIS -HEIGHT AND AREA -TYPE V-A CONSTRUCTION Allowable Building Area Occup. Const. Sprinklers Allowable Height Building Use l\lonsorinklered =rontage I ncreme Group Type (903.3.1.1) HI/ Stories Provided Tab. 506.2 Sec 506.2.3 (Sec, 506,2,3) /Sec, 50S,3) Parking Structure S-2 I-A NFPA 13 UL 2 St. 117,000 -- Leasing Office B V-A NFPA 13 70'/4St. I St. 54,000 -- Recreation/Fitness A-3 V-A NFPA 13 50' I 2 St. 1 St. 11,500 -- Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36.000 +( 12,000 X 0 I IX 2 Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36,000 +( 12,000 X 0.25 I IX 2 Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36,000 +( 12,000 X 0.50 I IX 2 NOTES: -Approved sprinklers (NFPA 13) used for Height and Story increase, NOT area increase -Frontage Increase /f=[F/P-0.25JW/30; (0-1 side= 0 sf increase; 2 sides= 3,000 sf increase; 3 sides= 6,000 sf increase) -2019 CBC Section 510.2 & 510.4 allows multiple stories below a horizontal assembty (podium) Max Bldg Avg. Bldg Area per Area per Bldg Sectton Story (4-SI) 117,000 - 54,000 - 11,500 - 72.000 18,000 78,000 19,500 84,000 21,000 -Highest occupiable floor level is less than 75' above lowest level of fire department access and therefore building is not considered a High-rise per Section 202 , -Building corridors shall comply with the requirements of CBC Section 1020 -Where an exit enclosure is extended to an exit discharge or a public way by an exit passageway, the exit enclosure shall be separated from the exit passageway by a fire barrier constructed in accordance with CBC Section 707 or a horizontal assembly constructed in accordance with Section 711, or both, -50' max. dead-end corridor where the building is equipped with an approved automatic fire sprinkler system ( NFPA 13) per CBC Section 1020.4 Architecture. Design. Relationships. GG G X X W W W W W W XXXXXXXXXX X XXXXXX X XX XX XX XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X G X X X X X X X X X X X X X X X X X X 24'-0" R 4 8 ' - 0 " 120' FT. 95' FT. 15 0 ' F T . FI R E A C C E S S L A N E FI R E A C C E S S L A N E GE R43'-0" R6 7 ' - 0 " R20'-0" R4 2 ' - 0 " FI R E A C C E S S L A N E FI R E A C C E S S L A N E 24'-0" 28 ' - 0 " 29 ' - 6 " 12'-10" R72'-0" 15 0 ' F T . GE R20'- 0 " R 4 2 ' - 0 " 2 GE A1 A1 A2 CBCBB4 A1 A2 A2 A0 A0 (B2B) A1 B1B1 C1 B3 B1A B1 A1A1 PARKING ENTRANCE ENTRY A2 ME T E R RO O M STACKE D WASHER / D R Y E R FRONT LO A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DWDW24"x2 4 " 18"24" FIBERGLASSSHOWER PAN 1134A OPTION 1.3 36"X60" CLR. INSIDE 37" MIN. DOOR S1S1 STACKED WASHER / D R Y E R FRONT L O A D 27" x 3 4 " FLOOR TR A Y O . D . 3 2 X 3 4 DWDW24"x24" 18"24" FIBERGLASSSHOWER PAN1134A OPTION 1.336"X60" CLR. INSIDE37" MIN. DOOR A2 A2 A2 PA S S A G E PASSAGE PASSAGE B1 WEST COURTYARD C1 B2 A0 (B4) (A2) (A0) (B2) (B1) LEASING / LOBBY DOUBLE VOLUME P A S S A G E P A S S A G E DOUBLE VOLUME (A2) B2B2 A2 ME T E R RO O M A2 NOTE:DO NOT BUILD INTHIS CORNER,50' DEAD END STG C1 B3 A2 (4) POOL COURTYARD POOL STG STGSTG STOR. MEN WOM E N SHOWERS RR. PARCEL MAIL FITNESS 24'-0" 3 1 2 3 1 10 ' - 3 " 3 1 3 ' - 1 " 80 ' F T . 95 ' F T . 1 0 5 ' F T . 18'-10" 1 8 ' - 1 0 " 40 ' - 0 " 21 ' - 6 " 2 16 ' - 3 " R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 7 . 2 - A 7 . 3 F I R E M A S T E R P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 1 3 : 2 6 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) NORTH 1"=30'-0" 30' 60' 90'0 15' 5 78 VISTA W A Y S. C O A S T H W Y CARL S B A D VILL A G E D R . SITE P A C I F I C O C E A N OCEANSIDE BLVD. E L C A M I N O R E A L COL L E G E B L V D . VICINITY MAP - OVERALL NORTH N.T.S. 76 CAN N O N R D . 150'-0" HOSE PULL FIRE APPARATUS BUILDING ADDRESS IDENTIFICATION LOCATIONS WITH MINIMUM OF 4" HIGH WITH MINIMUM STROKE WIDTH OF 1/2". FINAL COUNT AND LOCATION SHALL BE FINALIZED WITH THE LOCAL JURISDICTION AND THE FIRE CODE OFFICIAL GURNEY SIZED ELEVATOR(S) EXISTING PUBLIC FIRE HYDRANT NEW PUBLIC FIRE HYDRANT AERIAL TRUCK LADDER ACCESS TO BUILDING (REFER TO DETAIL) EXIT STAIR BUILDING FOOTPRINT - GROUND FLOOR RETAIL OR LEASING/AMENITY (WITH RESIDENTIAL ABOVE) EXIT STAIR (ROOF ACCESS WHERE NOTED) ALL-WEATHER DRIVEWAY / FIRELANE PAINT CURB RED (AND SURFACE WHERE NO CURB) INSTALL "NO PARKING - FIRE LANE" SIGN 1 2 3 LEGEND SITE KEYNOTES BUILDING FOOTPRINT - RESIDENTIAL R2 OCCUPANCY, 4 STORIES TYPE V-A CONSTRUCTION, SPRINKLERED THROUGHOUT NEW STANDPIPE OUTLET (BUILDING FACE MOUNTED) FIRE LANE SIGN PER DETAIL GE 24'-0" WIDE PAVED FIRELANE FIRE AREA SEPARATION WALL POTENTIAL ADDITIONAL AERIAL TRUCK LADDER ACCESS TO BUILDING (REFER TO DETAIL) 1" = 30' A7.2Fire Access Site Plan & Fire Department Notes RESIDENTIAL BUILDING KNOX BOX OR KEYED ACCESSK K K K K K 2-HOUR FIRE RATED EXIT CORRIDOR 25'-0" x 65'-0" FIRE STAGING AREA WITH MINIMUM 20'-0" SETBACK FROM BUILDING(S) June 21, 2023 Item #1 Page 233 of 250 2019 CBC-BUILDING CODE ANALYSIS -HEIGHT AND AREA· TYPE V-A CONSTRUCTION Allowable Building Area Max Bldg Avg. Bldg Occup. Const. Sprinklers Allowable Height Area per Building Use Group Type (903.3.1.1) Ht/ Stories Provided lob. 5~.2 ~-Jonsprinklered Frontage ncrease Sec 506.2.3 Bldg Area per (Sec. 506.2.3) (Sec. 5~.3) Section Story (4-St) Parking Structure S-2 I-A NFPA 13 UL 2 St. 117,000 --117.000 - Leasing Office B V-A NFPA 13 70' I 4 St. I St. 54,000 --54,000 - Recreation/Fitness A-3 V-A NFPA 13 50' I 2 St. I St. 11,500 --11.500 - Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36,ooo +( 12,000 X 0 I I X 2 72,000 18,000 Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36,ooo +( 12,000 X 0.25 I I X 2 78,000 19,500 Residential Dwelling Units R-2 V-A NFPA 13 60' I 4 St. 4 St. I 36,ooo +( 12,000 X 0.50 I I X 2 84,000 21,000 NOTES: -Approved sprinklers (NFPA 13) used for Height and Story increase, NOT area increase -Frontage Increase lf=[F/P-0.25}W/30; (0-1 side= 0 sf increase; 2 sides= 3,000 sf increase; 3 sides= 6,000 sf increase) -2019 CBC Section 510.2 & 510.4 allows multiple stories below a horizontal assembly (podium) -Highest occupiable floor level is less than 75' above lowest level of fire department access and therefore building is not considered a High-rise per Section 202 -Building corridors shall comply with the requirements ot CBC Section 1020 -Building Exit Passageways shall comp~ with the requirements of CBC Section 1024 -Where an exit enclosure is extended to an exit discharge or a public way by an exit passageway, the exit enclosure shall be separated from the exit passageway by a tire barrier constructed in accordance with CBC Section 707 or a horizontal assembly constructed in accordance with Section 711. or both. -50' max. dead-end corridor where the building is equipped with an approved automatic fire sprinkler system (NFPA 13) per CBC Section 1020.4 ATTACHMENT 1 Carlsbad Fire Department Access & Water Plan Notes All of the notes listed in the INSPECTION REQUIREMENTS and GENERAL REQUIREMENTS sections shall be placed, verbatim, on the plan under the heading "FIRE DEPARTMENT ACCESS & WATER NOTES." INSPECTION REQUIREMENTS 1. Carlsbad site inspections are required for this project. Please schedule all field inspections at least 48 hours in advance. Inspections canceled after 1 p.m . on the day before the scheduled date will be subject to a re-inspection fee. Call (760) 602-4660 to schedule an inspection. 2. A lumber drop inspection shall be performed prior to bringing combustible materials (or combustible fixtures and finishes for structures of non-combustible construction). All- weather access roads capable of supporting 72,000 topped with asphalt, concrete, or equivalent shall be in place and hydrants operational at time of lumber drop inspection. 3. For projects with fuel modification, a vegetation clearance inspection is required prior to a lumber drop inspection. Use the fuel modification plan service request number to schedule the vegetation clearance inspection. 4. Phased installation of fire access roads requires addit ional inspections not covered by the fees paid at plan submittal. Contact (760) 602-4660 to arrange for additional inspections that may be needed and any fees that may be due. 5. An original approved, signed, wet-stamped Carlsbad fire access & water plan shall be available on-site at time of inspection. 6. Access roads and hydrants shall be maintained and remain clear of obstructions at all times during and after construction. Areas where parking is not permitted shall be clearly identified at all times. Obstruction of fire lanes and hydrants may result in cancellation or suspension of inspections. 7. Temporary fuel tanks of 60 or more gallons shall be reviewed, inspected, and permitted by the, City of Carlsbad prior to use. 8. The project address shall be clearly posted and visible from the public road during construction. 9. All gates in construction fencing shall be equipped with either a Knox or breakaway padlock. 10. Buildings of four or more stories shall be provided with stairs and a standpipe before reaching 40 feet in height. W E RMERS PR 0 1 P IER T I ES GENERAL REQUIREMENTS 1. Fire lane widths shal l be measured from top face of the curb to top face of the curb for fire lanes with standard curbs and gutters and from flow-line to flow-line for fire lanes with modified curb designs (e.g., rolled, ramped, etc.). The developer is responsible to verify that all approved publ ic works or grading department street improvement plans or precise grading plans conform to the minimum street width measurements per the approved Carlsbad fire department access & water plan and standards identified in Carlsbad Fire Department Access & Water Guideline for all portions of the fire access roads. 2. Permanent, temporary, and phased emergency access roads shall be designed and maintained to support an imposed load of 72,000 lbs. and surfaced to provide all-weather driving capabilit ies. 3. Fire lane signs and red curbs shal l meet the specifications shown in Carlsbad Fire Department Access & Water Guideline and shall be installed as described therein. Additional fire lane markings may be required at the time of inspection depending on field conditions. 4. All fire hydrants shall have a "Blue Reflective Pavement Marker" indicating their location per the Carlsbad standard. On private property markers are to be maintained in good condition by the property owner. 5. Address numbers shall be located and be of a color and size so as to be plainly visible and legible from the roadway from which the building is addressed in accordance with Carlsbad Fire Department Access & Water Guideline. 6. Access gates shall be approved prior to installation and shall be in compliance with Chapter 5 of the CFC and Carlsbad Fire Department Access & Water Guideline. 7. Approved access walkways shall be provided to all required openings and all rescue windows. 8. Vegetation shall be selected and maintained in such a manner as to allow immediate access to all hydrants, valves, fire department connections, pull stations. extinguishers, sprinkler risers, alarm control panels, rescue windows, and other devices or areas used for firefighting purposes. Vegetation or building features shall not obstruct address numbers or inhibit the functioning of alarm bells, horns, or strobes. 9. Dumpsters and trash containers larger than 1.5 cubic yards shal l not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible roof eave lines unless protected by an approved sprinkler system. 10. Any future modification to the approved Fire Department Access & Water Plan or approved site plan, including but not limited to road width, grade, speed humps, turning radii, gates or other obstructions, shall require review, inspection, and approval by the, City of Carlsbad. 11. Approval of this plan shall not be construed as approval of any information or proj ect conditions other than those items and requirements identified in Carlsbad Fire Department Access & Water Guideline and related portions of the CFC and CBC. This project may be subject to additional requirements not stated herein upon examination of actual site and project conditions or disclosure of additional information. _J I I I I I 1: ~ ,■ I■ i ;: !■ I 1. .... I «<<{) r ....... r"-,~11 • I • • • • I • • • I ., • • • I •• • • ::u..-.-1 •• • • I .,. ..... . . ., ... I I --l I -, , I I l__J_ . . 0 ------------------------"""1,------,------- ----------········· r--=------ 1 I I I' I I '===I / ,, / / □ lf-1 ~j-"; / ' >< / , , ). I I ,1 /1 7 I '-.._ • I / / ', '-.._ 0 -- I I I I I --:-,--------------- ' I C I --I,,_-------------- I ,_ lr------7 1- -=--~ I I I I I I I I I I I .-______ ...J - --== = -,;a = J),.:~~:::;:;;;;i:s;:;:::':;,!l~----,----.l<- '=--=--::.:--::.:-::.:-__'1; .. t-,".":,-=.:;~~==="";==---===-==~;=;·-=;·-=;::·=;.J..~=~b;==J.~=;.&l;~-~-t-;;_:::_;l-;~;'1,;=·-~=·-~=·:~,~-=.u• :;-.:::-::..:;;-.:---'-------· ___ I l=_:i:±::a=======t_ _______ 4-_ST_O.,.R_Y __ --,-------t BUILDING INFORMATION BUILDING OCC. TYPE CONST. TYPE RESIDENTIAL R-2 V-A LEASING OFFICE B V-A REC/FITNESS A-3 V-A PARKING S-2 I-A --------------------------------------------------------RESIDENTIAL GROSS AREA 50,868 PARKING GROSS AREA 64,679 9-----------#~ dr---------- □ □ ..a.. u • • f·····• ■1111111 11111 ■ 111111111111111 111111111111111 0 0 0 Architecture. Design. Relationships. Outrigger Ou t r i g g e r Ex t e n s i o n Mi n i m u m Cu r b F a c e 18'29'-6" Setback Ou t r i g g e r Ex t e n s i o n 1- Unit 2- Unit 3- Unit 4- Unit Roof 10 ' 10 ' 10 ' 10 ' 30 ' Hi g h e s t o c c u p i e d f l o o r l e v e l 7' - 9 " 4 5 ° AERIAL LADDER ACCESS A Outrigger Ou t r i g g e r Ex t e n s i o n Mi n i m u m Cu r b F a c e 18'18'-10" Setback Ou t r i g g e r Ex t e n s i o n 1- Unit 2- Unit 3- Unit 4- Unit Roof 10 ' 10 ' 10 ' 10 ' 30 ' Hi g h e s t o c c u p i e d f l o o r l e v e l 7' - 9 " 5 4 ° AERIAL LADDER ACCESS B Outrigger Ou t r i g g e r Ex t e n s i o n Mi n i m u m Cu r b F a c e 16'-3" Setback Ou t r i g g e r Ex t e n s i o n 1- Unit 2- Unit 3- Unit 4- Unit Roof 10 ' 10 ' 10 ' 10 ' 30 ' Hi g h e s t o c c u p i e d f l o o r l e v e l POTENTIAL (PROPOSED) AERIAL LADDER ACCESS C 4' 24' Firelane 12'-10" 24' 18' 7' - 9 " 6 0 ° 10'-3" Firelane 21'-6" AREA 1 18836 SQ. FT. GG G W W W W 26 ' 22 0 ' - 0 " 19'-5"ALLEY NOPARKIN G 9'-0"5'-0 " 18' - 0 " 9'-0" 292'-2" G AREA 2 14375 SQ. FT. AREA 3 18670 SQ. FT. R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 7 . 2 - A 7 . 3 F I R E M A S T E R P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 1 4 : 3 3 P M Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) N.T.S. ROOF ACCESS / AERIAL LADDERING DIAGRAM FIRE AREA CALCULATIONS NORTH (AT SPECIFIED LADDERING LOCATIONS: A,B & C AERIAL TRUCK LADDERING N.T.S. 0" = 00' A7.3Fire Access Info & Notes RESIDENTIAL BUILDING STAIR TO ROOF ACCESS R-2 RESIDENTIAL TYPE V-A (4-STORY) SPRINKLERED NFPA-13 S-2 SUBTERRANEAN PARKING TYPE I-A SPRINKLERED NFPA-13 CONTIGUOUS ROOF SURFACE LADDERING LOCATION A LADDERING LOCATION B POTENTIAL LADDERING LOCATION C PV PA N E L S PV PA N E L S MECH . U N I T S June 21, 2023 Item #1 Page 234 of 250 W E RMERS PR 0 1 PIERT I ES I \ -- • I I i :' : 'i ~l""'- 1 I I ---------------------- ---- iY i{;f! /L_J>/ /f\\ -,,1/ 4/ \\,j . -~» //\ ;/I t~'·/ f ii II-\1 // /-'1/ » .,-71 / ''0' l" _:_1·1 ~-7/ ./\ y /?---.>/ /0// II_ 't'.,, _ff!/ \ «."-}" \ J:.Y \ . ' \ // t !~ ~, :;r I __ ,,,,:""u ~"~-i--, --I ,_., I • :::::, I -------------------~ t Architecture. Design. Relationships. - - ----••' -- I - I - GG G 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 64 6 4 64 6 4 6 4 64 63 63 63 63 63 63 63 63 63 62 62 62 65 66 67 6 2 6968 67 X X W W W W W W W W XXXXXXXXXX X XXXXXX X XX XX XX XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 10 ' FR O N T SE T B A C K EXISTING PROPERTY LINE PROPERTY LINE PR O P E R T Y L I N E PR O P E R T Y L I N E EA S E M E N T ( D R I V E ) PRO P E R T Y L I N E EAS E M E N T ( D R I V E ) PROPOSED RIGHT OF WAY/ PROJECT BOUNDARY EDGE OF EXISTING ASPHALT AND PROPOSED RETAINING WALL (LOT LINE) EXISTING ONE STORY RESTAURANT EXISTING FOUR STORY MIXED USE MULTIFAMILY BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES EXISTING GAS STATION EXISTING RESTAURANT EXISTING TWO-STORY APARTMENT BUILDING EXISTING ONE STORY SINGLE FAMILY DETACHED HOMES 26 ' 22 0 ' - 0 " 19'-5" ALLEY +EX.G. 68.0 +EX.G. 63.2 EXISTING RETAINING WALL EX.G. 64.0+ +EX.G. 64.0 PROPOSED RETAINING WALL PR O P O S E D R E T A I N I N G W A L L .G. 69.0+ +EX.G. 67.0 +EX.G. 63.0 1 ENTRY PLAZA 2 3 4 5 NO PARKI N G 10 ' FR O N T SE T B A C K 9'-0 "5'-0 " 18'-0" 9'- 0 " EXISTING EASEMENT EXISTING EASEMENT 0' SIDE SETBACK RIGHT OF WAY 0' SIDE SETBACK RIGHT OF WAY (CURB) 292'-2" PROPOSED CURB XFMRXFMR XFMR 70X X X X X X X X X X X X X X X X X X BICYCLE RACKS UP DNLAN D I N G UPDN LANDING 24'-0" EL. 56.17 EL. 56.17 EL. 56.17 RAMP UP20.0% RAMP UP10.0% RAMP UP10.0%PARKING ENTRANCE 5' DIA. TR A S H R M . THYS S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L BTRASH RAMP DOWN6.6% UP +E X . G . 6 2 . 0 +F . G . 6 8 . 0 24'-0" THYS S E N - K R U P P SYNE R G Y SEL F - S U P P O R T E D 350 0 L B THY S S E N - K R U P P SYN E R G Y SELF - S U P P O R T E D 3500 L B UP ST G ST G STG 94 RESIDENT STALLS - 3 HC, 36 STD, 18 COMPACT, 37 EV EV EV EVEV EVEV EV EVEV EVEV NO PARKING NOPARKING EV EV EV EV EVNOPARKING EV EV EV EVEVNOPARKING EV NOPARKING EV EV EV EV C C C C C C C C C C C C C C C C C C C EV (7) (27) (11) (7) 24 ' - 0 " 24'-0" 24 ' - 0 " 9'-0" 19 ' - 0 " 19'-0" 8' - 6 " ###ELEC. VEHICLECHARGING 24'-0" 24'-0" 24 ' - 0 " 24 ' - 0 " 19 ' - 0 " 9'-0"9'-0" 9'-0" 9'-0"9'-0" 36 GUEST STALLS - 2 HC, 16 STD, 3 COMPACT, 15 EV ###ELEC. VEHICLE CHARGING EV ###ELEC. VEHICLECHARGING EV ###ELEC. VEHICLECHARGING EVCC 130 RESIDENT STALLS - 5 HC, 52 STD, 21 COMPACT, 52 EV EV ###ELEC. VEHICLECHARGING EV EL.MCH. RM ST G ST G ST G ST G ST G STG STG ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G ST G STGSTG STG STG ST G ST G ST G ST G ST G ST G ST G 0.5 ST G 0.5 ST G TRASH RM. EV EV EV 19 ' - 0 " EV EV EVEV EV EVEVEVEVEVEVEVEV EV EVEVEVEVEV POOL EQUIPMENT ROOM UTILITY ROOM POOL ABOVE - NO PARKING ACCESS GATE ACCESS GATE TRASH/RECYCLING CHUTE TERMINUS AND COLLECTION ROOM #1 RE F U S E ST A G I N G A R E A EA S E M E N T ( D R I V E ) TRASH/RECYCLING CHUTE TERMINUS AND COLLECTION ROOM #2 R: \ 2 0 2 1 \ 2 0 2 1 - 1 0 9 W E R M E R S 1 0 0 6 C A R L S B A D V I L L A G E C A R L S B A D \ 0 3 D E S I G N \ S C H E M A T I C \ C A D \ 2 1 - 1 0 9 _ A 7 . 4 W A S T E M A N A G E M E N T P L A N . D W G We d n e s d a y , M a y 2 4 , 2 0 2 3 1 2 : 1 6 : 0 3 P M RESIDENTIAL TRASH ROOM(S) STRINGER TRUCK ROUTE TRASH TRUCK WITH BIN TRASH TRUCK WITH BIN R 1 7 ' - 0 " R 3 8 ' - 0 " 25'-0" 15'-0" 25 ' - 0 " 40 ' - 0 " TRASH TRUCK TURN-AROUND SANITATION TRUCK HAMMERHEAD TURN AREA 14' MINIMUM VERTICAL CLEARANCE TRASH TRUCK TURNING RADIUS LEGEND Scale Date Job No. 05-18-2023 2021-109 HOPE AVENUE APARTMENTS CARLSBAD, CA WERMERS PROPERTIES CT 2022-0001/SDP 2022-0006 (DEV 2022-0030) 5 78 VISTA W A Y S . C O A S T H W Y CARL S B A D VILL A G E D R . SITE P A C I F I C O C E A N OCEANSIDE BLVD. EL C A M I N O R E A L COL L E G E B L V D . VICINITY MAP - OVERALL NORTH N.T.S. 76 CAN N O N R D . THE WRITTEN SOLID WASTE DISPOSAL AND RECYCLING MANAGEMENT PLAN FOR THE RESIDENTIAL BUILDING IS EXPLAINED AS FOLLOWS: TRASH TRUCK ROUTING TRUCKS WILL ENTER INTO THE PROJECT AT EASEMENT (DRIVE) FROM CARLSBAD VILLAGE DRIVE, PARK ADJACENT TO THE TRASH STAGING AREAS AND COMMENCE OPERATIONS. AFTER COMPLETING PICK-UP, TRUCKS WILL CONTINUE FORWARD ON EASEMENT (DRIVE) AND EXIT THE PROPERTY AT GRAND AVENUE. TRASH ROOMS SOLID WASTE: A MIN. TOTAL OF TWO (2) 4-CUBIC YARD TRASH BINS ARE ANTICIPATED TO BE ON SITE AT ALL TIMES FOR TWICE A WEEK PICK-UP SCHEDULE. TRASH BINS EACH WITHIN TRASH ROOM: TRASH ROOM #1 WILL HAVE (1) 4-CUBIC YARD TRASH BIN; TRASH ROOM #2 WILL HAVE (1) 4-CUBIC YARD TRASH BIN. RECYCLABLE: A MIN. TOTAL OF SIX (6) 4-CUBIC YARD RECYCLE BINS ARE ANTICIPATED TO BE ON SITE AT ALL TIMES FOR TWICE A WEEK PICK-UP SCHEDULE. RECYCLE BINS EACH WITHIN TRASH ROOM: TRASH ROOM #1 WILL HAVE (3) 4-CUBIC YARD TRASH BINS; TRASH ROOM #2 WILL HAVE (3) 4-CUBIC YARD TRASH BINS. ORGANICS: ORGANICS STORAGE PROVIDED ACCORDING TO PROJECT NEEDS PER CLIENT. 1. TRASH ENCLOSURE AREAS ARE FULLY ROOFED AND CONTAINED WITHIN THE PARKING STRUCTURE. 2. MINIMUM VERTICAL CLEARANCE OF 25' AT STAGING AREA FOR BIN CLEARANCE. 3. MINIMUM 13'-0" VERTICAL CLEARANCE FOR STINGER TRUCK. 4. ALL DRIVEWAYS & STAGING AREAS MUST BE ABLE TO CARRY MIN. 60,000 POUND GROSS VEHICLE WEIGHT 5. MAXIMUM BIN SIZE 4 CU. YD. NARRATIVE GENERAL NOTES DIMENSIONS FOR TRASH ROOM #1 ARE +/- 27'-0" X 18'-0" (490 S.F.); DIMENSIONS FOR TRASH ROOM #2 ARE +/- 24"-0" X 18'-0" (432 S.F.). COLLECTION WILL BE VIA RECYCLABLE AND COMPACTED SOLID WASTE TRASH CHUTES LOCATED WITHIN TWO SEPARATE ENCLOSURES AT THE NORTHEAST AND SOUTH OF THE PARKING STRUCTURE. THE TWO TRASH TERMINATION ROOMS WILL PROVIDE FOR A TOTAL NUMBER OF (8) 4-CUBIC YARD SOLID WASTE TRASH BINS FOR TWICE A WEEK PICK UP. TENANTS WILL NOT ACCESS THE TRASH TERMINATION ROOMS DIRECTLY, BUT THROUGH TRASH-CHUTE ROOMS LOCATED AT EVERY LEVEL OF THE BUILDING OFF THE RESIDENTIAL CORRIDORS. THE TRASH CHUTES WILL CONTAIN A MECHANISM THAT WILL ALLOW COMPLETE SHUT-OFF IN ORDER TO REMOVE / REPLACE THE BINS AS THEY REQUIRE EMPTYING AND LIMIT ACCESS TO ALL OTHER FLOORS WHEN ANY ONE CHUTE DOOR IS OPENED. A PORTER WILL BE REQUIRED TO MONITOR THE TRASH LEVELS THROUGHOUT THE DAY AS A PART OF DAILY DUTIES. A VEHICLE APPROPRIATE FOR TOWING TRASH BINS WILL BE PART OF CONTRACTING WITH THE SERVICE PROVIDER. STAGING AREA THE STAGING AREA IS WHERE THE COLLECTION OF ALL BINS WILL TAKE PLACE AND WHERE THE HAULER (TRASH TRUCK) WILL PICK-UP THE BINS. MAINTENANCE OF TRASH ROOMS THE MAINTENANCE OF THE TRASH ROOMS WILL BE MONITORED AND MANAGED BY PROPERTY MANAGEMENT. ROLL OUT SERVICE AND PICK-UP TRASH COLLECTION BINS WILL BE MOVED FROM THE TWO TRASH ROOMS AT LEVEL 1 (PARKING STRUCTURE) WITH AN APPROPRIATE RETRIEVAL VEHICLE (STINGER-TRUCK). THE PROPERTY OWNER WILL CONTRACT FOR THE PROPERTY MANAGEMENT COMPANY TO PROVIDE ON-SITE TRASH MANAGEMENT TO ENSURE THAT FULL BINS ARE REPLACED WITH EMPTY ONES. A SERVICE PROVIDER WILL BE CONTRACTED BY THE PROPERTY OWNER TO EMPTY THE BINS AS NECESSARY PER SCHEDULE. THE RENTAL / OWNERSHIP OF THE BINS AND THE TRASH SERVICE FOR THE TENANTS WILL BE PAID FOR BY THE BUILDING OWNER. THE SERVICE PROVIDER WILL BE CONTRACTED TO PROVIDE STINGER-TRUCK SERVICE FOR CONVEYANCE OF BINS TO THE STAGING AREA AND COLLECTION OF BINS FROM THE STAGING AREA. N O R T H 1"=30'-0" 30' 60' 90'0 15' 1" = 30' A7.4Waste Management Plan RESIDENTIAL BUILDING June 21, 2023 Item #1 Page 235 of 250 ):( ] /- ' I I I I I I I I I I ) -I I I I \, '1 : I I I I I I I I i II I I I I I I I' I II II: ·I I I I I I I I I I I I : 11 • I ------ I I :] ~ t ~\1 i LJU!f-cr--- 1 ,• ' J 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 ..,.., 0 l_ GRAND AV:>-_-- / , / _L ~-,;..., ~-o-, "<, =-·. ~ . ~ -" .. ',, I I ------1 I I I I I I I I _____ ) I I ---t-ti _LJJ I I I I I I / ~~-II I I :~--II I :~-II I I I I :~--./II ,: : =-T II \ .,,"\ !, ~----;1 11 Ii_~, : Ii ir-i :i 1 ---,-J-----(: / / 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 ___ ~--) "'°r~--'i_JI : // I II \ I I / I \ I I : ! I / , ~-/r 11 1 11 1 / I / c). I / : ' ''( ! : ~If--II : ,,f' I : Ii 1 7 7'1 11 1 / I I / [,F----II I I ', '/ 11 / / '1-------iid ~ / ! ~ __ ,L_ ~1!!~~-11,' ~ --l • ----j ' . :,. •• -'" / ' ,,.. I ~ -( =.:'---:-.J-1 - \----\ \ I V /'s_ I ,, ,, ,, I \~--------' I ,, / ............... __ / / -/ ~ --~>-.,, ·t\,1/ ., ./, / I \. I \ \I -1------ I _j 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 UNITS 156 UNITS 156 UNITS 156 C.Y/WK /UNIT 0,5 C.Y/WK /UNIT 0,5 GALLOl-1S/ WEEK 3 BUILDING TRA s RESIDENTIAL ASTE CALCUALTIONS SOLID W No. of 4 COMPACTED C.Y. BlllS COMPACTIOll RATIO TRASH ICY.) REO'D TOTAL CY 150%) 39 13 3 · 1 RE~YCLING CALCULATIONS 4 No.o/4 OI\PACTED [C.Y.) C.Y. Bir-JS REO'D TOTAL CY TOTAL UNC v [50%) 39 39 10 ORGANICS CALCULATIONS TOTAL[GAL/ WEEKI r-JU/v1BER OF 64 GALLDr·J CARTS 468 7 No. of No. of PICK TRASH UPS PER ROOMS WEEK 2 2 No. of No. of PICK TRASH UPS PER ROOMS WEEK 2 2 No. of No. of PICK TRASH UPS PER ROOMS WEEK 2 2 No. of 4 C.Y. BINS REQ'D /ROOM 1 No. of 4 C.Y. BINS REQ'D /ROOM 3 64 GAL. CARTS REQ'D /ROOM 2 L__JL---JL---' 1 ii 111111111[]1 11 f········ D Architecture. Design. . Relationships. I I I I L __ ..1 9" T P 9" T P 9" T P 7" T D 4" T D 8" T D ( 4 ) 10 " T D 2"TD 14" T D 6" T D 6" T D 16 " T C 42 " T C 16 " T C 15 " T C 16 " T P 16 " T P 12 " T D 11 " T P 11 " T P OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE O E OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE O E OEOE OE OE OE GG G D D DD D D D D S S S E E E E E E C C E W W W WW W W RAM P WO O D W A L L 70 6 9 69 69 69 69 69 6 9 6 9 68 68 68 68 68 67 6 7 67 66 66 66 6 5 65 65 65 6 5 65 65 65 65 6 5 6 5 64 64 64 64 64 64 63 63 6 3 63 63 6 3 63 63 63 62 62 CO N C PA D GE O G R I D TR A N S P A D MO N . WE L L 67 . 1 0 T C 67 . 8 4 T C 67 . 7 3 T C 68 . 4 9 T C 68 . 0 6 F L TC FL 68 . 6 1 T C 68 . 2 2 F L 69 . 3 3 T C 68 . 8 7 F L T C F L 9 T C 5 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 4 7 T C 68 . 1 0 F L 69 . 1 6 T C 68 . 8 1 F L 69 . 5 2 T C 69 . 1 6 F L 9. 0 8 T C 8. 5 6 F L 50 T C 9. 2 3 F LCL 68 . 3 0 T C 68 . 2 7 F L 68 . 6 4 T C 68 . 1 9 F L 68 . 4 4 T C 68 . 0 3 F L 68 . 1 7 T C 67 . 7 4 F L 68 . 0 9 T C 67 . 7 0 F L 69 . 3 0 T C 68 . 8 4 F L 68 . 9 6 T C 68 . 5 9 F L 69 . 3 0 T C 68 . 8 0 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 9 4 T C 68 . 5 4 F L 68 . 5 8 T C 68 . 1 6 F L 68 . 3 4 T C 67 . 9 5 F L 68 . 3 6 T C 67 . 9 3 F L 68 . 7 0 T C 68 . 2 8 F L 68 . 5 3 T C 68 . 0 8 F L 68 . 7 6 T C 68 . 7 6 F L 68 . 7 5 T C 68 . 3 1 F L 67 . 9 5 T C 67 . 9 0 F L 67 . 4 1 T C 67 . 3 1 F L 65 . 8 6 T C 65 . 8 0 F L 65 . 2 0 T C 64 . 7 1 F L 63 . 1 8 T C 62 . 7 3 F L 63 . 2 9 T C 63 . 2 5 F L 67 . 5 8 T C 67 . 0 8 F L 67 . 8 8 T C 67 . 4 4 F L 68 . 7 9 68 . 3 2 67 . 9 0 67 . 6 6 68 . 5 4 6 8 . 6 9 68 . 2 1 68 . 6 3 69 . 3 8 69 . 2 6 69 . 2 9 69 . 1 7 69 . 1 0 68 . 7 6 67 . 4 9 67 . 8 9 T C 67 . 5 1 F L 68 . 7 4 T C 68 . 2 4 F L 68 . 2 2 68 . 1 8 67 . 9 6 T C 67 . 5 6 F L 68 . 4 5 T C 68 . 0 0 F L 61 . 7 2 62 . 0 5 62 . 6 7 63 . 4 6 64 . 7 5 65 . 4 6 66 . 6 0 67 . 7 7 63 . 2 1 62.26 62.19 61 . 7 0 61 . 5 1 61 . 4 2 61 . 8 0 62 . 4 5 62 . 6 9 62.60 62 . 1 5 62 . 4 4 62.53 62 . 3 0 62 . 5 8 62 . 9 3 62 . 5 2 62 . 6 3 62 . 5 5 63 . 0 9 62 . 8 4 62 . 9 5 63 . 3 2 63 . 0 0 63 . 1 6 62 . 5 6 63 . 1 3 68 . 9 3 T C 68 . 4 6 F L 67 . 9 5 T C 67 . 5 2 F L 66 . 8 4 T C 66 . 3 2 F L 65 . 0 3 T C 64 . 5 4 F L 63 . 9 0 T C 63 . 3 7 F L 62 . 1 9 T C 61 . 7 7 F L 62 . 0 8 T C 61 . 6 2 F L 61 . 5 4 T C 61 . 4 9 F L 68 . 8 7 R I M 68 . 3 3 R I M 68 . 3 0 R I M 68 . 2 9 R I M 64 . 9 4 R I M 63 . 3 4 I E 66 . 2 9 I E 62 . 3 8 T W 63 . 2 1 T W 68 . 0 2 T W 68 . 6 1 T W 67 . 6 0 T W 67 . 5 4 T W 70 . 7 5 T W 83 T W 0. 7 9 T W 70 . 7 9 T W 68 . 8 2 T W 65 . 2 2 T W 65 . 3 3 T W 68 . 7 7 T W 68 . 7 0 T W 62 . 1 64 . 7 63 . 3 63 . 6 69 . 7 0 T W 69 . 5 4 T W 69 . 5 4 T W 68 . 2 1 T W 63 . 6 1 63 . 7 3 65 66 67 62 6 8 6 7 65 . 3 3 64 . 3 5 63 . 2 3 62 . 9 1 62 . 7 1 63 . 3 6 63 . 2 7 64 . 1 5 64 . 4 7 65 . 0 6 66 . 0 6 T C 65 . 7 7 F L 64 . 9 1 65 . 1 7 T C 64 . 8 5 F L 65 . 6 8 T C 65 . 3 6 F L 65 . 1 1 T C 64 . 6 4 F L 65 . 8 1 T C 65 . 5 0 F L UP DNLA N D I N G UP DN LA N D I N G UP DN LANDING A1 A1 A2 B4 A1 A2 A2 TRASH RM. A0 A0 (B 2 B ) A1 B1 B1 C1 B3 B1 A B1 A1 A1 PA R K I N G EN T R A N C E RA M P D O W N 20 . 0 % EN T R Y A2 METER ROOM S1 S1 A2 A2 A2 PASSAGE PA S S A G E PA S S A G E B1 WE S T CO U R T Y A R D DN C1 B2 A0 (B 4 ) (A 2 ) (A 0 ) (B 2 ) (B 1 ) LE A S I N G / L O B B Y DO U B L E VO L U M E PA S S A G E PAS S A G E DO U B L E VO L U M E (A 2 ) B2 B2 TR A S H R M . A2 METER ROOM A2 NO T E : DO N O T B U I L D I N TH I S C O R N E R , 50 ' D E A D E N D ST G C1 B3 EX . G . 6 3 . 2 +F . G . 6 8 . 0 A2 B B (4 ) PO O L CO U R T Y A R D P O O L ST G ST G ST G E L . MA C H N . RM EX H A U S T 10 0 S Q . F T . OF A 82 S Q . F T . EX H A U S T 88 S Q . F T . OF A 75 S Q . F T . ST O R . RR . PA R C E L MA I L FI T N E S S OE G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGG GGGGGGG G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E S S WWWWWWWWWW WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W E E E E E E W W 6' - 7 " S E T B A C K 1 1 2 2 4 7 5 11 11 12 15 15 158 16 17 20 21 23 26 26 10 9 9 8 26 3 22 25 13 15 1521 18 19 21 22 VVV V VV 4212414 V 1 V V V V V 14 32 6 11 33 33 33 33 15 31 31 34 34 34 35 35 36 37 SPECIMEN/ACCENT TREE 20 ARBUTUS X `MARINA` / ARBUTUS MULTI-TRUNK 24"BOX, L CHORISIA SPECIOSA / SILK FLOSS TREE 24"BOX, L OLEA EUROPAEA `SWAN HILL` / SWAN HILL OLIVE MULTI-TRUNK 36"BOX, L PLATANUS RACEMOSA / CALIFORNIA SYCAMORE MULTI-TRUNK 24" BOX, M QUERCUS AGRIFOLIA / COAST LIVE OAK MULTI-TRUNK 36"BOX, VL VERTICAL ACCENT TREE 6 ARCHONTOPHOENIX CUNNINGHAMIANA / KING PALM 12` BTH, M SYAGRUS ROMANZOFFIANA / QUEEN PALM 14` BTH, M STREET TREE 19 CERCIS OCCIDENTALIS / WESTERN REDBUD 24"BOX, L BMP PLANTER TREE 31 ARBUTUS X `MARINA` / ARBUTUS STANDARD 24"BOX, L CASSIA LEPTOPHYLLA / GOLD MEDALLION TREE*24"BOX, M CERCIDIUM X `DESERT MUSEUM` / THORNLESS PALO VERDE 24"BOX, VL RHUS LANCEA / AFRICAN SUMAC 24"BOX, L SMALL ACCENT TREE 22 ALOE BAINESII / TREE ALOE 24" BOX, L DRACAENA DRACO / DRAGON TREE 24" BOX, L PODOCARPUS 'MAKI' / SHRUBBY YEW PINE 15 GAL, M VINES 12 BOUGAINVILLEA X 'SAN DIEGO RED' / SAN DIEGO RED BOUGAINVILLEA 15 GAL, L FICUS PUMILA / CREEPING FIG 5 GAL, M BMP PLANTER SHUBS 2,338 SF BACCHARIS PILULARIS 'PIGEON POINT' / DWARF COYOTE BRUSH 21,868 1 GAL, VL LANTANA MONTEVIDENSIS / TRAILING LANTANA 21,868 1 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 28,562 1 GAL, L RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 13,995 5 GAL, L ROSMARINUS O. `PROSTRATUS` / DWARF ROSEMARY 21,868 1 GAL, L LARGE SHRUBS 410 SF FURCRAEA F. `MEDIOPICTA` / MAURITIUS HEMP 3,835 5 GAL, L LEUCADENDRON X `JESTER` / JESTER CONEBUSH 3,835 5 GAL, L LEUCOPHYLLUM F. `COMPACTA` / COMPACT TEXAS RANGER 3,835 5 GAL, L RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 2,454 5 GAL, L WESTRINGIA FRUTICOSA / COAST ROSEMARY 2,454 5 GAL, L MEDIUM SHRUBS 410 SF AGAVE ATTENUATA / FOXTAIL AGAVE 6,817 5 GAL, L AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 9,816 5 GAL, L BOUGAINVILLEA X `LA JOLLA` / BOUGAINVILLEA 3,835 5 GAL, L CALLISTEMON V. `LITTLE JOHN` / DWARF WEEPING BOTTLEBRUSH 6,817 5 GAL, L LEUCOSPERMUM CORDIFOLIUM 'FLAME SPIKE' / FLAME SPIKE PINCUSHION 6,817 5 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 5,008 1 GAL, L OPUNTIA G.I `OLD MEXICO` / OLD MEXICO PRICKLYPEAR 2,454 5 GAL, VL RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 2,454 5 GAL, L SALVIA LEUCANTHA / MEXICAN BUSH SAGE 3,835 5 GAL, L SMALL ACCENT SHRUBS 410 SF AEONIUM SPP. / AEONIUM 9,816 1 GAL, L ALOE STRIATA / CORAL ALOE 15,337 5 GAL, L ARCTOSTAPHYLOS MANZANITA / MANZANITA 2,454 1 GAL, L CARISSA M. `TOMLINSON` / TOMLINSON NATAL PLUM 6,817 5 GAL, L DIANELLA R. 'LITTLE REV' / LITTLE REV FLAX LILY 15,337 1 GAL, L DIETES BICOLOR / YELLOW WILD IRIS 9,816 1 GAL, L HESPERALOE PARVIFLORA / RED YUCCA 6,817 5 GAL, VL MUHLENBERGIA RIGENS / DEER GRASS 5,008 1 GAL, L GROUNDCOVER 8,518 SF ROSMARINUS OFFICINALIS `PROSTRATUS` / DWARF ROSEMARY 8,853 FLAT, L SENECIO MANDRALISCAE / BLUE CHALK STICKS 8,853 FLAT, L PARKWAY GROUNDCOVER 230 SF CARISSA MACROCARPA 'TUTTLE' / NATAL PLUM 27 1 GAL, L V CONCEPT PLANT SCHEDULE *ALLOWED UNDER SDG&E POWER LINES *ALLOWED UNDER SDG&E POWER LINES "I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER." SIGNATURE:DATE:5/24/2023 1. IRRIGATION CIRCUITS SHALL BE ORGANIZED INTO HYDROZONES. 2. ALL IRRIGATION SYSTEMS WILL BE PERMANENT AND SHALL UTILIZE SPRINKLER/ROTOR HEADS ON SLOPES, AND LOW PRECIPITATION RATE DRIP IN OTHER PLANTED AREAS. 3. CONTROLLER SHALL BE CAPABLE OF MULTIPLE PROGRAMMING AND SHALL BE CONNECTED TO A RAIN SHUT-OFF DEVICE. 4. THE OVERALL IRRIGATION SYSTEM SHALL BE DESIGNED WITH WATER EFFICIENCY AND CONSERVATION IN MIND, THROUGH GOOD DESIGN, SPECIFICATION OF EFFICIENT MATERIALS, AND PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. 5. THE IRRIGATION SYSTEM SHALL BE DESIGNED IN ACCORDANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. 6. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE PLANT MATERIAL WITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO DRAIN ENTIRELY INTO LANDSCAPED AREAS. IRRIGATION NOTES 1. MAINTENANCE WITHIN THE RIGHT OF WAY SHALL BE MAINTAINED BY THE PROPERTY OWNER. 2. ALL ON-SITE LANDSCAPING SHALL BE MAINTAINED BY THE PROPERTY OWNER. MAINTENANCE NOTES 5 S A N D I E G O F R E E W A Y 5 HWY 78 EL C A M I N O R E A L C O L L E G E B L . CANNON RD CARLSBA D V I L L A G E D R TAMARA C K A V E PIONS E T T I A L A N E L-01 LANDSCAPE CONCEPT PLAN SITE EXISTING PLANT MATERIAL NOTE: 1. THERE ARE (4) PINUS CANARIENSIS NOT LOCATED WITHIN THE R.O.W. ALONG GRAND AVE . THAT RANGE FROM 12" TO 24" DIAMETER, TO BE REMOVED, ALL OTHER MATERIAL ON SITE IS LESS THAN 12". HOPE APARTMENTS CARLSBAD,CA CARLSBAD VILLAGE II, LLC 3444 CAMINO DEL RIO SOUTH #202 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 CT 2022-0001/SDP 2022-0006 (DEV2022-0030) LEVEL-1 & PODIUM 7 SEE SHEET L-02 FOR REFERENCE NOTES SCHEDULE PARKING LOT TREES ADJACENT TO R.O.W. SHALL BE OLEA EUROPEA 'SWAN HILL'-SWAN HILL OLIVE, IF THIS SPECIES IS UNAVAILABLE ANOTHER FRUITLESS LOW MAINTENANCE TREE ACCEPTABLE TO THE PARKS DEPARTMENT WILL BE SELECTED June 21, 2023 Item #1 Page 236 of 250 \ \ \ r X I i : r-------.. ~ \ \ X --l-- 1 I I I I I I L- --1 I I I I I I -----------~ [QJ 0 I "' / "' / X / "' / I I I I L.::'. ______________ _ ---- X T l ::;:.. 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TR A S H R M . 22 29 30 27 26 SPECIMEN/ACCENT TREE 20 ARBUTUS X `MARINA` / ARBUTUS MULTI-TRUNK 24"BOX, L CHORISIA SPECIOSA / SILK FLOSS TREE 24"BOX, L OLEA EUROPAEA `SWAN HILL` / SWAN HILL OLIVE MULTI-TRUNK 36"BOX, L PLATANUS RACEMOSA / CALIFORNIA SYCAMORE MULTI-TRUNK 24" BOX, M QUERCUS AGRIFOLIA / COAST LIVE OAK MULTI-TRUNK 36"BOX, VL VERTICAL ACCENT TREE 6 ARCHONTOPHOENIX CUNNINGHAMIANA / KING PALM 12` BTH, M SYAGRUS ROMANZOFFIANA / QUEEN PALM 14` BTH, M STREET TREE 19 CERCIS OCCIDENTALIS / WESTERN REDBUD 24"BOX, L BMP PLANTER TREE 31 ARBUTUS X `MARINA` / ARBUTUS STANDARD 24"BOX, L CASSIA LEPTOPHYLLA / GOLD MEDALLION TREE*24"BOX, M CERCIDIUM X `DESERT MUSEUM` / THORNLESS PALO VERDE 24"BOX, VL RHUS LANCEA / AFRICAN SUMAC 24"BOX, L SMALL ACCENT TREE 22 ALOE BAINESII / TREE ALOE 24" BOX, L DRACAENA DRACO / DRAGON TREE 24" BOX, L PODOCARPUS 'MAKI' / SHRUBBY YEW PINE 15 GAL, M VINES 12 BOUGAINVILLEA X 'SAN DIEGO RED' / SAN DIEGO RED BOUGAINVILLEA 15 GAL, L FICUS PUMILA / CREEPING FIG 5 GAL, M BMP PLANTER SHUBS 2,338 SF BACCHARIS PILULARIS 'PIGEON POINT' / DWARF COYOTE BRUSH 21,868 1 GAL, VL LANTANA MONTEVIDENSIS / TRAILING LANTANA 21,868 1 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 28,562 1 GAL, L RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 13,995 5 GAL, L ROSMARINUS O. `PROSTRATUS` / DWARF ROSEMARY 21,868 1 GAL, L LARGE SHRUBS 410 SF FURCRAEA F. `MEDIOPICTA` / MAURITIUS HEMP 3,835 5 GAL, L LEUCADENDRON X `JESTER` / JESTER CONEBUSH 3,835 5 GAL, L LEUCOPHYLLUM F. `COMPACTA` / COMPACT TEXAS RANGER 3,835 5 GAL, L RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 2,454 5 GAL, L WESTRINGIA FRUTICOSA / COAST ROSEMARY 2,454 5 GAL, L MEDIUM SHRUBS 410 SF AGAVE ATTENUATA / FOXTAIL AGAVE 6,817 5 GAL, L AGAVE X `BLUE FLAME` / BLUE FLAME AGAVE 9,816 5 GAL, L BOUGAINVILLEA X `LA JOLLA` / BOUGAINVILLEA 3,835 5 GAL, L CALLISTEMON V. `LITTLE JOHN` / DWARF WEEPING BOTTLEBRUSH 6,817 5 GAL, L LEUCOSPERMUM CORDIFOLIUM 'FLAME SPIKE' / FLAME SPIKE PINCUSHION 6,817 5 GAL, L MUHLENBERGIA RIGENS / DEER GRASS 5,008 1 GAL, L OPUNTIA G.I `OLD MEXICO` / OLD MEXICO PRICKLYPEAR 2,454 5 GAL, VL RHAPHIOLEPIS I. `SPRINGTIME` / SPRINGTIME INDIAN HAWTHORNE 2,454 5 GAL, L SALVIA LEUCANTHA / MEXICAN BUSH SAGE 3,835 5 GAL, L SMALL ACCENT SHRUBS 410 SF AEONIUM SPP. / AEONIUM 9,816 1 GAL, L ALOE STRIATA / CORAL ALOE 15,337 5 GAL, L ARCTOSTAPHYLOS MANZANITA / MANZANITA 2,454 1 GAL, L CARISSA M. `TOMLINSON` / TOMLINSON NATAL PLUM 6,817 5 GAL, L DIANELLA R. 'LITTLE REV' / LITTLE REV FLAX LILY 15,337 1 GAL, L DIETES BICOLOR / YELLOW WILD IRIS 9,816 1 GAL, L HESPERALOE PARVIFLORA / RED YUCCA 6,817 5 GAL, VL MUHLENBERGIA RIGENS / DEER GRASS 5,008 1 GAL, L GROUNDCOVER 8,518 SF ROSMARINUS OFFICINALIS `PROSTRATUS` / DWARF ROSEMARY 8,853 FLAT, L SENECIO MANDRALISCAE / BLUE CHALK STICKS 8,853 FLAT, L PARKWAY GROUNDCOVER 230 SF CARISSA MACROCARPA 'TUTTLE' / NATAL PLUM 27 1 GAL, L V CONCEPT PLANT SCHEDULE *ALLOWED UNDER SDG&E POWER LINES *ALLOWED UNDER SDG&E POWER LINES SYMBOL DESCRIPTION SITE RETAINING WALLS PER CIVIL ENGINEERS PLAN, FINISH SPLIT FACE BLOCK CURB PER CIVIL ENGINEERS PLAN CITY SIDEWALK PER CIVIL ENGINEERS PLAN EXISTING OVERHEAD UTILITY LINES PER CIVIL ENGINEERS PLAN EXISTING CURB TO BE REMOVED PER CIVIL ENGINEERS PLAN EXISTING CURB PER CIVIL ENGINEERS PLAN RIGHT OF WAY SITE DISTANCE CORNER LINE EXISTING ENHANCED VEHICULAR PAVING EXISTING ENHANCED PEDESTRIAN PAVING STANDARD GREY SIDEWALK ENHANCED PAVING INDICATING PEDESTRIAN WAY TO EXISTING SIDEWALK TO CARLSBAD VILLAGE DRIVE ENTRY PLAZA WITH ENHANCED PAVING RAISED PLANTER/SEAT WALL WITH SPECIMEN OAK OR OLIVE RAISED BMP PLANTER POOL SPA POOL CABANAS POOL DECK WITH ENHANCED PAVING OUTDOOR FITNESS AREA SEATING AREA BARBECUE AND ENTERTAINMENT SPACE ARTIFICIAL TURF GAME AREA AND SEATING MOVIE WALL DOUBLE SIDED GAS FIRE PLACE AND T.V. WALL ENHANCED PAVING FIRE PIT SEATING AREA LIGHT WEIGHT RAISED PLANTERS ARCHITECTURAL RAISED PLANTER ELEMENTS TREE WELL, FULLY LINED, PER CIVIL ENGINEERS PLANS. IRRIGATION METER CABLE RAIL GAURD RAIL ON TOP OF RETAINING WALL FIRE LADDER PAD FIRE LADDER PAD ACCESS GATE TREE CUT OUT WITH CURB. WIDEN CITY SIDEWALK WITH ENHANCED BANDING TO MATCH EXISTING CARLSBAD VILLAGE DRIVE SIDEWALKS. 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 29 30 31 32 33 34 35 36 37 REFERENCE NOTES SCHEDULE L-02 LANDSCAPE CONCEPT PLAN HOPE APARTMENTS CARLSBAD,CA CARLSBAD VILLAGE II, LLC 3444 CAMINO DEL RIO SOUTH #202 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 CT 2022-0001/SDP 2022-0006 (DEV2022-0030) PLANTING CONCEPT: 1. ALL PLANTING AND IRRIGATION DESIGN SHALL BE IN CONFORMANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. 2. ALL LANDSCAPING SHALL BE DEVELOPED IN CONFORMANCE WITH ALL STANDARDS SET FORTH BY THE CITY OF CARLSBAD LAND DEVELOPMENT CODE, CITY OF CARLSBAD LANDSCAPE REGULATIONS AND ALL OTHER STANDARDS FOR LANDSCAPE INSTALLATION. 3. EXISTING QUALITY TREES AND PALMS SHALL BE SALVAGED WHENEVER FEASIBLE. 4. ALL STREET TREES SHALL BE LOCATED OUTSIDE ALL UTILITY, GAS, AND WATER EASEMENTS, UNLESS OTHERWISE APPROVED BY A CITY OF CARLSBAD UTILITY AGENCY. 5. ANY TREES WITHIN 5' FROM PAVING SHALL RECEIVE ROOT BARRIERS IN ACCORDANCE WITH CITY OF CARLSBAD GUIDELINES. 6. SLOPES REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 - COVER CROPS/REINFORCED STRAW MAT COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND /OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MAT SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MAT SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. DURING THE REMAINDER OF THE YEAR, THE COVER CROP AND/OR REINFORCED STRAW MAT MAY BE USED. B. STANDARD #2 - GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTIC (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 - LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 - TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET. E. AREAS OF APPLICATION (PLANTING) SLOPES - 6:1 OR STEEPER AND: I. 3 FEET OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. II. 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3. III. IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1(EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4. SPECIAL CONDITIONS AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (EROSION CONTROL MATTING) WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: F. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. II. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. III. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. 7. ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE SUCCESSFUL IN THE AREA OR IN SIMILAR CLIMATIC AND SOIL CONDITIONS. 8. COLOR FROM PLANT FOLIAGE, BARK AND FLOWERS WILL BE UTILIZED IN DEVELOPING A WARM, FRIENDLY AND VISUALLY APPEALING PROJECT IDENTITY IN CONFORMANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. 9. PRIMARY VEHICULAR ENTRANCES WILL BE IDENTIFIED AND ACCENTED WITH SPECIAL GROUPINGS OF TREES, PALMS, FLOWERING SHRUBS, GROUNDCOVERS, SIGNAGE, LIGHTING, AND DECORATIVE PAVING. 10. LANDSCAPE FINISH GRADING OBJECTIVES WILL INCLUDE POSITIVE SURFACE DRAINAGE OF PLANTED AREAS AND "HARDSCAPE" AWAY FROM ALL STRUCTURES, TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 11. ALL SOILS WILL BE AMENDED AND TILLED TO CONFORM TO RECOMMENDATIONS MADE BY A SOILS TESTING LABORATORY TO PROMOTE HEALTHY AND VIGOROUS PLANT GROWTH. 12. ALL PLANTING AREAS WILL BE MAINTAINED IN A WEED AND DEBRIS FREE CONDITION. 13. ALL AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED WITHIN 30 DAYS WITH MATERIAL OF EQUAL KIND AND SIZE. 14. ALL SHRUB AREAS SHALL RECEIVE 3" FIRBARK MULCH. 15. ALL TREES SHALL BE STAKED IN ACCORDANCE WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. CONCEPTUAL LANDSCAPE DEVELOPMENT NOTES LEVEL-4 June 21, 2023 Item #1 Page 237 of 250 I I I II------' I I 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 9" T P 9" T P 9" T P 7" T D 4" T D 8" T D ( 4 ) 10 " T D 2"T D 14" T D 6" T D 6" T D 16 " T C 42 " T C 16 " T C 15 " T C 16 " T P 16 " T P 12 " T D 11 " T P 11 " T P X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE O E OEOE OE OE OE GG G D D DD D D D D S S S E E E E E E C C E W W W WW W W RAM P WO O D W A L L 70 6 9 69 69 69 69 69 6 9 6 9 68 68 68 68 68 67 6 7 67 66 66 66 6 5 65 65 65 6 5 65 65 65 65 6 5 6 5 64 64 64 64 64 64 63 63 6 3 63 63 6 3 63 63 63 62 62 CO N C PA D GE O G R I D TR A N S P A D MO N . 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WE L L 67 . 1 0 T C 67 . 8 4 T C 67 . 7 3 T C 68 . 4 9 T C 68 . 0 6 F L TC FL 68 . 6 1 T C 68 . 2 2 F L 69 . 3 3 T C 68 . 8 7 F L T C FL 9 T C 5 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 4 7 T C 68 . 1 0 F L 69 . 1 6 T C 68 . 8 1 F L 69 . 5 2 T C 69 . 1 6 F L 9. 0 8 T C 8. 5 6 F L 50 T C 9. 2 3 F L C L 68 . 3 0 T C 68 . 2 7 F L 68 . 6 4 T C 68 . 1 9 F L 68 . 4 4 T C 68 . 0 3 F L 68 . 1 7 T C 67 . 7 4 F L 68 . 0 9 T C 67 . 7 0 F L 69 . 3 0 T C 68 . 8 4 F L 68 . 9 6 T C 68 . 5 9 F L 69 . 3 0 T C 68 . 8 0 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 9 4 T C 68 . 5 4 F L 68 . 5 8 T C 68 . 1 6 F L 68 . 3 4 T C 67 . 9 5 F L 68 . 3 6 T C 67 . 9 3 F L 68 . 7 0 T C 68 . 2 8 F L 68 . 5 3 T C 68 . 0 8 F L 68 . 7 6 T C 68 . 7 6 F L 68 . 7 5 T C 68 . 3 1 F L 67 . 9 5 T C 67 . 9 0 F L 67 . 4 1 T C 67 . 3 1 F L 65 . 8 6 T C 65 . 8 0 F L 65 . 2 0 T C 64 . 7 1 F L 63 . 1 8 T C 62 . 7 3 F L 63 . 2 9 T C 63 . 2 5 F L 67 . 5 8 T C 67 . 0 8 F L 67 . 8 8 T C 67 . 4 4 F L 68 . 7 9 68 . 3 2 67 . 9 0 67 . 6 6 68 . 5 4 6 8 . 6 9 68 . 2 1 68 . 6 3 69 . 3 8 69 . 2 6 69 . 2 9 69 . 1 7 69 . 1 0 68 . 7 6 67 . 4 9 67 . 8 9 T C 67 . 5 1 F L 68 . 7 4 T C 68 . 2 4 F L 68 . 2 2 68 . 1 8 67 . 9 6 T C 67 . 5 6 F L 68 . 4 5 T C 68 . 0 0 F L 61 . 7 2 62 . 0 5 62 . 6 7 63 . 4 6 64 . 7 5 65 . 4 6 66 . 6 0 67 . 7 7 63 . 2 1 62.26 62.19 61 . 7 0 61 . 5 1 61 . 4 2 61 . 8 0 62 . 4 5 62 . 6 9 62.60 62 . 1 5 62 . 4 4 62.53 62 . 3 0 62 . 5 8 62 . 9 3 62 . 5 2 62 . 6 3 62 . 5 5 63 . 0 9 62 . 8 4 62 . 9 5 63 . 3 2 63 . 0 0 63 . 1 6 62 . 5 6 63 . 1 3 62 . 5 9 F L 63 . 2 5 F L 64 . 3 8 F L 65 . 5 4 F L 66 . 3 7 F L 68 . 9 3 T C 68 . 4 6 F L 67 . 9 5 T C 67 . 5 2 F L 66 . 8 4 T C 66 . 3 2 F L 65 . 0 3 T C 64 . 5 4 F L 63 . 9 0 T C 63 . 3 7 F L 62 . 1 9 T C 61 . 7 7 F L 62 . 0 8 T C 61 . 6 2 F L 61 . 5 4 T C 61 . 4 9 F L 66 . 6 0 R I M 68 . 8 7 R I M 68 . 3 3 R I M 68 . 3 0 R I M 68 . 2 9 R I M 64 . 9 4 R I M 63 . 3 4 I E 66 . 2 9 I E 62 . 3 8 T W 63 . 2 1 T W 68 . 0 2 T W 68 . 6 1 T W 67 . 6 0 T W 67 . 5 4 T W 70 . 7 5 T W 83 T W 0. 7 9 TW 70 . 7 9 T W 68 . 8 2 T W 65 . 2 2 T W 65 . 3 3 T W 68 . 7 7 T W 68 . 7 0 T W 62 . 1 64 . 7 63 . 3 63 . 6 69 . 7 0 T W 69 . 5 4 T W 69 . 5 4 T W 68 . 2 1 T W 63 . 6 1 63 . 7 3 65 66 67 62 6 8 6 7 65 . 3 3 64 . 3 5 63 . 2 3 62 . 9 1 62 . 7 1 63 . 3 6 63 . 2 7 64 . 1 5 64 . 4 7 65 . 0 6 66 . 0 6 T C 65 . 7 7 F L 64 . 9 1 65 . 1 7 T C 64 . 8 5 F L 65 . 6 8 T C 65 . 3 6 F L 65 . 1 1 T C 64 . 6 4 F L 65 . 8 1 T C 65 . 5 0 F L UP DNLA N D I N G UP DN LA N D I N G UP DN LANDING A1 A1 A2 B4 A1 A2 A2 TRASH RM. A0 A0 (B 2 B ) A1 B1 B1 C1 B3 B1 A B1 A1 A1 PA R K I N G EN T R A N C E RA M P D O W N 20 . 0 % EN T R Y A2 METER ROOM S1 S1 A2 A2 A2 PASSAGE PA S S A G E PA S S A G E B1 WE S T CO U R T Y A R D DN C1 B2 A0 (B 4 ) (A 2 ) (A 0 ) (B 2 ) (B 1 ) LE A S I N G / L O B B Y DO U B L E VO L U M E PAS S A G E PA S S A G E DO U B L E VO L U M E (A 2 ) B2 B2 TR A S H R M . A2 METER ROOM A2 NO T E : DO N O T B U I L D I N TH I S C O R N E R , 50' D E A D E N D ST G C1 B3 EX . G . 6 3 . 2 +F . G . 6 8 . 0 A2 B B (4 ) PO O L CO U R T Y A R D P O O L ST G ST G ST G E L . MA C H N . RM EX H A U S T 10 0 S Q . F T . OF A 82 S Q . F T . EX H A U S T 88 S Q . F T . OF A 75 S Q . F T . ST O R . RR . PA R C E L MA I L FI T N E S S OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOE E E E E E S S SDSD SD SDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD WWWWWWWWWW WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD SD E E E E E E W W W W 6' - 7 " S E T B A C K X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 9" T P 9" T P 9" T P 7" T D 4" T D 8" T D ( 4 ) 10 " T D 2"T D 14" T D 6" T D 6" T D 16 " T C 42 " T C 16 " T C 15 " T C 16 " T P 16 " T P 12 " T D 11 " T P 11 " T P X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE O E OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OE OE OE OE O E OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE O E OEOE OE OE OE OE GG G D D DD D D D D S S S S S E E E E E E C C E W W W WW W W RA M P WO O D W A L L 70 6 9 69 69 69 69 69 6 9 6 9 68 68 68 68 68 67 6 7 67 66 66 66 6 5 65 65 65 6 5 65 65 65 65 6 5 6 5 64 64 64 64 64 64 63 63 6 3 63 63 6 3 63 63 6 3 63 62 62 62 CO N C PA D GE O G R I D TR A N S P A D MO N . WE L L 67 . 1 0 T C 67 . 8 4 T C 67 . 7 3 T C 68 . 4 9 T C 68 . 0 6 F L TC FL 68 . 6 1 T C 68 . 2 2 F L 69 . 3 3 T C 68 . 8 7 F L T C FL 9 T C 5 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 4 7 T C 68 . 1 0 F L 69 . 1 6 T C 68 . 8 1 F L 69 . 5 2 T C 69 . 1 6 F L 9. 0 8 T C 8. 5 6 F L 50 T C 9. 2 3 F L C L 68 . 3 0 T C 68 . 2 7 F L 68 . 6 4 T C 68 . 1 9 F L 68 . 4 4 T C 68 . 0 3 F L 68 . 1 7 T C 67 . 7 4 F L 68 . 0 9 T C 67 . 7 0 F L 69 . 3 0 T C 68 . 8 4 F L 68 . 9 6 T C 68 . 5 9 F L 69 . 3 0 T C 68 . 8 0 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 9 4 T C 68 . 5 4 F L 68 . 5 8 T C 68 . 1 6 F L 68 . 3 4 T C 67 . 9 5 F L 68 . 3 6 T C 67 . 9 3 F L 68 . 7 0 T C 68 . 2 8 F L 68 . 5 3 T C 68 . 0 8 F L 68 . 7 6 T C 68 . 7 6 F L 68 . 7 5 T C 68 . 3 1 F L 67 . 9 5 T C 67 . 9 0 F L 67 . 4 1 T C 67 . 3 1 F L 65 . 8 6 T C 65 . 8 0 F L 65 . 2 0 T C 64 . 7 1 F L 63 . 1 8 T C 62 . 7 3 F L 63 . 2 9 T C 63 . 2 5 F L 67 . 5 8 T C 67 . 0 8 F L 67 . 8 8 T C 67 . 4 4 F L 68 . 7 9 68 . 3 2 67 . 9 0 67 . 6 6 68 . 5 4 6 8 . 6 9 68 . 2 1 68 . 6 3 69 . 3 8 69 . 2 6 69 . 2 9 69 . 1 7 69 . 1 0 68 . 7 6 67 . 4 9 67 . 8 9 T C 67 . 5 1 F L 68 . 7 4 T C 68 . 2 4 F L 68 . 2 2 68 . 1 8 67 . 9 6 T C 67 . 5 6 F L 68 . 4 5 T C 68 . 0 0 F L 61 . 7 2 62 . 0 5 62 . 6 7 63 . 4 6 64 . 7 5 65 . 4 6 66 . 6 0 67 . 7 7 63 . 2 1 62.26 62.19 61 . 7 0 61 . 5 1 61 . 4 2 61 . 8 0 62 . 4 5 62 . 6 9 62.60 62 . 1 5 62 . 4 4 62.53 62 . 3 0 62 . 5 8 62 . 9 3 62 . 5 2 62 . 6 3 62 . 5 5 63 . 0 9 62 . 8 4 62 . 9 5 63 . 3 2 63 . 0 0 63 . 1 6 62 . 5 6 63 . 1 3 62 . 5 9 F L 63 . 2 5 F L 64 . 3 8 F L 65 . 5 4 F L 66 . 3 7 F L 68 . 9 3 T C 68 . 4 6 F L 67 . 9 5 T C 67 . 5 2 F L 66 . 8 4 T C 66 . 3 2 F L 65 . 0 3 T C 64 . 5 4 F L 63 . 9 0 T C 63 . 3 7 F L 62 . 1 9 T C 61 . 7 7 F L 62 . 0 8 T C 61 . 6 2 F L 61 . 5 4 T C 61 . 4 9 F L 66 . 6 0 R I M 68 . 8 7 R I M 68 . 3 3 R I M 68 . 3 0 R I M 68 . 2 9 R I M 64 . 9 4 R I M 63 . 3 4 I E 66 . 2 9 I E 62 . 3 8 T W 63 . 2 1 T W 68 . 0 2 T W 68 . 6 1 T W 67 . 6 0 T W 67 . 5 4 T W 70 . 7 5 T W 83 T W 0. 7 9 TW 70 . 7 9 T W 68 . 8 2 T W 65 . 2 2 T W 65 . 3 3 T W 68 . 7 7 T W 68 . 7 0 T W 62 . 1 64 . 7 63 . 3 63 . 6 69 . 7 0 T W 69 . 5 4 T W 69 . 5 4 T W 68 . 2 1 T W 63 . 6 1 63 . 7 3 65 66 67 62 6 8 6 7 65 . 3 3 64 . 3 5 63 . 2 3 62 . 9 1 62 . 7 1 63 . 3 6 63 . 2 7 64 . 1 5 64 . 4 7 65 . 0 6 66 . 0 6 T C 65 . 7 7 F L 64 . 9 1 65 . 1 7 T C 64 . 8 5 F L 65 . 6 8 T C 65 . 3 6 F L 65 . 1 1 T C 64 . 6 4 F L 65 . 8 1 T C 65 . 5 0 F L UP DNLA N D I N G UP DN LA N D I N G UP DN LANDING A1 A1 A2 B4 A1 A2 A2 TRASH RM. A0 A0 (B 2 B ) A1 B1 B1 C1 B3 B1 A B1 A1 A1 PA R K I N G EN T R A N C E RA M P D O W N 20 . 0 % EN T R Y A2 METER ROOM S1 S1 A2 A2 A2 PASSAGE PA S S A G E PA S S A G E B1 WE S T CO U R T Y A R D DN C1 B2 A0 (B 4 ) (A 2 ) (A 0 ) (B 2 ) (B 1 ) LE A S I N G / L O B B Y DO U B L E VO L U M E PAS S A G E PA S S A G E DO U B L E VO L U M E (A 2 ) B2 B2 TR A S H R M . A2 METER ROOM A2 NO T E : DO N O T B U I L D I N TH I S C O R N E R , 50' D E A D E N D ST G C1 B3 EX . G . 6 3 . 2 +F . G . 6 8 . 0 A2 B B (4 ) PO O L CO U R T Y A R D P O O L ST G ST G ST G E L . MA C H N . RM EX H A U S T 10 0 S Q . F T . OF A 82 S Q . F T . EX H A U S T 88 S Q . F T . OF A 75 S Q . F T . ST O R . RR . PA R C E L MA I L FI T N E S S OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOE E E E E E S S SDSD SD SDSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD WWWWWWWWWW WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD SD E E E E E E W W W W 6' - 7 " S E T B A C K S S S S S S S S S S S S S S S S S S S S S G G G G G G G G G G G G G G G G G G G G G S S S S S S S S S S S S S S S S S S S S S S S S S G G G G G G G G G G G G G G G G G G G G G G GGG OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OHOH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH O H OH OH OH OH OH OH OH OH OH OH OH OH OH OHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH OH OH E E E E E OHOH OH OH OH O E O E G G G G G SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSD SD SD S D SD S D SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WW W WWWWWWWWWW S S S S S S S S S S S S S S S S S S S S S S S S S G G G G G G G G G G G G G G G G G G G G G G G G G UTILITIES LEGEND: OVERHEAD ELECTRIC TO REMAINOH WATERW SEWERS GASG STORM DRAINSD ELETRICE SDG&E EASEMENT (PER ITEM 12 ON SHEET 2 OF PLSA PLANS) HOPE APARTMENTS CARLSBAD,CA CARLSBAD VILLAGE II, LLC 3444 CAMINO DEL RIO SOUTH #202 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 CT 2022-0001/SDP 2022-0006 (DEV2022-0030) L-04 UTILITY CONFLICT PLAN LEVEL-1 June 21, 2023 Item #1 Page 239 of 250 ,n I f-----__ \ \ 1'1\\ , __ \ I I * \ l\\t ~I\ / / / \ I I I \ I t\ I I \ I I\\ \-0 / \ / -- \ X ---------- -------- I, II I · · L1Ji.3dQ -- I • I I C_ I I I I X I " / I " / I X I / " / " I X I I I I I -'i / I .1 I X A J \ I I I I X ----- ------ >C i . 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I I I 0 I I Io I I I +l'. ~I / -----r ,----____..'."----~--7 I I I I I I I I I I I I I 0 I I 1011 : : i;,---- 1 I I I ~ I I I I ii '~- I ----------------------x- ---------,---- 7 X \ I \I -I X ' I -~----;, -..___---,<:.c..__ __ ~, ,--,,, I II ~ -a:: Cl lLJ ~ -.I s Cl ~ Cl) -.I a:: ~ ------ ------ ---· --- ------· ■----- ------·----- ----------- ~ I I I I I L I I I T I I I I I I 9" T P 9" T P 9" T P 7" T D 4" T D 8" T D ( 4 ) 10 " T D 2"T D 14" T D 6" T D 6" T D 16 " T C 42 " T C 16 " T C 15 " T C 16 " T P 16 " T P 12 " T D 11 " T P 11 " T P OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE O E OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OE OE OE OE O E OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE O E OE OE OE OE GG G D D DD D D D D S S S E E E E E E C C E W W W WW W W RAM P WO O D W A L L 70 6 9 69 69 69 69 69 6 9 6 9 68 68 68 68 68 67 6 7 67 66 66 66 6 5 65 65 65 6 5 65 65 65 65 6 5 6 5 64 64 64 64 64 64 63 63 6 3 63 63 6 3 63 63 63 62 62 CO N C PA D GE O G R I D TR A N S P A D MO N . WE L L 67 . 1 0 T C 67 . 8 4 T C 67 . 7 3 T C 68 . 4 9 T C 68 . 0 6 F L TC FL 68 . 6 1 T C 68 . 2 2 F L 69 . 3 3 T C 68 . 8 7 F L T C FL 9 TC 5 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 4 7 T C 68 . 1 0 F L 69 . 1 6 T C 68 . 8 1 F L 69 . 5 2 T C 69 . 1 6 F L 9. 0 8 T C 8. 5 6 FL 50 T C 9.2 3 F L C L 68 . 3 0 T C 68 . 2 7 F L 68 . 6 4 T C 68 . 1 9 F L 68 . 4 4 T C 68 . 0 3 F L 68 . 1 7 T C 67 . 7 4 F L 68 . 0 9 T C 67 . 7 0 F L 69 . 3 0 T C 68 . 8 0 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 9 4 T C 68 . 5 4 F L 68 . 5 8 T C 68 . 1 6 F L 68 . 3 4 T C 67 . 9 5 F L 68 . 3 6 T C 67 . 9 3 F L 68 . 7 0 T C 68 . 2 8 F L 68 . 5 3 T C 68 . 0 8 F L 68 . 7 6 T C 68 . 7 6 F L 68 . 7 5 T C 68 . 3 1 F L 67 . 9 5 T C 67 . 9 0 F L 67 . 4 1 T C 67 . 3 1 F L 65 . 8 6 T C 65 . 8 0 F L 65 . 2 0 T C 64 . 7 1 F L 63 . 1 8 T C 62 . 7 3 F L 63 . 2 9 T C 63 . 2 5 F L 67 . 5 8 T C 67 . 0 8 F L 67 . 8 8 T C 67 . 4 4 F L 68 . 7 9 68 . 3 2 67 . 9 0 67 . 6 6 68 . 5 4 6 8 . 6 9 68 . 2 1 68 . 6 3 69 . 3 8 69 . 2 6 69 . 2 9 69 . 1 7 69 . 1 0 68 . 7 6 67 . 4 9 67 . 8 9 T C 67 . 5 1 F L 68 . 7 4 T C 68 . 2 4 F L 68 . 2 2 68 . 1 8 67 . 9 6 T C 67 . 5 6 F L 68 . 4 5 T C 68 . 0 0 F L 61 . 7 2 62 . 6 7 63 . 4 6 64 . 7 5 65 . 4 6 66 . 6 0 67 . 7 7 63 . 2 1 62.26 62.19 61 . 7 0 61 . 5 1 61 . 4 2 61 . 8 0 62 . 4 5 62 . 6 9 62.60 62 . 1 5 62 . 4 4 62.53 62 . 3 0 62 . 5 8 62 . 9 3 62 . 5 2 62 . 6 3 62 . 5 5 63 . 0 9 62 . 8 4 62 . 9 5 63 . 3 2 63 . 0 0 63 . 1 6 62 . 5 6 63 . 1 3 67 . 9 5 T C 67 . 5 2 F L 66 . 8 4 T C 66 . 3 2 F L 65 . 0 3 T C 64 . 5 4 F L 63 . 9 0 T C 63 . 3 7 F L 62 . 1 9 T C 61 . 7 7 F L 62 . 0 8 T C 61 . 6 2 F L 61 . 5 4 T C 61 . 4 9 F L 68 . 8 7 R I M 68 . 3 3 R I M 68 . 3 0 R I M 68 . 2 9 R I M 64 . 9 4 R I M 63 . 3 4 I E 66 . 2 9 I E 62 . 3 8 T W 63 . 2 1 T W 68 . 0 2 T W 68 . 6 1 T W 67 . 6 0 T W 67 . 5 4 T W 70 . 7 5 T W 83 T W 0. 7 9 T W 70 . 7 9 T W 68 . 8 2 T W 65 . 2 2 T W 65 . 3 3 T W 68 . 7 7 T W 68 . 7 0 T W 62 . 1 64 . 7 63 . 3 63 . 6 69 . 7 0 T W 69 . 5 4 T W 69 . 5 4 T W 68 . 2 1 T W 63 . 6 1 63 . 7 3 65 66 67 62 6 8 6 7 65 . 3 3 64 . 3 5 63 . 2 3 62 . 9 1 62 . 7 1 63 . 3 6 63 . 2 7 64 . 1 5 64 . 4 7 65 . 0 6 66 . 0 6 T C 65 . 7 7 F L 64 . 9 1 65 . 1 7 T C 64 . 8 5 F L 65 . 6 8 T C 65 . 3 6 F L 65 . 1 1 T C 64 . 6 4 F L 65 . 8 1 T C 65 . 5 0 F L UP DNLA N D I N G UP DN LA N D I N G UP DN LANDING A1 A1 A2 B4 A1 A2 A2 TRASH RM. A0 A0 (B 2 B ) A1 B1 B1 C1 B3 B1 A B1 A1 A1 PA R K I N G EN T R A N C E RA M P D O W N 20 . 0 % EN T R Y A2 METER ROOM S1 S1 A2 A2 A2 PASSAGE PA S S A G E PA S S A G E B1 WE S T CO U R T Y A R D DN C1 B2 A0 (B 4 ) (A 2 ) (A 0 ) (B 2 ) (B 1 ) LE A S I N G / L O B B Y DO U B L E VO L U M E PA S S A G E PA S S A G E DO U B L E VO L U M E (A 2 ) B2 B2 TR A S H R M . A2 METER ROOM A2 NO T E : DO N O T B U I L D I N TH I S C O R N E R , 50' D E A D E N D ST G C1 B3 EX . G . 6 3 . 2 +F . G . 6 8 . 0 A2 B B (4 ) PO O L CO U R T Y A R D P O O L ST G ST G ST G E L . MA C H N . RM EX H A U S T 10 0 S Q . F T . OF A 82 S Q . F T . EX H A U S T 88 S Q . F T . OF A 75 S Q . F T . ST O R . RR . PA R C E L MA I L FI T N E S S OE OE W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGG SSS GGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E S S SDSD SD SDSDSDSD SSSSS SSSSSSS WWWWWWWWWWWWW SD SD SD SD SD SD SD SD SD SD SD SD WWWWWWWWWW WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD SD W E E E E E E W W W W W UP DN LA N D I N G A1 A2 B1 B2 RA M P U P PLANTER RA M P U P RO O F AM E N I T Y 2 RO O F AM E N I T Y 1 B2 A (2 ) ST G ST G 10 0 S Q . F T . 10 0 S Q . F T . HYDROZONE LEGEND ZONE 1: LOW WATER USE LANDSCAPE - POTABLE WATER (DRIP) LANDSCAPE AREAS ZONE 1: LOW WATER USE LANDSCAPE (DRIP) ZONE 2: LOW WATER USE POTS (SELF WATERING DEVICE) ZONE 3: MODERATE WATER USE (MODERATE TREES WITH BUBBLERS) ZONE 4: HIGH WATER USE WATER FEATURE TOTAL LANDSCAPE AREA 86% .5% 6.5% 7% 100% LOW WATER USE PLANT MATERIAL IS PROPOSED WITHIN PLANTING AREAS. NO TURF, NO POOLS & SPAS OR WATER FEATURES PROPOSED. NO HIGH WATER USE PLANT MATERIAL WATER CONSERVATION NOTES 1. WATER EFFICIENT LANDSCAPE SHALL NOT EXCEED THE MAXIMUM WATER ALLOWANCE PER THE STATE OF CALIFORNIA WATER CONSERVATION IN LANDSCAPING ACT. 2. AN AUTOMATIC SMART IRRIGATION CONTROLLER WITH WEATHER ADJUSTING CAPABILITIES SHALL BE UTILIZED. 3. XERISCAPE PRINCIPLES SHALL BE APPLIED. 4. PLANTING SHALL BE GROUPED INTO HYDROZONES FOR EFFICIENT DISTRIBUTION OF IRRIGATION WATER. ZONE 3: MODERATE WATER USE LANDSCAPE - POTABLE WATER (TREE BUBBLERS) TREE BUBBLERS ON THEIR OWN SEPARATE CONTROL VALVES ARE PROPOSED FOR ALL TREES WITH SIMILAR WATER USE REQUIREMENTS. EACH MODERATE WATER USE TREE IS CALCULATED TO BE 16 SF. (52 x 16 = 832 SF) 11,090 62 832 867 12,851 ZONE SQ. FT. AREA (%) ZONE 2: LOW WATER USE LANDSCAPE - POTABLE WATER (SELF-WATERING DEVICE) LOW AND VERY LOW WATER USE PLANT MATERIAL IS PROPOSED IN POTS EQUIPPED WITH SELF WATERING DEVICES ZONE 4: HIGH WATER USE WATER FEATURE- POTABLE WATER (POOL AND SPA) HIGH WATER USE WATER FEATURE L-05 WATER CONSERVATION PLAN HOPE APARTMENTS CARLSBAD,CA CARLSBAD VILLAGE II, LLC 3444 CAMINO DEL RIO SOUTH #202 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 CT 2022-0001/SDP 2022-0006 (DEV2022-0030) NOTE: ALL PLANS SHALL COMPLY WITH THE LANDSCAPE MANUAL SLOPE REVEGETATION / EROSION CONTROL REQUIREMENTS. PER THE WATER CONSERVATION SECTION OF THE LANDSCAPE DESIGN MANUAL (C.3-4.6), WOODY SHRUBS ARE TO BE PLANTED OVER HERBACEOUS GROUNDCOVER TO COVER 60% OF THE GROUNDCOVER AREA AT MATURITY. ALL STREET TREES ARE TO BE LOCATED ACCORDING TO THE FOLLOWING: A. INSIDE THE PUBLIC RIGHT-OF-WAY AND ADJACENT TO R.O.W. AS APPROPRIATE. B. A MIN. OF 5' FROM PAVING. C. A MIN. OF 7' FROM ANY SEWER LINE. D. NOT IN CONFLICT WITH PUBLIC UTILITIES. E. NOT TO BE ALLOWED ON STREET CORNERS WITHIN A TRIANGULAR ZONE DRAWN FROM TWO POINTS, 25' FROM THE BEGINNING OF CURVES AND END OF CURVES OR WITHIN SIGHT LINES AS DESCRIBED UNDER "SIGHT DISTANCE" IN THE LANDSCAPE DESIGN MANUAL (APPENDIX C.4) ALL UTILITIES ARE TO BE SCREENED. THE SEVEN PRINCIPLES OF "XERISCAPE" PER CITY OF CARLSBAD MANUAL 1: GOOD DESIGN 2: THOROUGH SOIL PREPARATION 3: CAREFUL PLANNED USE OF SHRUB AND LAWN AREAS 4: ADAPTED, LOW WATER DEMAND PLANTS. 5: EFFECTIVE AND EFFICIENT WATERING METHODS. 6: MULCHED FLOWER AND SHRUB BEDS. 7: PROPER LANDSCAPE MAINTENANCE & MANAGEMENT. HOW THE HOPE APARTMENTS CONCEPT PLANS UTILIZE THESE PRINCIPLES 1: THE DESIGN UTILIZES LOW WATER USE PLANTING PALETTE FOR ALL LANDSCAPE AREAS. 2: SOIL AMENDMENTS AND PREPARATION WILL BE INDICATED IN PLANTING SPECS. 3: LAWN IS NOT USED. 4: NATIVE AND DROUGHT TOLERANT PLANTS HAVE BEEN USED FOR MAJORITY OF SHRUB AREAS. SEE PLANT LEGEND- SHEETS L-1 AND L-2 5: IRRIGATION WILL BE ON AN AUTOMATIC TIMER AND BE FURNISHED WITH A RAIN SENSOR. 6: ALL SHRUB BEDS SHALL BE MULCHED PER PLANTING SPECIFICATIONS. 7: LANDSCAPE SHALL BE HOA MAINTAINED. NOTE: ALL LANDSCAPE AREAS SHALL BE IRRIGATED WITH SUBSURFACE DRIP IRRIGATION. LEVEL-1 & PODIUM LEVEL-4 June 21, 2023 Item #1 Page 240 of 250 \ \ \ ------' ~ --I-- I I j,, /~l-----af----t-11 // I I I +---1 I I I I I \ >-+---I \ >-+---1 )/ I \ \ X ' I I I I I L---1 I I I ~ I I I I I I I I I '<'. 7 L _J ----------+-- \ .,.. >:·:;·· ; ,, ·.,, .;, ,.,-.,, . . v1;,,t1:1t : X I I I~ I I I I I I I I I " I I I I I I I I "I I I I li.-~-11.....1 I •. 1 "I·, \ .,I ,.,. I ~ '.,. ,, I I I I Landscape Irrigation Water Analysis Maximum Applied Water Allowance (MAWA) Commercial, MA WA= (Eto)(0.62)1(0.55 x LA) + ( 1-0.55) x SLA)] Eto = 40 Constant= 0.62 LA= 12,851 SLA = 0 Maximum Applied Water Allowance= 175,287.64 Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Evapotranspiratrion Rate (Eto)* Conversion Factor (Step 1 x Step 2) Plant Factor (PF)** (From WUCOLS) (VLW-HW) 0.1-0.8 Area of Hydrozone (sq. ft.) (HA) Step 4x Step 5) Irrigation Efficiency (IE)*** (Step6/Step7) (Total All Step 8 + Total SLA sq. ft. in Step 5) (Step 3 x Step 9) Estimated Total Water Use in gallons peryear(ETWU)-total shall not exceed MAWA Process Step No. (Below) 1 2 3 4 s 6 7 8 g 10 1 2 0.30 0.30 11,090 62 3,327.00 18.60 0.80 0.75 4,158.75 24.80 ' ____ ,, l~~-----~r==-=s,>< \ - .,.., ,.,.. 3 4 40 0.62 24.8 0.50 0.80 832 867 416.00 693.60 0.75 1.00 554.67 693.60 5,431.82 134,709.05 II II L.::'. ______________ _ ------------------~-- X J ii I I I I X I I I I X X X r--------- 0 X 0 -------__ _J '- I '-'-'-\ \I I _______ / ____ _ I 1=::t=~I --------------------- x-------------------:>---~ / ------------, I ---..;_:_ ___ ----I / " ii .i □ I I I • • II II II I I I I I I I I -------1_1_1_1_1_1_1_1 I I I I I I I I -------1 I I I I I I I ------- s 6 L _J ' ~ r -0:: Cl lJJ L ~ ~ ....J ....J s r--Cl <:;( co Cl) ~ ___,,,,J__ 0:: c3 T ~----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ Ill 8 ';1 ~ ' = ~ I I-~ ~ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 9" T P 9" T P 9" T P 7" T D 4" T D 8" T D ( 4 ) 10 " T D 2" TD 14" T D 6" T D 6" T D 16 " T C 42 " T C 16 " T C 15 " T C 16 " T P 16 " T P 12 " T D 11 " T P 11 " T P X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE O E OE OEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOEOEOEOE OEOEOEOEOEOEOE OE OE OE OE OE O E OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE O E OEOE OE OE OE GG G D D DD D D D D S S S E E E E E E C C E W W W WW W W RAM P WO O D W A L L 70 69 69 6 9 69 69 69 6 9 6 9 68 68 68 68 68 67 6 7 67 66 66 66 6 5 65 65 65 65 65 65 65 65 6 5 6 5 64 64 64 64 64 64 63 63 6 3 63 63 6 3 63 63 63 62 62 CO N C PA D GE O G R I D TR A N S P A D MO N . WE L L 67 . 1 0 T C 67 . 8 4 T C 67 . 7 3 T C 68 . 4 9 T C 68 . 0 6 F L TC FL 68 . 6 1 T C 68 . 2 2 F L T C F L 9 T C 5 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 4 7 T C 68 . 1 0 F L 69 . 1 6 T C 68 . 8 1 F L 69 . 5 2 T C 69 . 1 6 F L 9. 0 8 T C 8. 5 6 F L 50 TC 9. 2 3 F L C L 68 . 3 0 T C 68 . 2 7 F L 68 . 6 4 T C 68 . 1 9 F L 68 . 4 4 T C 68 . 0 3 F L 68 . 1 7 T C 67 . 7 4 F L 68 . 0 9 T C 67 . 7 0 F L 69 . 3 0 T C 68 . 8 0 F L 69 . 1 2 T C 68 . 7 0 F L 68 . 9 4 T C 68 . 5 4 F L 68 . 5 8 T C 68 . 1 6 F L 68 . 3 4 T C 67 . 9 5 F L 68 . 3 6 T C 67 . 9 3 F L 68 . 7 0 T C 68 . 2 8 F L 68 . 5 3 T C 68 . 0 8 F L 68 . 7 6 T C 68 . 7 6 F L 68 . 7 5 T C 68 . 3 1 F L 67 . 9 5 T C 67 . 9 0 F L 67 . 4 1 T C 67 . 3 1 F L 65 . 8 6 T C 65 . 8 0 F L 65 . 2 0 T C 64 . 7 1 F L 63 . 1 8 T C 62 . 7 3 F L 63 . 2 9 T C 63 . 2 5 F L 67 . 5 8 T C 67 . 0 8 F L 67 . 8 8 T C 67 . 4 4 F L 68 . 7 9 68 . 3 2 67 . 9 0 67 . 6 6 68 . 5 4 6 8 . 6 9 68 . 2 1 68 . 6 3 69 . 3 8 69 . 2 6 69 . 2 9 69 . 1 7 69 . 1 0 68 . 7 6 67 . 4 9 67 . 8 9 T C 67 . 5 1 F L 68 . 7 4 T C 68 . 2 4 F L 68 . 2 2 68 . 1 8 67 . 9 6 T C 67 . 5 6 F L 68 . 4 5 T C 68 . 0 0 F L 61 . 7 2 62 . 0 5 62 . 6 7 63 . 4 6 64 . 7 5 65 . 4 6 66 . 6 0 67 . 7 7 63 . 2 1 62.26 62.19 61 . 7 0 61 . 5 1 61 . 4 2 61 . 8 0 62 . 4 5 62 . 6 9 62.60 62 . 1 5 62 . 4 4 62.53 62 . 3 0 62 . 5 8 62 . 9 3 62 . 5 2 62 . 6 3 62 . 5 5 63 . 0 9 62 . 8 4 62 . 9 5 63 . 3 2 63 . 0 0 63 . 1 6 62 . 5 6 63 . 1 3 67 . 9 5 T C 67 . 5 2 F L 66 . 8 4 T C 66 . 3 2 F L 65 . 0 3 T C 64 . 5 4 F L 63 . 9 0 T C 63 . 3 7 F L 62 . 1 9 T C 61 . 7 7 F L 62 . 0 8 T C 61 . 6 2 F L 61 . 5 4 T C 61 . 4 9 F L 66 . 6 0 R I M 68 . 8 7 R I M 68 . 3 3 R I M 68 . 3 0 R I M 68 . 2 9 R I M 64 . 9 4 R I M 63 . 3 4 I E 66 . 2 9 I E 62 . 3 8 T W 63 . 2 1 T W 68 . 0 2 T W 68 . 6 1 T W 67 . 6 0 T W 67 . 5 4 T W 70 . 7 5 T W 83 T W 0. 7 9 TW 70 . 7 9 T W 68 . 8 2 T W 65 . 2 2 T W 65 . 3 3 T W 68 . 7 7 T W 68 . 7 0 T W 62 . 1 64 . 7 63 . 3 63 . 6 69 . 7 0 T W 69 . 5 4 T W 69 . 5 4 T W 68 . 2 1 T W 63 . 6 1 63 . 7 3 65 66 67 62 6 8 6 7 65 . 3 3 64 . 3 5 63 . 2 3 62 . 9 1 62 . 7 1 63 . 3 6 63 . 2 7 64 . 1 5 64 . 4 7 65 . 0 6 66 . 0 6 T C 65 . 7 7 F L 64 . 9 1 65 . 1 7 T C 64 . 8 5 F L 65 . 6 8 T C 65 . 3 6 F L 65 . 1 1 T C 64 . 6 4 F L 65 . 8 1 T C 65 . 5 0 F L EX I S T I N G 1 S T O R Y BU I L D I N G EX I S T I N G MU L T I S T O R Y BU I L D I N G EX I S T I N G MU L T I S T O R Y BU I L D I N G A1 A1 A2 B4 A1 A2 A2 TRASH RM. A0 A0 (B 2 B ) A1 B1 B1 C1 B3 B1 A B1 A1 A1 PA R K I N G EN T R A N C E RA M P D O W N 20 . 0 % EN T R Y A2 METER ROOM S1 S1 A2 A2 A2 PASSAGE PA S S A G E PA S S A G E B1 WE S T CO U R T Y A R D DN C1 B2 A0 (B 4 ) (A 2 ) (A 0 ) (B 2 ) (B 1 ) LE A S I N G / L O B B Y DO U B L E VO L U M E PA S S A G E PA S S A G E DO U B L E VO L U M E (A 2 ) B2 B2 TR A S H R M . A2 METER ROOM A2 NO T E : DO N O T B U I L D I N TH I S C O R N E R , 50 ' D E A D E N D ST G C1 B3 A2 (4 ) PO O L CO U R T Y A R D P O O L ST G ST G ST G E L . MA C H N . RM ST O R . MEN WOMEN SH O W E R S RR . PA R C E L MA I L FI T N E S S OE OE W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGG SSS GGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOE E E E E E S S SDSD SD SDSDSDSD SSSSS SSSSSSS WWWWWWWWWWWWW SD SD SD SD SD SD SD SD SD SD SD SD WWWWWWWWWW WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W SD SD W E E E E E E W W W W W HYDROZONE LEGEND IRRIGATED BY POTABLE WATER TOTAL LANDSCAPE AREA: 11, 984 A1 A2 B1 B2 RA M P U P PLANTER RA M P U P RO O F AM E N I T Y 2 RO O F AM E N I T Y 1 B2 A (2 ) ST G ST G TR A S H R M . HOPE APARTMENTS CARLSBAD,CA CARLSBAD VILLAGE II, LLC 3444 CAMINO DEL RIO SOUTH #202 LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 20 10 400 SCALE: 1"=20'-0" 6020 CT 2022-0001/SDP 2022-0006 (DEV2022-0030) L-06 WATER USE PLAN LEVEL-1 & PODIUM LEVEL-4 June 21, 2023 Item #1 Page 241 of 250 ' I I I I 1-- /_,_I -+-+II // I I I +---1 I I I < I \ I \ i-+--1 \ I-+--I \ ) / \k \ \ T X \ ,,, I / I I ~=I I-+-+ I I I I I I I I I I I I I I I I I I L------1 , I I I I I I I I I I \o I ._) >-+--,--t-I I -4-., I I ') "I~ "f---- 1 I " I I I I I I I I I I'"--/ I "--/ 111 ;"-/ I I X I / "-- I "-I I -/'_ / I I I I I 7 I /~~-, I I ~1=+=====1~~- / / / I I I I "- ------#-----7""'-_.,.... __ I --- 1 X ,------- ------ L ______________ _ --------------~, ---, ix / X I X I I I 0 ------ X __________ ,____ , , ,\ I \\ I X I X ,---------- I I I I I I I I I I I I I 0 I I ~ I I I I I I I I I I I I -------__ _J I ~~~II - - - - - -------------------- ' I ir I I • I l II II II II T -----lJ.1--r ~ -a:: a --1 lJJ l (!) -J L _J -J s: r a ~ Cl) ~ _,,,,J_ a:: (5 _t June 21, 2023 Item #1 Page 242 of 250 ,,........,~ - - ij__ HOPE APARTMENTS N 20 40 ---- ~ -a::: a LU ~ <C -J -J s a ~ Cl) -J a::: <5 60 REFERENCE NOTES SCHEDULE SYMBOL DESCRIPTION SITE RETAINING WALLS PER CIVIL ENGINEERS PLAN, FINISH SPLIT FACE BLOCK CURB PER CIVIL ENGINEERS PLAN CITY SIDEWALK PER CIVIL ENGINEERS PLAN EXISTING OVERHEAD UTILITY LINES PER CIVIL ENGINEERS PLAN EXISTING CURB TO BE REMOVED PER CIVIL ENGINEERS PLAN EXISTING CURB PER CIVIL ENGINEERS PLAN RIGHT OF WAY SITE DISTANCE CORNER LINE EXISTING ENHANCED VEHICULAR PAVING EXISTING ENHANCED PEDESTRIAN PAVING STANDARD GREY SIDEWALK ENHANCED PAVING INDICATING PEDESTRIAN WAY TO EXISTING SIDEWALK TO CARLSBAD VILLAGE DRIVE ENTRY PLAZA WITH ENHANCED PAVING RAISED PLANTER/SEAT WALL WITH SPECIMEN OAK OR OLIVE RAISED BMP PLANTER POOL SPA POOL CABANAS POOL DECK WITH ENHANCED PAVING OUTDOOR FITNESS AREA SEATING AREA BARBECUE AND ENTERTAINMENT SPACE ARTIFICIAL TURF GAME AREA AND SEATING MOVIE WALL DOUBLE SIDED GAS FIRE PLACE AND T.V. WALL ENHANCED PAVING FIRE PIT SEATING AREA LIGHT WEIGHT RAISED PLANTERS ARCHITECTURAL RAISED PLANTER ELEMENTS TREE WELL, FULLY LINED, PER CIVIL ENGINEERS PLANS. IRRIGATION METER CABLE RAIL GAURD RAIL ON TOP OF RETAINING WALL FIRE LADDER PAD FIRE LADDER PAD ACCESS GATE TREE CUT OUT WITH CURB. WIDEN CITY SIDEWALK WITH ENHANCED BANDING TO MATCH EXISTING CARLSBAD VILLAGE DRIVE SIDEWALKS. 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 "' N CAR LS BAD, CA SCALE l '• 2 0'-0" L-Q] ~~ gmplandarch.com l CARLSBAD VILLAGE II, LLC gm p ;;~ii:c"iuRE I 3444 CAMINO DEL RIO SOUTH #202 & PLANNING ~ CT 2022-0001 /SOP 2022-0006 (DEV2022-0030) ~ L_ ____________ _:__ _____ :..._ _________________________________________________________________________________________ _, CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE N 3 3 ° 5 6 ' 4 6 " W 6 1 . 9 0 ' N 11 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 2 0 9 . 9 4 ' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' N 55°58'09" E 197.87' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" L=6.28' R=5.50' D=65°24'37" N 56° 00' 18" E 5.00' N 33° 57' 29" E 15.00' POR. PARCEL 5 (PARCEL B PM 21619) APN: 203-320-48 1.445 AC PARCEL 2 (PORT. TRACT 117) APN: 203-320-02 0.18 AC PARCEL 1 (PORT. TRACT 117) APN: 203-320-20 0.16 AC POR. PARCEL 3 (PCL 2 PM 2868) APN: 203-320-41 0.751 AC POR. PARCEL 3 (PCL 1 PM 2868) APN: 203-320-40 0.409 PORT. PARCEL A PM 21619 APN: 203-320-39, -49, -50, & -52 9'10' 19' 40 ' 40 ' 80 ' BLOCK 67 MAP 775 30 ' N 56°00'18" E 328.77' PORT. PARCEL A PM 21619 APN: 203-320-39, -49, -50, & -52 POR. PARCEL 5 (PARCEL B PM 21619) APN: 203-320-51 ROW CL PL CL SITE CARL S B A D V I L L A G E D R H O P E A V E . I N T E R S T A T E 5 GRA N D A V E . H A R D I N G S T HOPE AVENUE APARTMENTS HOPE AVENUE 8 LEGEND GENERAL NOTES SHEET INDEX REFERENCED DRAWINGS OWNER INFORMATION SUBDIVIDER INFORMATION LEGAL DESCRIPTION SITE ADDRESS TOPOGRAPHY BENCHMARK SITE ACREAGE EARTHWORK / PROJECT GRADING ACCESS ENGINEER OF WORK PREPARED BY PLAN VIEW - EXISTING LOT CONFIGURATION SCALE: 1" = 40' HORIZONTAL CT 2022-0001 / SDP 2022-0006 TENTATIVE TRACT MAP / SITE DEVELOPMENT PERMIT HOPE AVENUE APARTMENTS AUSTIN WERMERS FOR: WERMERS COMPANIES 5120 SHOREHAM PLACE #150 SAN DIEGO, CA 92122 PH: (949) 812-0274 945 GRAND AVE APN: 230-320-20-00 CARLSBAD, CA 92008 TOPOGRAPHY OBTAINED BY FIELD SURVEY ON APRIL 27, 2022 PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES TYLER LAWSON, PE #80356 DATE SEE SHEET 2 FOR LEGAL DESCRIPTIONS: PARCEL 1: 203-320-20-00 PARCEL 3: 203-320-41-00 & -40-00 PARCEL 2: 203-320-02-00 PARCEL 4: 203-320-51-00 PARCEL 5: 203-320-48-00 EXISTING PROPERTY BOUNDARY RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS ADJACENT LOT LINE GROSS:128,416 SF (2.95 AC) TOTAL EXISTING SITE IMPERVIOUS AREA: 87,879 SF NET DEVELOPABLE:128,416 SF (2.95 AC) TOTAL EXISTING SITE PERVIOUS AREA: 40,537 SF *EXISTING IMPERVIOUS AREA:50,139 SF (1.151 AC) DISTURBED AREA (ONSITE): 84,914 SF (1.949 AC) *PROPOSED IMPERVIOUS AREA (ONSITE): 71,399 SF (1.639 AC) *PROPOSED PREVIOUS AREA (ONSITE): 13,515 SF (0.311 AC) PROPOSED IMPERVIOUS AREA (ROW): 3,921 SF (0.090 AC) *PROPOSED LANDSCAPE PERCENTAGE (ONSITE): 15.9% PROPOSED IMPERVIOUS AREA (TOTAL): 75,320 SF (1.738 AC) DISTURBED AREA (ROW)5,061 SF (0.116 AC) OVERALL DISTURBED AREA 89,975 SF (2.07 AC) *AREAS WITHIN LIMITS OF PROPOSED ONSITE DISTURBED AREA CUT: 47,500 CY MAX CUT HEIGHT: 22.9 FT FILL: 650 CY MAX FILL HEIGHT: 5.8 FT EXPORT: 46,850 CY REMEDIAL: 7,200 CY VOLUME OF CUT (PER PRELIM GRADING PLAN): 47,500 CY VOLUME OF OTHER EXCAVATIONS: N/A TOTAL GRADED AREA: 84,349 SF (1.95 AC) 47,500 CY / 1.95 AC = 24,359 CY / ACRE *PROJECT DOES NOT PROPOSE TO GRADE, ERECT, OR CONSTRUCT INTO OR ON TOP OF A NATURAL OR MANUFACTURED SLOPE WHICH HAS A GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDE DEVELOPMENT STANDARDS PURSUANT TO C.M.C. 21.95.140(D)(2) DO NOT APPLY TO THIS PROJECT THESE QUANTITIES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING DESIGN AND DETAILING GRAND AVENUE, A PUBLIC ROAD CARLSBAD VILLAGE DRIVE, A PUBLIC ROAD PRIVATE ROAD PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES 1911 SAN DIEGO AVE, SAN DIEGO, CA 92110 PH: (858) 259-8212 PREPARED ON: JULY 18, 2022 LAND USE MULTI-FAMILY RESIDENTIAL / COMMERCIAL NUMBER OF LOTS 5 LOTS SEWER DISTRICT CITY OF CARLSBAD WASTEWATER DIVISION WATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT ELECTRIC SAN DIEGO GAS & ELECTRIC TELEPHONE AT&T CATV TIME WARNER CABLE DRAINAGE BASIN / HYDROLOGIC AREA CARLSBAD / BUENA VISTA CREEK FIRE CITY OF CARLSBAD AVERAGE DAILY TRAFFIC GENERATED (156 UNITS * 6 ADT / UNIT) = 936 ADT PROPOSED EXISTING AVERAGE DAILY TRAFFIC MOTEL: 89 ROOMS * 9 ADT / ROOM + SFR: 3 DU * 10 ADT / DU = 831 ADT EXISTING 936 ADT PROPOSED - 831 ADT EXISTING = 105 ADT NET PROPOSED DENSITY 156 UNITS / 2.95 AC = 52.9 DU / AC PROPOSED # OF UNITS 156 UNITS SEWER GENERATION FIGURE 0.8 EDU / DU TOTAL SEWER GENERATION (156 DU * 0.8 EDU / DU) = 124.8 EDU 124.8 EDU * 200 GPD / EDU = 24,960GPD POTABLE WATER FIGURE 185 GPD / DU (RESIDENTIAL - MIXED USE) TOTAL POTABLE WATER (185 GPD / DU X 156 DU) = 28,860 GPD ZONING DESIGNATION VILLAGE BARRIO (V-B) LAND USE DESIGNATION VILLAGE BARRIO MASTER PLAN, FREE COMMERCIAL (FC) DISTRICT 28-35 DU / AC PRE-DEVELOPMENT PEAK DISCHARGE (Q100) 6.96 CFS (TOTAL FOR SITE) POST-DEVELOPMENT PEAK DISCHARGE (Q100) 10.41 CFS (TOTAL FOR SITE - UNMITIGATED PRE-DETENTION) 4.04 CFS (TOTAL - MITIGATED) 2-1/2 INCH BRASS DISK IN THE NORTHEAST CORNER OF GRAND AVENUE AND WASHINGTON STREET 52 FEET WEST OF RAILROAD TRACKS AND 4.5 FEET EAST OF THE EASTERLY CURB OF WASHINGTON STREET AND 40 FEET NORTH OF THE CENTER OF GRAND AVENUE, PER ROS 17271. ELEVATION = 40.910 DATUM = NGVD 29 TENTATIVE MAP TITLE SHEET 1 EXISTING EASEMENTS / PROP. LOT CONFIGURATION 2 DEMO SHEET 3 PRELIMINARY GRADING PLAN 4 PRELIMINARY UTILITY PLAN 5 PRELIMINARY GRAND AVENUE IMPROVEMENT PLAN 6 SECTIONS AND DETAILS 7-8 PM 21619 PM 02868 PM 01311 MAP 16300 MAP 01661 CR 03083 CR 00258 DWG 118-9 DWG 291-2D DWG 394-2 DWG 938-3 CARLSBAD VILLAGE II, LLC 5120 SHOREHAM PLACE #150 SAN DIEGO, CA 92122 VICINITY MAP SCALE: NTS TENTATIVE TRACT MAP TITLE SHEET FOR: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-01-TITLE.DWG 1 02/02/2023 EXISTING EASEMENT INFORMATION REFER TO SHEET 2 FOR PLOTTING OF EXISTING EASEMENTS **EXISTING EASEMENTS SHOWN IN ACCORDANCE WITH PRELIMINARY TITLE REPORT PREPARED BY CHICAGO TITLE INSURANCE COMPANY, ORDER NO.: 00166824-004-RL1-TVA, FEBRUARY 15, 2022 FIDELITY NATIONAL TITLE COMPANY, ORDER NO.: 005-30055182-C-CS7, NOVEMBER 4, 2021, AMENDED: NOVEMBER 11, 2021 PRELIMINARY TITLE REPORT PREPARED BY OLD REPUBLIC TITLE, COMPANY ORDER NO.: 2676019858A, JUNE 18TH, 2021 PROPOSED EASEMENT INFORMATION REFER TO SHEET 2 FOR PLOTTING OF PROPOSED EASEMENTS 0 40 80 120 SCALE: 1" = 40' HORIZONTAL 955 GRAND AVE APN: 230-320-02-00 CARLSBAD, CA 92008 2944 HOPE AVE APN: 230-320-41-00 CARLSBAD, CA 92008 1006 CARLSBAD VILLAGE DR APN: 230-320-48-00 & CARLSBAD, CA 92008 230-3620-51-00 PLSA 3802 DENSITY CALCULATIONS GROSS ACREAGE = 128,416 SF / 2.95 ACRES LESS BEACHES = 0 SF / 0 ACRES LESS PERMANENT BODIES OF WATER = 0 SF / 0 ACRES LESS FLOODWAYS = 0 SF / 0 ACRES LESS SIGNIFICANT WETLANDS = 0 SF / 0 ACRES LESS SIGNIFICANT WOODLAND HABITATS = 0 SF / 0 ACRES LESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = 0 SF / 0 ACRES LESS RAILROAD TRACK BEDS = 0 SF / 0 ACRES NET ACRES = 128,416 SF / 2.95 ACRES SLOPES AREA (SF / ACRES)DENSITY (DU)*DWELLING UNITS 0% - 25% 128,416 SF / 2.95 ACRES 28-35 82.54 - 103.18 25% - 40% 0 SF / 0 ACRES 28-35 0 40% +0 SF / 0 ACRES 28-35 0 *PER THE LAND USE ELEMENT - V-B VILLAGE CENTER: 28-35 DWELLING UNITS PER ACRE BASE UNITS ALLOWED = 103.18 BASE DENSITY PER = 104 DENSITY BONUS ROUND UP 15% UNITS AS "VERY LOW" = 16 AFFORDABLE DENSITY BONUS UNITS 50.0% DENSITY BONUS = 156.0 FOR 15% "VERY LOW" AFFORDABLE UNITS PER DENSITY BONUS ROUND UP = 156 TOTAL UNITS 156 RESIDENTIAL UNITS PROPOSED PROPOSED MARKET RATE RESIDENTIAL UNITS = 136.0 PROPOSED "VERY LOW AFFORDABLE UNITS = 20.0 TOTAL PROPOSED UNTIS = 156.0 INCLUSIONARY HOUSING REQUIREMENT 12.5% TOTAL UNITS (156 UNITS) AS "VERY LOW" AFFORDABLE INCLUSIONARY UNITS = 20.0 UNITS June 21, 2023 Item #1 Page 243 of 250 ------- \ I I I I I I I I I I L I I I I I I I I I I 7 7 I I I I I I I I PASCO LARET SUITER I ffelSSOIC!ffe.iilES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com ~~ G L,411< ->..'-;ra ,.__ <f, No. 80356 Exp. 12/31 /24 -fJf CIVIi. ~ OF CAI.I~ f"sHEETl I CITY OF CARLSBAD 11 SHEETS I L__J TENTATIVE TRACT MAP I ENGINEER OF WCRK: I DWN BY: BAK OAlE: CHKD BY: T'l'lER G LAWSON RCE: B0358 RVWD BY: Ilil, CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE N 11 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 2 0 9 . 9 4 ' N 56°00'18" E 328.77' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" L=6.28' R=5.50' D=65°24'37" N 56° 00' 18" E 5.00'N 33° 57' 29" E 15.00' 9'10' 19' 40 ' 40 ' 80 ' 30 ' PARCEL B PM 21619 APN: 203-320-48 & -51 1.45 AC PARCEL 2 PORT. TRACT 117 APN: 203-320-02 0.18 AC PARCEL 1 PORT. TRACT 117 APN: 203-320-20 0.16 AC PARCEL 2 PM 2868 APN: 203-320-41 0.75 AC PARCEL 1 PM 2868 APN: 203-320-40 0.41 AC PORT. PARCEL A PM 21619 APN: 203-320-39, -49, -52 PORT. PARCEL A APN: 203-320-50 BLOCK 67 MAP 775 12 . 5 ' 30 ' 60 ' 13 . 5 ' 9 10 11 8 7 6 5.3' 26.0' 25.0' N 33° 56' 46" E 61.90' 12.0' 12' 12' 24' 15 ' 12 ' 12 ' 15 ' 21.3' N 55°58'09" E 197.87' PUBLIC ROAD ESMT PER 1994-0376671 10 . 0 ' ESMT FOR THE PUBLIC RIGHT-OF-WAY PER 1990-235539 CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE N 11 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 2 0 9 . 9 4 ' N 56°00'18" E 328.77' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" L=6.28' R=5.50' D=65°24'37" N 56° 00' 18" E 5.00'N 33° 57' 29" E 15.00' 9'10' 19' 40 ' 40 ' 80 ' 30 ' PROPOSED BUILDING FOOTPRINT PROPOSED BUILDING FOOTPRINT PROPOSED LOT LINE PORT. PARCEL A PM 21619 APN: 203-320-39, -49, -52 PORT. PARCEL A APN: 203-320-50 BLOCK 67 MAP 775 30 ' 60 ' LOT 1 (CONSOLIDATED PCLS 1-3,5) 2.948 AC 1 10 ' F Y S B 10 ' F Y S B 9 10 11 6 N 33° 56' 46" E 61.90' EXISTING BUILDING FOOTPRINT (TO REMAIN) 12.0' 12' 12' 24 ' 59 ' 80 ' 12.9' 23.8' N 55°58'09" E 197.87' PUBLIC ROAD ESMT PER 1994-0376671 EXISTING PROPERTY BOUNDARY EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN 2 10 . 0 ' 3 4 ESMT FOR THE PUBLIC RIGHT-OF-WAY PER 1990-235539 HOPE AVENUE APARTMENTS HOPE AVENUE 8 PLAN VIEW - EXISTING LOT LAYOUT W/ EASEMENTS SCALE: 1" = 40' HORIZONTAL EXISTING EASEMENTS / PROPOSED LOT CONFIGURATION J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-02-LLA.DWG 2 0 40 80 120 SCALE: 1" = 40' HORIZONTAL FULL LEGAL DESCRIPTION LEGEND EXISTING PROPERTY BOUNDARY PROPOSED LOT LINE / PROPERTY BOUNDARY RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS EXISTING / ADJACENT LOT LINE PROPOSED SETBACKS SETBACKS FRONT YARD (FYSB) 10' PER FC FREEWAY COMMERCIAL LAND USE REAR YARD (RYSB) 10' PER FC FREEWAY COMMERCIAL LAND USE STREET SIDE YARD SETBACK (SYSB) 0' PER FC FREEWAY COMMERCIAL LAND USE INTERIOR SIDE YARD (SYSB) 0' PER FC FREEWAY COMMERCIAL LAND USE PLAN VIEW - PROPOSED LOT LAYOUT SCALE: 1" = 40' HORIZONTAL PLSA 3802 TITLE INFORMATION PROVIDED BY FIRST AMERICAN TITLE INSURANCE COMPANY, ORDER NO. NCS-1131271-SD, DATED 5/24/2022 PARCEL 1: APN: 203-320-02-00 THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1661, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915, DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NOTHWESTERLY LINE OF ELM AVENUE, WHICH IS ALSO THE SOUTHEASTERLY LINE OF SAID TRACT 117, WITH THE WESTERLY LINE OF TACT NO. 119 ALONG THE SOUTHEASTERLY LINE OF SAID TRACT NO. 117, A DISTANCE OF 1380.91 FEET TO A POINT; THENCE NORTH 34 DEG. 33' WEST, A DISTANCE OF 450.00 FEET TO A POINT IN THE SOUTHEASTERLY LINE OF THE CERTAIN TRACT OF LAND CONVEYED TO AUGUSTA ASMUS BY DEED RECORDED JULY 20, 1920 IN BOOK 824, PAGE 17 OF DEEDS, RECORDS OF SAID COUNTY; THENCE SOUTH 55 DEG. 27' WEST ALONG THE SOUTHEASTERLY LINE OF SAID LAND SO CONVEYED TO SAID ASMUS, A DISTANCE OF 56.26 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 55 DEG. 27' WEST ALONG SAID SOUTHEASTERLY LINE OF SAID ASMUS LAND 56.25 FEET; THENCE SOUTH 34 DEG. 33' EAST 140 FEET; THENCE NORTH 55 DEG. 27' EAST, 56.25 FEET TO INTERSECTION WITH A LINE WHICH BEARS SOUTH 34 DEG. 33' EAST FROM THE POINT OF BEGINNING; THENCE NORTH 34 DEG. 33' WEST 140 FEET TO TRUE POINT OF BEGINNING. PARCEL 2: APN: 203-320-20-00 THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1661, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF GRAND AVENUE WITH THE SOUTHWESTERLY BOUNDARY OF TRACT 117, AS SHOWN ON SAID MAP, SAID POINT BEING ALSO AN ANGLE POINT IN THE SOUTHEASTERLY LINE OF THE LAND CONVEYED BY SOUTH COAST LAND COMPANY, A CORPORATION TO AUGUSTA ASMUS, BY DEED DATED APRIL 13, 1920 AND RECORDED IN BOOK 824, PAGE 17 OF DEEDS: THENCE SOUTH 34 DEGREES 33' EAST ALONG THE SOUTHWESTERLY LINE OF SAID TRACT 117, DISTANCE OF 140 FEET; THENCE NORTH 55 DEGREES 27' EAST 50 FEET; THENCE NORTH 34 DEGREES 33' WEST 140 FEET TO INTERSECTION WITH THE SOUTHEASTERLY LINE OF SAID LAND CONVEYED TO ASMUS ABOVE REFERRED TO; THENCE SOUTH DEGREES 27' WEST ALONG SAID LINE 50 FEET TO THE POINT OF BEGINNING. PARCEL 6: 24' WIDE EASEMENT FOR PEDESTRIAN, VEHICULAR ACCESS, INGRESS AND EGRESS, FILED SEPTEMBER 12, 2018 AS FILE NO. 2018-7000347, OFFICIAL RECORDS. (TO REMAIN) PARCEL 7: EASEMENT FOR VEHICULAR PARKING, INGRESS AND EGRESS, FILED SEPTEMBER 14, 2018 AS FILE NO. 2018-0384168, OFFICIAL RECORDS. (TO REMAIN) PARCEL 8: EASEMENT FOR VEHICULAR PARKING, INGRESS AND EGRESS, FILED SEPTEMBER 17, 2018 AS FILE NO. 2018-0384405, OFFICIAL RECORDS. (TO REMAIN) PARCEL 9: EASEMENT FOR EXISTING MONUMENT SIGNAGE, FILED SEPTEMBER 17, 2018 AS FILE NO. 2018-0384406, OFFICIAL RECORDS. (TO REMAIN) PARCEL 10: EASEMENT FOR PRIVATE SEWER PURPOSES (BENEFIT OF JOHN HARVEY GRANT RESIDUAL TRUST MOTEL 6 OPERATING L.P. / PARCEL B MAP 21619), FILED SEPTEMBER 14, 2018 AS FILE NO. 2018-0384169, OFFICIAL RECORDS. (TO REMAIN) PARCEL 11: EASEMENT FOR DRAINAGE PURPOSES, FILED SEPTEMBER 14, 2018 AS FILE NO. 2018-0384170, OFFICIAL RECORDS. (TO REMAIN) ITEMS 1, 2, 3, 7, 8, 11,14, 15, 16, 17, 18, 19, 27, 28, 29, 30, 32, 33, 34, 35, 36, 37, 38, 39, 40 ARE NOT SURVEY RELATED AND NOT PLOTTED- REFER TO TITLE REPORT FOR FURTHER INFORMATION EASEMENT FOR PUBLIC HIGHWAY AND INCIDENTAL PURPOSES IN FAVOR OF CITY OF CARLSBAD, RECORDED SEPTEMBER 14, 1956 AS BOOK 6256, PAGE 550 OF OFFICIAL RECORDS; EASEMENT SUPERCEDED BY EASEMENT 5 BELOW EASEMENT FOR PUBLIC ROAD AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF CARLSBAD, RECORDED OCTOBER 10, 1956 AS BOOK 6292 PAGE 217 OF OFFICIAL RECORDS TO REMAIN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS IN FAVOR OF SDG&E, RECORDED SEPTEMBER 19, 1972 AS INST. NO. 250705, OFFICIAL RECORDS. NOT PLOTTABLE EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF SDG&E, RECORDED NOVEMBER 26, 1974 INST. NO. 74-310756, OFFICIAL RECORDS. TO REMAIN RECIPROCAL EASEMENT FOR PARKING AND INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF GREGORY WILLIAM LOSA AND CARL KARCHER ENTERPRISES, INC., RECORDED MARCH 31, 1975 AS INSTRUMENT NO. 72-72461 OF OFFICIAL RECORDS TO BE EXTINGUISHED WITH FINAL MAP EASEMENT FOR STREET AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF CARLSBAD, RECORDED SEPTEMBER 10, 1982 AS INSTRUMENT NO. 82-281118 OF OFFICIAL RECORDS TO REMAIN EASEMENT FOR AERIAL AND UNDERGROUND PUBLIC UTILITIES, INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF SDG&E, RECORDED OCTOBER 6, 1982 AS INSTRUMENT NO. 82-307671 OF OFFICIAL RECORDS TO REMAIN. MATTERS CONTAINED IN THE DOCUMENT ENTITLED "EASEMENT AGREEMENT", RECORDED JANUARY 7, 1994 AS INSTRUMENT NO. 1994-15920 OF OFFICIAL RECORDS EASEMENT SHOWN ON OR DEDICATED ON THE MAP FOR ACCESS AND INCIDENTAL PURPOSES FOR THE BENEFIT OF PARCEL A OF PM 21619 RECORDED SEPTEMBER 12, 2018 AS PM 21619 TO REMAIN THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "RECIPROCAL ROADWAY GRANT OF EASEMENT AND EASEMENT AGREEMENT" RECORDED SEPTEMBER 14, 2018 AS INSTRUMENT NO. 2018-0384167 OF OFFICIAL RECORDS THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "PARKING EASEMENT AGREEMENT", RECORDED SEPTEMBER 14, 2018 AS INSTRUMENTS NO. 2018-0384168 OF OFFICIAL RECORDS (TO REMAIN) THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "PARKING EASEMENT AGREEMENT", RECORDED SEPTEMBER 17, 2018 AS INSTRUMENTS NO. 2018-0384405 OF OFFICIAL RECORDS THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "SIGN EASEMENT AGREEMENT", RECORDED SEPTEMBER 17, 2018 AS INSTRUMENTS NO. 2018-0384406 OF OFFICIAL RECORDS THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "UTILITY EASEMENT AGREEMENT" (FOR THE BENEFIT OF MOTEL 6 JV OWNERS), RECORDED SEPTEMBER 14, 2018 AS INSTRUMENTS NO. 2018-0384169 OF OFFICIAL RECORDS THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "DRAINAGE EASEMENT AGREEMENT" (FOR THE BENEFIT OF MOTEL 6 JV OWNERS), RECORDED SEPTEMBER 14, 2018 AS INSTRUMENTS NO. 2018-0384170 OF OFFICIAL RECORDS EASEMENT FOR RIGHT OF WAY IN, UPON, OVER, UNDER AND ACROSS THE LANDS TO ERECT, CONSTRUCT, CHANGE THE SIZE OF, IMPROVE, RECONSTRUCT, RELOCATE, REPAIR, MAINTAIN AND USE FACILITIES CONSISTING OF UNDERGROUND FACILITIES AND APPURTENANCES FOR THE TRANSMISSION AND DISTRIBUTION OF ELECTRICITY AND COMMUNICATION FACILITIES AND APPURTENANCES AND RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES IN FAVOR OF SDG&E, RECORDED SEPTEMBER 13, 2019 AS INSTRUMENT NO. 2019-0399833 OF OFFICIAL RECORDS (NON-PLOTTABLE; UNDER REVIEW WITH TITLE COMPANY - DOES NOT APPEAR TO AFFECT THIS PROPERTY) PROPOSED EASEMENT INFORMATION EXISTING EASEMENT INFORMATION 1 PROPOSED PUBLIC STREET AND PUBLIC UTILITY EASEMENT FOR GRAND AVENUE TO THE CITY OF CARLSBAD PROPOSED PUBLIC STREET AND PUBLIC UTILITY EASEMENT FOR CARLSBAD VILLAGE DRIVE TO THE CITY OF CARLSBAD PROPOSED PUBLIC WATER EASEMENT TO CMWD PROPOSED PRIVATE DRAINAGE & WATER QUALITY TREATMENT EASEMENT FOR THE BENEFIT OF PARCEL A, MAP 21619 6 7 8 9 10 11 EXCEPTING THEREFROM THAT PORTION OF TRACT 117 DESCRIBED AS FOLLOWS: BEGINNING AT INTERSECTION OF THE CENTERLINE OF GRAND AVENUE WITH THE SOUTHWESTERLY BOUNDARY OF TRACT 117, AS SHOIWN ON SAID MAP NO. 1161; THENCE SOUT H34 DEGREES 33' EAST 15.00 FEET TO TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 34 DEGREES 33' EAST 3.21 FEET TO A POINT ON THE ARC OF A CURVE CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 5.5 FEET; THENCE NORTHEASTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 65 DEGREES 22'48" FEET, AN ARC DISTANCE OF 6.28 FEET; THENCE SOUTH 55 DEGREES 27' WEST 5.00 FEET TO THE TRUE POINT OF BEGINNING AS GRANTED TO THE CITY OF CARLSBAD, A MUNICIPAL CORPORATION, BY DEED RECORDED MAY 23, 1967 AS FILE NO. 72888 OF OFFICIAL RECORDS. PARCEL 3: PARCELS 1 AND 2 OF PARCEL MAP 2868 IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 22,1974. EXCEPTING THEREFORM ALL THAT PORTION OF SAID PARCELS 1 AND 2 OF PARCEL MAP 28688 THAT WAS GRANTED TO THE CITY OF CARLSBAD BY FINAL ORDER OF CONDEMNATION RECORDED JUNE 2, 1994 AS INSTRUMENT NO. 1994-0376671, OFFICIAL RECORDS. PARCEL 4: A NON-EXCLUSIVE EASEMENT FOR INGRESS-EGRESS AND DRIVEWAY PURPOSES OVER THAT PORTION OF TRACT NO. 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 1661, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 01, 1915 DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHWESTERLY LINE OF ELM AVENUE, WHICH IS ALSO THE SOUTHEASTERLY LINE OF SAID TRACT 117 WITH THE WESTERLY BOUNDARY LINE OF TRACT NO. 119 OF SAID CARLSBAD LANDS, AS SHOWN ON SAID MAP; THENCE SOUTH 55°27' WEST ALONG THE SOUTHEASTERLY LINE OF SAID TRACT 117 A DISTANCE OF 1330.91 FEET TO THE SOUTHEASTERLY CORNER OF A RECTANGLE PARCEL KNOWN AS PARCEL #5; THENCE CONTINUING ALONG THE NORTHWESTERLY LINE OF SAID ELM STREET SOUTH 55°27' WEST A DISTANCE OF 7.0 FEET TO THE NORTHEASTERLY LINE OF A PAVED DRIVEWAY; THENCE ALONG SAID LINE NORTH 34°33' WEST, A DISTANCE OF 2.31 FEET TO THE TRUE POINT OF BEGINNING; SAID POINT BEING ON THE PROPOSED NORTHWESTERLY RIGHT-OF-WAY LINE OF CARLSBAD VILLAGE DRIVE, (PREVIOUSLY KNOWN AS ELM AVENUE), AS SAID LAST MENTIONED LINE IS REFERRED TO IN VARIOUS PLANS AND DOCUMENTS RELATING TO THAT CERTAIN CITY PROJECT KNOWN AS STREETSCAPE PHASE V; THENCE, CONTINUING NORTH 34°33' WEST, A DISTANCE OF 96 FEET TO A POINT; THENCE SOUTH 55°27' WEST A DISTANCE OF 43 FEET TO THE NORTHEASTERLY LINE OF PARCEL NO. 2 OF PARCEL MAP NO. 2868, FILED IN THE OFFICE OF THE COUNTY RECORDER; THENCE ALONG SAID LINE SOUTH 34°33' EAST, A DISTANCE OF APPROXIMATELY 96 FEET TO A POINT ON THE PROPOSED RIGHT-OF WAY LINE OF CARLSBAD VILLAGE DRIVE; THENCE ALONG SAID LINE NORTH 55°27' EAST, A DISTANCE OF 43 FEET TO THE TRUE POINT OF BEGINNING. 6 PARCEL 5: PARCEL B OF PARCEL MAP NO. 21619, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE COUNTY RECORDER OF SAN DIEGO COUNTY ON SEPTEMBER 12, 2018 AS FILE NO. 2018-7000347 OF OFFICIAL RECORDS. SAID PARCEL B BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTERLINE OF HOPE AVENUE AND GRAND AVENUE, SAID POINT BEING MARKED WITH A SPIKE WITH PUNCH AS SHOW ON THAT CERTAIN RECORD OF SURVEY, 22249, RECORDED JANUARY 2016 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY; THENCE, LEAVING SAID POINT RUNNING ALONG THE CENTERLINE OF GRAND AVENUE NORTH 55°26’30” EAST A DISTANCE OF 353.76 FEET TO A POINT, SAID POINT BEING THE NORTH EAST CORNER OF PARCEL B, SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING; THENCE, LEAVING SAID POINT SOUTH 34°31’03” EAST A DISTANCE OF 209.99 FEET TO THE BEGINNING OF A TANGENT CURVE; THENCE, ALONG A TANGENT CURVE BEING CONCAVE WESTERLY HAVING A RADIUS OF 60.00 FEET, RUNNING SOUTHERLY ALONG THE ARC OF SAID CURVE A DISTANCE OF 47.12 FEET, HAVING A CENTRAL ANGEL OF 45°00’00”, TO THE BEGINNING OF A TANGENT LINE; THENCE, SOUTH 10°28’57” WEST A DISTANCE OF 137.60 FEET TO THE BEGINNING OF A TANGENT CURVE; THENCE, ALONG A TANGENT CURVE BEING CONCAVE EASTERLY HAVING A RADIUS OF 55.00 FEET, RUNNING SOUTHERLY ALONG THE ARC OF SAID CURVE A DISTANCE OF 43.20 FEET, HAVING A CENTRAL ANGEL OF 45°00’00”, TO THE BEGINNING OF A TANGENT LINE; THENCE, SOUTH 34°31’03” EAST A DISTANCE OF 61.92 FEET TO A POINT ON THE NORTHERLY LINE OF CARLSBAD VILLAGE DRIVE, AS SHOWN ON THAT CERTAIN PARCEL MAP 21619, RECORDED SEPTEMBER 12, 2018, SAID POINT BEING DISTANCE THEREFROM SOUTH 55°26’50” WEST A DISTANCE OF 220.26 FEET FROM THE INTERSECTION OF THE EAST LINE OF PARCEL ‘A’ OF SAID PARCEL MAP AND THE NORTHERLY LINE OF CARLSBAD VILLAGE DRIVE; THENCE, RUNNING WESTERLY ALONG THE NORTHERLY LINE OF CARLSBAD VILLAGE DRIVE SOUTH 55°26’50” WEST A DISTANCE OF 35.00 FEET TO A POINT; THENCE, LEAVING THE NORTHERLY LINE OF CARLSBAD VILLAGE DRIVE RUNNING ALONG THE WESTERLY LINE OF SAID PARCEL ‘B’ NORTH 34°31’03” WEST A DISTANCE OF 310.01 FEET TO AN ANGLE POINT; THENCE, SOUTH 55°34’59” WEST A DISTANCE OF 56.29 FEET TO AN ANGLE POINT; THENCE, NORTH 34°29’33” WEST A DISTANCE OF 140.28 FEET TO A POINT ON THE CENTER LINE OF GRAND AVENUE, SAID POINT BEING DISTANCE THEREFROM NORTH 55°26’30” EAST A DISTANCE OF 131.55 FEET THE INTERSECTION OF THE CENTER LINE OF HOPE AVENUE AND GRAND AVENUE, SAID POINT ALSO BEING THE NORTHWESTERLY CORNER OF SAID PARCEL ‘B’; THENCE, RUNNING ALONG THE CENTER LINE OF GRAND AVENUE NORTH 55°26’30” EAST A DISTANCE OF 222.21 FEET TO THE TRUE POINT OF BEGINNING EASEMENTS PERTINENT TO SUBJECT PROP. 8 2 3 4 June 21, 2023 Item #1 Page 244 of 250 ----_j_ I --------== ----------10 ----------++,t-r __ ----=1--12 ---=--=---t-=c_ __ I I r: I -_-_-_-_J_:- I I 7 I I I I I c~-- ' I ._ -_! ------_ =-=--q I I ~ I I ~ I I ~ I I ~ I I I I I I I I I I_ ___ _,[ / / /4 / I t I (.---;-1 ___ _ I ' I I I I I i I I ~ I I I I I 1 I I I I I I I I I I I I I ____ __, J I ---------I_ : I : -----------_F ~--~ - - --, ~3:i.JaaS_..=.,.=..;_:..3_:c=.,.=ac,....l.....~25~tji:l:::::n:::::;======------------/ ~/ ----- I I I I III [I] [I] [ill --.--'.,_,_::,......,1--~---... ~---1---1-.......1~-----------~-----I I I ,-rr---------.------------,'---,-----r---;.f'---,--, :: :=H I L - I Im Im Im lfil Im I I I I I I I I I / / / / / / / / I / / I ! I I I I I / I I ~ I I I C) C) C) C) I I I -------- ~\I. G L,i~ ->_'-"'o ,._ 'f, No. 80356 Exp. 12/31/24 ~/ C/VI\. 0 0 0 0 0 0 PASCO LARET SUITER ~ fo\~~(Q)IC L/i\. l IE~ San Diego I Solana Beach I Orange County Phone 858.259.82121 www.plsaengineering.com [siiml I CITY OF CARLSBAD I I ~EETS I L__J_ TENTATIVE TRACT MAP_ I ENGINEER OF WORK: I DWN BY: BAK --------#o,,_,AlE::=•__ CHKD BY: TYLER G LAWSON RCE: 80358 • RVWD BY: TGI,, 9"TP 9"TP 9"TP9"TP 7"TD4"TD 8"TD(4) 8"TD (4) 10"TD 12"TD 14 " T D 1 0 " T D 10"TD 6"TD 6"TD 16"TC 42"TC 16"TC 15"TC 12"TC 16"TP 16"TP 16"TP 16"TP 11"TD 11"TD 12"TD 11"TD 11"TD 12"TD 11"TP 11"TP X X X X X X X XXXX X X X X X X X X X X X X X X X X OEOEOEOEOEOEOEOEOEOEOEOE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOE OEOEOEOEOEOEOE OE OEOE OEOEOE OE OE OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE RAMP WOOD WALL 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 68 68 68 68 67 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 65 64 64 64 64 64 64 6 4 6 4 64 63 63 63 63 6 3 63 63 63 63 63 63 63 63 62 62 62 CONC PAD MON. WELL GEO GRIDTRANS PAD MON. WELL 67.10 TC 66.65 FL 67.84 TC 67.30 FL 67.73 TC 67.24 FL 68.49 TC 68.06 FL 68.59 TC 68.09 FL 68.61 TC 68.22 FL 69.33 TC 68.87 FL 68.98 TC 68.47 FL 68.79 TC 68.35 FL 68.97 TC 68.58 FL 69.12 TC 68.70 FL 68.47 TC 68.10 FL 69.16 TC 68.81 FL 69.52 TC 69.16 FL 69.08 TC 68.56 FL 69.50 TC 69.23 FL 69.58 TC 69.50 FL 68.30 TC 68.27 FL 68.64 TC 68.19 FL 68.44 TC 68.03 FL 68.17 TC 67.74 FL 68.09 TC 67.70 FL 68.67 TC 68.67 FL 68.48 TC 68.43 FL 68.98 TC 68.48 FL 69.22 TC 68.78 FL 68.09 TC 67.65 FL 69.30 TC 68.84 FL 68.52 TC 68.04 FL 68.96 TC 68.59 FL 69.30 TC 68.80 FL 69.12 TC 68.70 FL 68.94 TC 68.54 FL 68.58 TC 68.16 FL 68.34 TC 67.95 FL 68.36 TC 67.93 FL 68.70 TC 68.28 FL 68.53 TC 68.08 FL 68.76 TC 68.76 FL 68.75 TC 68.31 FL67.95 TC 67.90 FL 67.41 TC 67.31 FL 65.86 TC 65.80 FL 65.20 TC 64.71 FL63.18 TC 62.73 FL 62.80 TC 62.31 FL 63.07 TC 63.04 FL 63.29 TC 63.25 FL 67.58 TC 67.08 FL 67.88 TC 67.44 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 67.90 67.66 68.54 68.6 9 68.21 68.63 69.38 69.43 69.55 69.44 69.51 69.39 69.42 69.4969.4669.45 69.41 69.37 69.39 69.38 69.42 69.26 69.29 69.17 69.10 68.76 67.49 67.89 TC 67.51 FL 68.74 TC 68.24 FL 68.22 68.18 67.96 TC 67.56 FL 68.45 TC 68.00 FL 69.45 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 69.43 70.32 63.43 63.30 63.2162 . 2 6 62 . 1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 62 . 6 0 62.15 62.44 62 . 5 3 62.30 62.58 62.9362.52 62.63 62.55 63.09 62.84 62.95 63.32 63.00 63.16 62.56 63.13 62.37 TC 61.91 FL 62.41 TC 61.92 FL 63.04 TC 62.59 FL 63.65 TC 63.25 FL 64.83 TC 64.38 FL 66.04 TC 65.54 FL 66.80 TC 66.37 FL 68.05 TC 67.53 FL 69.79 TC 69.31 FL 70.65 TC 70.19 FL 68.93 TC 68.46 FL 67.95 TC 67.52 FL66.84 TC 66.32 FL 65.03 TC 64.54 FL 63.90 TC 63.37 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 68.87 RIM 68.33 RIM 68.30 RIM 68.29 RIM 64.94 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 70.75 TW 70.77 TW 70.83 TW 70.79 TW 70.79 TW 68.82 TW 65.22 TW 65.33 TW 68.77 TW 68.70 TW 62.1 63.8 64.4 64.563.862.7 63.3 63.7 64.2 64.763.363.6 69.70 TW 69.71 TW 69.71 TW 69.75 TW 70.42 TW 70.31 TW 74.23 TW 74.24 TW 69.59 TW 74.36 TW 69.54 TW 69.54 TW 68.21 TW 63.61 63 . 6 2 68 . 3 2 63.73 67 . 4 0 63.36 68 . 6 7 63 . 6 3 69.16 64.55 64.80 69.02 65 66 67 6 2 6968 67 65.33 64.35 63.2362.91 62.71 63.36 63.27 64.15 64.47 65.06 66.06 TC 65.77 FL 64.91 65.11 TC 64.64 FL 65.81 TC 65.50 FL EXISTING 1 STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING 1 STORY BUILDING EXISTING 1 STORY BUILDING W W W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W S S G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S G G G G G GGG G G G G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E E E S S S S S S S W W W W W W W W W W W W W WWWWWWWW W W CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE SEE SHEET 6 FOR IMPROVEMENTS ON GRAND AVE N 1 1 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 2 0 9 . 9 4 ' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" N 56° 00' 18" E 5.00' N 33° 57' 29" E 15.00' PCL 1 PM 2868 APN: 203-320-40 PORT. PARCEL A APN: 203-320-52 PORT. PARCEL A APN: 203-320-49 PORT. PARCEL A APN: 203-320-50 9'10' 19' 40 ' 40 ' 80 ' 30 ' 30 ' 60 'N 56°00'18" E 328.77' EX SD CO PER DWG 515-5A (RIM: 67.99) (IE: 63.30) EXISTING 6" C-150 AC WATER MAIN PER DWG 155-9 EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 24" RCP STORM DRAIN DWG 803-8 EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING POWER POLE TO REMAIN EXISTING PCC DRIVEWAY TO REMIAN EXISTING ELECTRIC PULLBOX SEWER MANHOLE (IE: 50.62) PER DWG 118-9 SEWER MANHOLE (IE: 60.42) PER DWG 118-9 EXISTING PCC C&G TO REMAIN (62.8 TC) (62.3 FL) (63.0 FL) (62.5 FL) EXISTING PARKING TO REMAIN EXISTING STRUCTURE TO REMAIN (0 . 7 % ) (0.7 % ) EXISTING 18" H.D.PE. STORM DRAIN TO REMAIN PER DWG 515-5A EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 6" ACP WATER MAIN DWG 394-2 EX SD CO TO REMAIN PER DWG 515-5A (RIM: 68.34) (IE: 63.37) EX SD CO TO REMAIN PER DWG 515-5A (RIM: 68.20) (IE: 63.50) EXISTING 18" H.D.P.E STORM DRAIN TO REMAIN PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 2" GAS MAIN PER SDGE EXISTING ELECTRIC PULLBOX EXISTING ELECTRICAL RISER TO BE REMOVED EXISTING STORM DRIAN CLEANOUT TO REMAIN EX SD CO (RIM: 68.64) (IE: 64.24) EXISTING ELECTRIC PULLBOX EXISTING GAS SERVICE AND METER TO REMAIN EXISTING TRANSFORMER TO REMAIN EXISTING SEWER CLEANOUTS TO REMAIN EXISTING WATER SERVICE AND METER TO REMAIN EXISTING WATER SERVICE AND METER TO REMAIN EXISTING BIOFILTRATION BASIN TO REMAIN; PER DWG 515-5A 1 1 1 EXISTING STRUCTURE TO REMAIN PORTION OF EXISTING RETAINING WALL TO REMAIN EXISTING ELECTRICAL PULL BOX TO REMAIN EXISTING SEWER CLEANOUTS TO BE REMOVED 9 17 12 9 16 28 10 10 3 3 16 13 4 17 185 6 5 6 15 14 10 13 21 10 3 20 20 20 20 2 2 2 2 2 2 10 4 22 29 10 10 10 10 11 11 11 11 11 23 23 23 23 24 25 26 26 3 3 3 3 10 19 19 10 27 22 10 3 4 23 10 10 10 10 10 10 10 EXISTING PARKING TO REMAIN 4 18 10 18 23 23 11 21 8 EXISTING PARKING TO REMAIN EXISTING PARKING TO REMAIN ±5' ±6' ±36' ±50' EXISTING STRUCTURE TO REMAIN ±1 0 ' ±4 0 ' ±4 0 ' EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN 10 N 3 3 ° 5 6 ' 4 6 " W 6 1 . 9 0 ' N 55°58'09" E 197.87' BLOCK 67 MAP 775 EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING 6" ACP WATER MAIN TO BE REMOVED AND REPLACED; SEE SHEET 6 FOR EXTENTS OF REMOVAL AND REPLACEMENT 6 5 HOPE AVENUE APARTMENTS HOPE AVENUE 8 LEGEND PLAN VIEW - EXISTING CONDITIONS EXHIBIT SCALE: 1" = 30' HORIZONTAL EXISTING PROPERTY BOUNDARY ADJACENT PROPERTY LINE / RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS ADJACENT LOT LINE EXISTING CONTOUR EXISTING DIRECTION OF FLOW EXISTING WATER MAIN (SIZE AND MATERIAL PER PLAN) EXISTING SEWER MAIN (SIZE AND MATERIAL PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) EXISTING CMU RETAINING WALL EXISTING BUILDING FOOTPRINT TENTATIVE TRACT MAP PRELIMINARY DEMO PLAN FOR: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-03-DEMO.DWG 3 0 30 60 80 SCALE: 1" = 30 HORIZONTAL CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED EXISTING STRUCTURE TO BE REMOVED EXISTING RETAINING WALL TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING WATER SERVICE AND METER TO BE REMOVED EXISTING SEWER LATERAL AND CLEANOUT TO BE REMOVED EXISTING PCC CURB AND GUTTER TO BE REMOVED EXISTING MAIL BOX TO BE REMOVED EXISTING SECONDARY POLE TO BE REMOVED EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN EXISTING POWER POLE TO BE RELOCATED EXISTING GAS SERVICE AND METER TO BE REMOVED PER SEPARATE WORK ORDER EXISTING SIDEWALK UNDERDRAINS TO BE REMOVED EXISTING PCC SPILLWAY TO BE REMOVED EXISTING POWER POLE TO REMAIN EXISTING GUY WIRE TO BE RELOCATED EXISTING PCC RIBBON GUTTER TO REMAIN EXISTING SIGN TO BE REMOVED EXISTING PARKING TO BE REMOVED EXISTING ELECTRICAL TRANSFORMERS TO BE REMOVED PER SEPARATE WORK ORDER EXISTING FIRE HYDRANT AND SERVICE TO BE REMOVED EXISTING LIGHT POLE TO REMAIN EXISTING SIGN TO REMAIN EXISTING PCC PED RAMP TO REMAIN EXISTING RETAINING WALL TO REMAIN EXISTING PCC PAD TO BE REMOVED EXISTING SIGN TO BE RELOCATED EXISTING FIRE HYDRANT AND SERVICE TO REMAIN 1 2 3 4 5 6 7 8 9 10 11 SIDE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESS OTHERWISE NOTED. 3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. PLSA 3802 100 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 G G S S W W 28 29 June 21, 2023 Item #1 Page 245 of 250 X X I ~ 'I I \ I I --X I I I I I I I I I I ' I ' " I I I, - I I I I ' ' X I I i1 -----01 I X \ I ) l ____ _J / / / I .,.. .,.. l .,.. I I .,.. I I I \I _____ I ~ 'q I I .,.. / X ' I ' ~/ / X X X I 1,.__ ____ ___.1 l _________ J X Xo] / I / X / ( I I I I I I \ \ \ \ \ \ \ \ \ I I I \ ' I I X X X --~ -"-',,------,,~~ ' I I I I -1--J I I I I IC [jl ' I 64.85FL I 1=;;,.=~ l====tll : =-~~j ---'ii-'-~,,,,__.,.~ I I :;;;,..a;,'"' ~j\.,._ I B5.:JllFL M",1,,--\.---- ------------- -1--~'-+----i -- _L _____/_J -=-=-I ~; ,Jfj7 I \ I~-.::--I I I I • r I I I I I ! • • I • ....:'M I ti I I @ I I I I -------- PASCO LARET SUITER I I.SSOC!l.llES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 fsiiml I CITY OF CARLSBAD 11 SHEETS I L__J TENTATIVE TRACT MAP I ENGINEER OF WORK: I DWN BY: BAK =~~~---~D<>.iAlE:.._•__ CHKD BY: TYLER G LAWSON RCE: 80358 . RVWD BY: TGI,, 9"TP 9"TP 9"TP9"TP 7"TD4"TD 8"TD(4) 8"TD (4) 10"TD 12"TD 14 " T D 1 0 " T D 10"TD 6"TD 6"TD 16"TC 42"TC 16"TC 15"TC 12"TC 16"TP 16"TP 16"TP 16"TP 11"TD 11"TD 12"TD 11"TD 11"TD 12"TD 11"TP 11"TP X X X X X X X XXXX X X X X X X X X X X X X X X X X OEOEOEOEOEOEOEOEOEOEOEOE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOE OEOEOEOEOEOEOE OE OEOE OEOEOE OE OE OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE RAMP WOOD WALL 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 68 68 68 68 67 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 65 64 64 64 6 4 64 64 6 4 64 64 63 63 63 63 6 3 63 63 63 63 63 63 63 63 62 62 62 CONC PAD MON. WELL GEO GRIDTRANS PAD MON. WELL 67.10 TC 66.65 FL 67.84 TC 67.30 FL 67.73 TC 67.24 FL 68.49 TC 68.06 FL 68.59 TC 68.09 FL 68.61 TC 68.22 FL 69.33 TC 68.87 FL 68.98 TC 68.47 FL 68.79 TC 68.35 FL 68.97 TC 68.58 FL 69.12 TC 68.70 FL 68.47 TC 68.10 FL 69.16 TC 68.81 FL 69.52 TC 69.16 FL 69.08 TC 68.56 FL 69.50 TC 69.23 FL 69.58 TC 69.50 FL 68.30 TC 68.27 FL 68.64 TC 68.19 FL 68.44 TC 68.03 FL 68.17 TC 67.74 FL 68.09 TC 67.70 FL 68.67 TC 68.67 FL 68.48 TC 68.43 FL 68.98 TC 68.48 FL 69.22 TC 68.78 FL 68.09 TC 67.65 FL 69.30 TC 68.84 FL 68.52 TC 68.04 FL 68.96 TC 68.59 FL 69.30 TC 68.80 FL 69.12 TC 68.70 FL 68.94 TC 68.54 FL 68.58 TC 68.16 FL 68.34 TC 67.95 FL 68.36 TC 67.93 FL 68.70 TC 68.28 FL 68.53 TC 68.08 FL 68.76 TC 68.76 FL 68.75 TC 68.31 FL67.95 TC 67.90 FL 67.41 TC 67.31 FL 65.86 TC 65.80 FL 65.20 TC 64.71 FL63.18 TC 62.73 FL 62.80 TC 62.31 FL 63.07 TC 63.04 FL 63.29 TC 63.25 FL 67.58 TC 67.08 FL 67.88 TC 67.44 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 67.90 67.66 68.54 68.6 9 68.21 68.63 69.38 69.43 69.55 69.44 69.51 69.39 69.42 69.4969.4669.45 69.41 69.37 69.39 69.38 69.42 69.26 69.29 69.17 69.10 68.76 67.49 67.89 TC 67.51 FL 68.74 TC 68.24 FL 68.22 68.18 67.96 TC 67.56 FL 68.45 TC 68.00 FL 69.45 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 69.43 70.32 63.43 63.30 63.2162 . 2 6 62 . 1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 62 . 6 0 62.15 62.44 62 . 5 3 62.30 62.58 62.9362.52 62.63 62.55 63.09 62.84 62.95 63.32 63.00 63.16 62.56 63.13 62.37 TC 61.91 FL 62.41 TC 61.92 FL 63.04 TC 62.59 FL 63.65 TC 63.25 FL 64.83 TC 64.38 FL 66.04 TC 65.54 FL 66.80 TC 66.37 FL 68.05 TC 67.53 FL 69.79 TC 69.31 FL 70.65 TC 70.19 FL 68.93 TC 68.46 FL 67.95 TC 67.52 FL66.84 TC 66.32 FL65.03 TC 64.54 FL 63.90 TC 63.37 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 68.87 RIM 68.33 RIM 68.30 RIM 68.29 RIM 64.94 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 70.75 TW 70.77 TW 70.83 TW 70.79 TW 70.79 TW 68.82 TW 65.22 TW 65.33 TW68.77 TW 68.70 TW 62.1 63.8 64.4 64.563.862.7 63.3 63.7 64.2 64.763.363.6 69.70 TW 69.71 TW 69.71 TW 69.75 TW 70.42 TW 70.31 TW 74.23 TW 74.24 TW 69.59 TW 74.36 TW 69.54 TW 69.54 TW 68.21 TW 63.61 63 . 6 2 68 . 3 2 63.73 67 . 4 0 63.36 68 . 6 7 63 . 6 3 69.16 64.55 64.80 69.02 65 66 67 6 2 6968 67 65.33 64.35 63.2362.91 62.71 63.36 63.27 64.15 64.47 65.06 66.06 TC 65.77 FL 64.91 65.11 TC 64.64 FL 65.81 TC 65.50 FL EXISTING 1 STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING 1 STORY BUILDING EXISTING 1 STORY BUILDING W W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W S S G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S G G G G G GGG G G G G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E E E S SD SD SD SD SD SD SD S S S S S S S W W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWW SD SD W WW SD SD SD SD SD W W W W 1ST FF = 68.5 1ST FF = 68.5 1ST FF = 68.5 ME T E R S ME T E R S 1ST FF = 68.5 1ST FF = 68.5 1ST FF = 68.5 LEASING POOL X W W W W W XXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X COURTYARD 68.45 FS CO U R T Y A R D 68 . 4 5 F S (68.5 FS) BEGIN PCC CURB AND GUTTER MATCH TO EXISTING; (68.7 TC); (68.2 FL) 69.1 TC 68.6 FL (68.2 FS) 69.6 TC 68.1 FL CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE SEE SHEET 6 FOR IMPROVEMENTS ON GRAND AVE N 11 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 20 9 . 9 4 ' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" L=6.28' R=5.50' D=65°24'37" N 56° 00' 18" E 5.00' N 33° 57' 29" E 15.00' PCL 1 PM 2868 APN: 203-320-40 PORT. PARCEL A APN: 203-320-52 PORT. PARCEL A APN: 203-320-49 PORT. PARCEL A APN: 203-320-50 9'10' 19' 40 ' 40 ' 80 ' 30 ' BLOCK 67 MAP 775 30 ' 60 ' N 56°00'18" E 328.77' EX SD CO PER DWG 515-5A (RIM: 67.99) (IE: 63.30) EXISTING 6" C-150 AC WATER MAIN PER DWG 155-9 EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 24" RCP STORM DRAIN DWG 803-8 EXISTING FIRE HYDRANT TO BE REMOVED EXISTING FIRE HYDRANT TO REMAIN EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING POWER POLE TO REMAIN EXISTING PCC DRIVEWAY EXISTING ELECTRIC PULLBOX SEWER MANHOLE (IE: 50.62) PER DWG 118-9 SEWER MANHOLE (IE: 60.42) PER DWG 118-9 EXISTING PCC C&G TO REMAIN (65.0 FS)(62.9 FG) (62.8 TC) (62.3 FL) (63.0 FL) (62.5 FL) 66.5 TW 65.5 TW@FG (65.0 BW@FG) H=1.5 FT 66.0 TW (62.4 BW) EXISTING PARKING TO REMAIN 68.0 TW 65.6 BW 66.3 TW 65.3 TW@FG (63.3 BW) H=3FT 65.5 TW 64.5 TW@FG (62.5 BW) H=3FT7.5-FT X 7.5-FT CLEAR ZONE 7.5-FT X 7.5-FT CLEAR ZONE 68.0 TW 64.8 BW END PCC CURB AND GUTTER MATCH TO EXISTING; (68.7 TC); (68.2 FL) EXISTING STRUCTURE TO REMAIN 2 %M I N 66.5 TW 65.5 TW @FG (63.9 BW@FG) H=2.6 FT 66.5 TW 65.5 TW@FG (63.6 BW@FG) H=2.9FT 66.0 TW (62.6 BW@FG) H=3.4 FT 68.0 TW 62.5 BW 66.0 TW (62.5 BW@FG) H=3.5 FT 66.0 TW (62.7 BW@FG) H= 3.3 FT 66.0 TW (62.5 BW@FG) H=3.5 FT 68.0 TW 65.6 BW (0 . 9 % ) (0 . 7 % ) (0.7 % ) EXISTING 18" H.D.PE. STORM DRAIN PER DWG 515-5A EXISTING 6" VC SEWER MAIN DWG 118-9 PROP. 8" PVC WATER MAIN EX SD CO PER DWG 515-5A (RIM: 68.34) (IE: 63.37) EW SEWER MH (RIM: 62.05) (IE: 54.74) PER DWG 118-9 SEWER MANHOLE (RIM: 66.60) (IE: 60.14) PER DWG 118-9 EXISTING MODULAR WETLAND SYSTEM PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM PER DWG 515-5A EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 2" GAS MAIN PER SDGE EXISTING ELECTRIC PULLBOX TO REMAIN EX SD CO (RIM: 68.64) (IE: 64.24) 68.0 FG 68.0 FG 68.0 FG 68.45 FS 67.4 FS 67.3 FS 68.9 TC 68.4 FL 68.8 TC 68.3 FL 68.45 FS 68.45 TW 68.45 BW 62.5 FS LIMITS OF SUBTERRANEAN PARKING (TYP.) 68.1 TC 67.6 FL 68.4 TC 67.9 FL 68.9 TC 68.4 FL 0.6% 3. 8 % 2. 9 % 10.0% 0. 6 % 0. 4 % 24 . 0 ' PORTION OF EXISTING RETAINING WALL TO REMAIN 1 1 1 4 4 4 6 6 2 2 2 2 3 9 7 55 5 5 MAX WALL HEIGHT 3.6-FT A A B B 69.2 FS 68.0 FG EXISTING RETAINING WALL TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN END PCC CURB AND GUTTER MATCH TO EXISTING; (63.9 TC); (63.4 FL) END PCC CURB AND GUTTER MATCH TO EXISTING; 61.4 TC; (61.4 FL)64 65 66 67 C C 66.3 TW 65.3 TW@ FG (64.5 BW) H=1.9 FT 5 72.8 TW 71.5 TW@FG 68.5 BW@FG A= 619 SF 72.8 TW 71.5 TW@FG 68.5 BW@FG A= 208 SF 72.8 TW 71.5 TW@FG 68.5 BW@FG A= 291 SF 72.8 TW 71.5 TW@FG 68.5 BW@FG A= 436 SF 72.8 TW 71.5 TW@FG 68.5 BW@FS A= 617 SF 72.8 TW 71.5 TW@FG 68.5 BW@FS A= 346 SF 72.8 TW 71.5 TW@FG 68.5 BW@FS A= 240 SF EXISTING PARKING STALL TO REMAIN EXISTING PARKING STALLS TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PAVERS TO REMAIN EXISTING STOP SIGN TO BE RELOCATED EXISTING SIGN TO REMAIN 72.8 TW 71.5 TW@FG 68.5 BW@FG A= 627 SF 68.0 FL 24' 31' 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 29 MAX WALL HEIGHT 3.6 FT 66.5 TW 65.5 TW@FG (62.9 BW@FG) H=3.6 FT 68.0 TW 66.0 BW@FG 68.0 TW 65.5 BW 68.0 TW 65.5 BW 68.0 TW 65.5 BW (65.3 FL) (64.7 FL) (64.0 FL) (63.2 FL) (63.0 FL) (62.7 FL) (64.7 FL) (64.2 FL) A=318 SF A=245 SF 68.45 FS 68.45 FS 63.2 FS 65.4 FS STEPS STEPS 68.0 TW 66.0 BW 68.0 TW 66.0 BW 68.0 TW 66.0 BW 68.0 TW 66.0 BW 68.0 TW 66.0 BW PROPOSED LIGHT POLE PROPOSED TREE WELL PROP. ROOF DOWN SPOUT (TYP.) APPROX. LOCATION OF PROPOSED TRANSFORMER APPROX. LOCATION OF PROPOSED TRANSFORMER 10 1112 D D GRA D E B R E A K 13 EXISTING LIGHT POLE TO REMAIN 68.0 FG STEPS 66.2 FS EXISTING FIRE HYDRANT EXISTING DRIVEWAY APRON TO REMAIN END PROPOSED PCC SIDEWALK; CONNECT TO WALKWAY AT EXIST. DWY APRON Q100=1.32 CFS V100= 3.38 FPS PROP. ROOF DOWN SPOUT (TYP.) PROP. ROOF DOWN SPOUT (TYP.) 65.5 TW 64.5 TW@FG (63.1 BW) H=2.4FT 68.0 TW (65.2 BW) H=2.8 FT 68.0 TW (65.5 BW) H=2.5 FT 68.0 TW (66.2 BW) H=1.8 FT PROP. 8" PVC WATER MAIN UPSIZING 30 31 32 33 34 35 69.2 FS 0. 6 % (67.9 FS) 3. 0 % 1.3%1.0% 68.2 FS/LP PROPOSED DEEPENED EDGE A=119 SF EXISTING FIRE HYDRANT TO BE REMOVED 68.8 TC 68.3 FL 6362 E E N 3 3 ° 5 6 ' 4 6 " W 6 1 . 9 0 ' N 55°58'09" E 197.87' EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN APPROX. LOCATION OF PROPOSED TRANSFORMER ~10'~10'~10'~10' ~1 8 ' ~2 5 ' ~1 8 ' PROPOSED WHEELSTOP (TYP.) ~10'~10'~10'~10'~10'~10' GB 10.0% 68.35 FS PROP. COMPACT PARKING PLAN VIEW - PRELIMINARY GRADING PLAN SCALE: 1" = 30' HORIZONTAL TENTATIVE TRACT MAP PRELIMINARY GRADING FOR: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-04-GRAD.DWG 0 30 60 80 SCALE: 1" = 30 HORIZONTAL CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED 6" PCC CURB PER SDRSD G-1 PROPOSED AC SAWCUT; SEE DETAIL SHEET 7 PROPOSED MASONRY RETAINING WALL PER SDRSD C-3; SEE DETAIL SHEET 7 PROPOSED 6" STORM DRAIN; PIPE TO HANG FROM FIRST LEVEL PODIUM AND DISCHARGE TO GRAND AVENUE PROPOSED 12" AREA DRAIN BY NDS OR APPROVED EQUAL PROPOSED CURB OUTLET PER SDRSD D-25 PROPOSED 6" SEWER LATERAL PER CITY OF CARLSBAD S-7 PROPOSED 4" DOMESTIC WATER SERVICE W/ 3" METER AND BACKFLOW PER CITY OF CARLSBAD W-7 AND W-8 PROPOSED 8" FIRE SERVICE AND BACKFLOW PER CITY OF CARLSBAD W-9 PROPOSED 1" IRRIGATION SERVICE, METER PER CITY OF CARLSBAD W-3 AND BACKFLOW PER W-6 REMOVE EXISTING FIRE HYDRANT AND HYDRANT LATERAL AND INSTALL NEW FIRE HYDRANT AND SERVICE PER CITY OF CARLSBAD W-17 1 2 3 4 5 6 7 8 9 10 11 HOPE AVENUE APARTMENTS HOPE AVENUE 8 SIDE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESS OTHERWISE NOTED. 3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. 4. STREET LIGHT TO BE MOUNTED TO UTILITY POLE OR LOCATED ON OPPOSITE SIDE OF STREET IF POTENTIAL CONFLICT WITH OVERHEAD UTILITIES CANNOT BE RESOLVED. LEGEND EXISTING PROPERTY BOUNDARY ADJACENT PROPERTY LINE / RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS PROPOSED LOT LINE ADJACENT LOT LINE SETBACK LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED BUILDING FOOT PRINT PROPOSED FLOW LINE PROPOSED DIRECTION OF FLOW PROPOSED AC SAWCUT PROPOSED LIMITS OF GRADING PROPOSED MASONRY RETAINING WALL PROPOSED 6" PCC CURB AND GUTTER PROPOSED PCC PAVEMENT PROPOSED RAISED PLANTER BMP PROPOSED DECORATIVE PAVERS PROPOSED ROOF DOWN SPOUT PROPOSED TREE WELL BMP PROPOSED STREET TREE 100 100 12 13 4 EASEMENT NOTES SEE SHEET 2 FOR SUMMARY OF EXISTING EASEMENTS ONSITE AS WELL AS PROPOSED EASEMENTS NOTE: -THE PROJECT WILL UTILIZE TIER 4 DIESEL EQUIPMENT WITH DIESEL PARTICULATE FILTERS (DPF) INSTALLED -PER THE CARLSBAD TRIBAL, CULTURAL AND PALEONTOLOGICAL RESOURCES GUIDELINES (CITY OF CARLSBAD 2017) AND CONSISTENT WITH CARLSBAD GENERAL PLAN POLICIES 7-P.8 AND 7-P.9 (CITY OF CARLSBAD 2015a), THE PROJECT WOULD BE REQUIRED TO IMPLEMENT STANDARD TREATMENT 5 (CONSTRUCTION MONITORING DURING CONSTRUCTION EXCAVATION TO A DEPTH OF APPROXIMATELY 1 METER). June 21, 2023 Item #1 Page 246 of 250 X X , I I - I I X _; == ,.,....;--= ~~ I --, ~-Si-c f---- . -~ - ' ~~ -: -+-+++'' I • l-f'"'lt---=;;;;,¥~;:;;:::~J;~~ r I / 1,,-----,,/,-a./ --, J//~· \ Ii l2J I X X I I I J I \ \ \ / I / ~---\ X \ \ ) \'-lLI!-~ / .. .. X " X I X I \ "----I O,M , I "~ i' 1---+'+-i ~ 1/, ,I -I 7. I X / /Ill''-( -t-__j_ __l_ I __ I I I I I I • • ,~1 (c I I I I • -------- \V \V ~ □ PASCO LARET SUITER I I.SSOC!l.llES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com 0 0 0 0 0 0 0 0 0 0 0 0 0 I 9iEET 11 CITY OF CARLSBAD TENTATIVE TRACT MAP I ENGINEER OF WORK: TYLER G LAWSON DA1E: RCE: 80358 DWN BY: BAK CHKD BY: ---1 RVWD BY: TGI,, 9"TP 9"TP 9"TP9"TP 7"TD4"TD 8"TD(4) 8"TD (4) 10"TD 12"TD 14 " T D 1 0 " T D 10 " T D 6"TD 6"TD 16"TC 42"TC 16"TC 15"TC 12"TC 16"TP 16"TP 16"TP 16"TP 11"TD 11"TD 12"TD 11"TD 11"TD 12"TD 11"TP 11"TP X X X X X X X XXXX X X X X X X X X X X X X X X X X OEOEOEOEOEOEOEOEOEOEOEOE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OEOE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OEOEOEOEOE OEOEOEOEOEOEOE OE OEOE OEOEOE OE OE OEOEOEOEOEOEOEOEOEOEOEOE OE OE OE OE OE OE OE OE R A M P WOOD WALL 71 70 70 69 69 69 69 6 9 69 69 69 68 68 68 68 68 68 68 68 68 67 67 67 67 6 6 66 66 65 65 65 65 65 65 65 6 5 65 65 65 65 64 64 64 64 6 4 64 6 4 6 4 64 63 63 63 63 6 3 63 63 63 63 63 63 63 63 62 62 62 CONC PAD MON. WELL GEO GRIDTRANS PAD MON. WELL 67.10 TC 66.65 FL 67.84 TC 67.30 FL 67.73 TC 67.24 FL 68.49 TC 68.06 FL 68.59 TC 68.09 FL 68.61 TC 68.22 FL 69.33 TC 68.87 FL 68.98 TC 68.47 FL 68.79 TC 68.35 FL 68.97 TC 68.58 FL 69.12 TC 68.70 FL 68.47 TC 68.10 FL 69.16 TC 68.81 FL 69.52 TC 69.16 FL 69.08 TC 68.56 FL 69.50 TC 69.23 FL 69.58 TC 69.50 FL 68.30 TC 68.27 FL 68.64 TC 68.19 FL 68.44 TC 68.03 FL 68.17 TC 67.74 FL 68.09 TC 67.70 FL 68.67 TC 68.67 FL 68.48 TC 68.43 FL 68.98 TC 68.48 FL 69.22 TC 68.78 FL 68.09 TC 67.65 FL 69.30 TC 68.84 FL 68.52 TC 68.04 FL 68.96 TC 68.59 FL 69.30 TC 68.80 FL 69.12 TC 68.70 FL 68.94 TC 68.54 FL 68.58 TC 68.16 FL 68.34 TC 67.95 FL 68.36 TC 67.93 FL 68.70 TC 68.28 FL 68.53 TC 68.08 FL 68.76 TC 68.76 FL 68.75 TC 68.31 FL67.95 TC 67.90 FL 67.41 TC 67.31 FL 65.86 TC 65.80 FL 65.20 TC 64.71 FL63.18 TC 62.73 FL 62.80 TC 62.31 FL 63.07 TC 63.04 FL 63.29 TC 63.25 FL 67.58 TC 67.08 FL 67.88 TC 67.44 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 67.90 67.66 68.54 68.6 9 68.21 68.63 69.38 69.43 69.55 69.44 69.51 69.39 69.42 69.4969.4669.45 69.41 69.37 69.39 69.38 69.42 69.26 69.29 69.17 69.10 68.76 67.49 67.89 TC 67.51 FL 68.74 TC 68.24 FL 68.22 68.18 67.96 TC 67.56 FL 68.45 TC 68.00 FL 69.45 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 69.43 70.32 63.43 63.30 63.2162 . 2 6 62 . 1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 62 . 6 0 62.15 62.44 62 . 5 3 62.30 62.58 62.9362.52 62.63 62.55 63.09 62.84 62.95 63.32 63.00 63.16 62.56 63.13 62.37 TC 61.91 FL 62.41 TC 61.92 FL 63.04 TC 62.59 FL 63.65 TC 63.25 FL 64.83 TC 64.38 FL 66.04 TC 65.54 FL 66.80 TC 66.37 FL 68.05 TC 67.53 FL 69.79 TC 69.31 FL 70.65 TC 70.19 FL 68.93 TC 68.46 FL 67.95 TC 67.52 FL66.84 TC 66.32 FL 65.03 TC 64.54 FL 63.90 TC 63.37 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 68.87 RIM 68.33 RIM 68.30 RIM 68.29 RIM 64.94 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 70.75 TW 70.77 TW 70.83 TW 70.79 TW 70.79 TW 68.82 TW 65.22 TW 65.33 TW 68.77 TW 68.70 TW 62.1 63.8 64.4 64.563.862.7 63.3 63.7 64.2 64.763.363.6 69.70 TW 69.71 TW 69.71 TW 69.75 TW 70.42 TW 70.31 TW 74.23 TW 74.24 TW 69.59 TW 74.36 TW 69.54 TW 69.54 TW 68.21 TW 63.61 63 . 6 2 68 . 3 2 63.73 67 . 4 0 63.36 68 . 6 7 63 . 6 3 69.16 64.55 64.80 69.02 65 66 67 6 2 6968 67 65.33 64.35 63.2362.91 62.71 63.36 63.27 64.15 64.47 65.06 66.06 TC 65.77 FL 64.91 65.11 TC 64.64 FL 65.81 TC 65.50 FL EXISTING 1 STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING MULTI STORY BUILDING EXISTING 1 STORY BUILDING EXISTING 1 STORY BUILDING W W W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W WW W W W W W W W W W S S G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S G G G G G GGG G G G G G G G G G G G G G G G G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E E E S SD SD SD SD SD SD SD S S S S S S S W W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWW SD SD W WW SD SD SD SD SD W W W W X WW W W XXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X 1ST FF = 68.5 1ST FF = 68.5 1ST FF = 68.5 COURTYARD 68.45 FS CO U R T Y A R D 68 . 4 5 F S ME T E R S ME T E R S 1ST FF = 68.5 1ST FF = 68.5 1ST FF = 68.5 LEASING POOL CARLSBAD VILLAGE DRIVE HO P E A V E N U E GRAND AVENUE SEE SHEET 6 FOR IMPROVEMENTS ON GRAND AVE N 11 ° 0 2 ' 0 1 " E 1 3 7 . 5 6 ' N 3 3 ° 5 7 ' 5 9 " W 20 9 . 9 4 ' N 3 3 ° 5 7 ' 2 9 " W 4 3 2 . 2 7 ' L=47.12' R=60.00' D=45°00'00" L=43.20' R=55.00' D=45°00'00" L=6.28' R=5.50' D=65°24'37" N 56° 00' 18" E 5.00' N 33° 57' 29" E 15.00' PCL 1 PM 2868 APN: 203-320-40 PORT. PARCEL A APN: 203-320-52 PORT. PARCEL A APN: 203-320-49 PORT. PARCEL A APN: 203-320-50 9'10' 19' 40 ' 40 ' 80 ' 30 ' BLOCK 67 MAP 775 30 ' 60 ' N 56°00'18" E 328.77' EX SD CO PER DWG 515-5A (RIM: 67.99) (IE: 63.30) EXISTING 6" C-150 AC WATER MAIN PER DWG 155-9 EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 24" RCP STORM DRAIN DWG 803-8 EXISTING FIRE HYDRANT TO BE REMOVED EXISTING FIRE HYDRANT EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING POWER POLE TO REMAIN EXISTING PCC DRIVEWAY TO REMAIN EXISTING ELECTRIC PULLBOX SEWER MANHOLE (IE: 60.42) PER DWG 118-9 EXISTING PCC C&G TO REMAIN (65.0 FS)(63.0 FG) (62.8 TC) (62.3 FL) (63.0 FL) (62.5 FL) EXISTING PARKING TO REMAIN 7.5-FT X 7.5-FT CLEAR ZONE 7.5-FT X 7.5-FT CLEAR ZONE BEGIN PCC CURB AND GUTTER MATCH TO EXISTING; (68.7 TC); (68.2 FL) END PCC CURB AND GUTTER MATCH TO EXISTING; (68.7 TC); (68.2 FL) EXISTING STRUCTURE TO REMAIN 2 %M I N (0 . 7 % ) (0.7 % ) EXISTING 18" H.D.PE. STORM DRAIN PER DWG 515-5A EXISTING 6" VC SEWER MAIN DWG 118-9 EX SD CO PER DWG 515-5A (RIM: 68.20) (IE: 63.50) EW SEWER MH (RIM: 62.05) (IE: 54.74) PER DWG 118-9 SEWER MANHOLE (RIM: 66.60) (IE: 60.14) PER DWG 118-9 EXISTING SEWER LATERAL AND CLEANOUT TO REMAIN EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING MODULAR WETLAND SYSTEM TO REMAIN; PER DWG 515-5A EXISTING FIRE HYDRANT EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 2" GAS MAIN PER SDGE EXISTING ELECTRIC PULLBOX EXISTING ELECTRICAL RISER TO BE RELOCATED EXISTING ELECTRIC PULLBOX TO REMAIN EXISTING STORM DRIAN CLEANOUT EXISTING SEWER CLEANOUT TO REMAIN EX SD CO (RIM: 68.64) (IE: 64.24) IE IN: 64.4 LIMITS OF SUBTERRANEAN PARKING (TYP.) 24 . 0 ' EXISTING FIRE HYDRANT TO BE REMOVED EX SD CO PER DWG 515-5A (RIM: 68.34) (IE: 63.37) EX SD CO PER DWG 515-5A (RIM: 68.20) (IE: 63.50) EXISTING 18" H.D.P.E STORM DRAIN PER DWG 515-5A EXISTING FIRE HYDRANT TO REMAIN EXISTING ELECTRIC PULLBOX EXISTING GAS SERVICE AND METER TO REMAIN EXISTING TRANSFORMER TO REMAIN EXISTING SEWER CLEANOUTS TO REMAIN EXISTING VACANT WATER SERVICE AND METER TO REMAIN EXISTING WATER SERVICE AND METER TO REMAIN EXISTING GAS SERVICE AND METER TO BE REMOVED PER SEPARATE WORK ORDER EXISTING TRANSFORMER TO BE REMOVED EXISTING GAS SERVICE AND METER TO BE REMOVED PER SEPARATE WORK ORDER EXISTING SEWER LATERAL AND CLEANOUT TO BE REMOVED 3.0' EXISTING BIOFILTRATION BASIN TO REMAIN; PER DWG 515-5A 1 1 1 4 4 4 EXISTING SEWER LATERAL AND CLEANOUT TO BE REMOVED EXISTING STRUCTURE TO REMAIN EXISTING POWER POLE TO BE RELOCATED EXISTING POWER POLE TO REMAIN 6 6 6 6 6 6 6 2 2 2 3 3 PORTION OF EXISTING RETAINING WALL TO REMAIN 9 11 10 EXISTING SIDEWALK UNDER DRAINS TO BE REMOVED 7 7 7 7 EXISTING PCC DRAINAGE SPILLWAY TO BE REMOVED 1 6 2 EXISTING ELECTRICAL PULL BOX TO REMAIN EXISTING SEWER CLEANOUTS TO BE REMOVED 61.7 IE BMP 3 A= 486 SF 71.5 FG BMP 4 A= 313 SF 71.5 FG BMP 2 A= 389 SF 71.5 FG BMP1 A= 339 SF 71.5 FG BMP 6 A= 616 SF 71.5 FG BMP 7 A= 346 SF 71.5 FG BMP 8 A= 240 SF 71.5 FG BMP 5 A= 627 SF 71.5 FG RAISED PLANTER BMP (TYP.); SEE DETAIL SHEET 8 RAISED PLANTER BMP (TYP.); SEE DETAIL SHEET 8 72.5 TG 68.5 IE 72.5 TG 68.5 IE 72.5 TG 68.5 IE 72.5 TG 68.5 IE 72.5 TG 68.5 IE 72.5 TG 68.5 IE 72.5 TG 68.5 IE 68.2 TG 67.2 IE 67.8 TG 65.9 IE 67.8 TG 65.4 IE 68.4 RIM 64.4 IE 68.0 RIM 65.7 IE 68.4 RIM 62.4 IE 68.2 TG 67.6 IE 68.2 TG 66.7 IE 68.2 TG 66.4 IE 68.2 TG 67.3 IE 68.2 TG 67.1 IE 67.8 TG 64.8 IE 67.8 TG 65.3 IE 68.2 TG 66.0 IE 68.2 TG 66.5 IE 68.2 TG 66.3 IE PROPOSED LIGHT POLE APPROX. LOCATION OF PROPOSED TRANSFORMER APPROX. LOCATION OF PROPOSED TRANSFORMER 12 67.8 TG 64.6 IE EXISTING TRANSFORMER TO BE REMOVED ROOF DOWN SPOUT (TYP.) 13 67.8 TG 64.6 IE 67.8 TG 65.4 IE 67.8 TG 65.6 IE 67.8 TG 66.2 IE 67.8 TG 65.6 IE 67.8 TG 65.6 IE 68.2 TG 66.9 IE BMP 11 A= 175 SF 64.5 FG BMP 10 A= 119 SF 64.5 FG BMP 9 A= 411 SF FG = 65.5 ~55' FROM NW PL CORNER LIGHT POLE LOCATED AT THE END OF GRAND AVE ~150' FROM NE PL CORNER EXISTING FIRE HYDRANT TO REMAIN LIGHT POLE LOCATED AT THE NW CORNER OF GRAND AVE & HOPE AVE 13 3' MI N PROPOSED 8" PVC WATER MAIN UPSIZING OF EXISTING 6" ACP END 8" PVC WATER MAIN UPSIZING; CONNECT WITH 8" X 8" X 8" TEE PROPOSED 8" PVC WATER MAIN UPSIZING OF EXISTING 6" ACP 67.8 TG 65.6 IE 67.8 TG 66.1 IE 67.8 TG 66.4 IE 68.2 TG 66.2 IE 61.9 IE 68.2 TG 66.9 IE 68.4 RIM 67.0 IE 68.4 RIM 66.7 IE 72.5 TG 68.5 IE 68.0 TG 66.3 IE 4. 6 ' N 3 3 ° 5 6 ' 4 6 " W 6 1 . 9 0 ' N 55°58'09" E 197.87' EXISTING WATER SERVICE AND METER TO BE REMOVED EXISTING WATER SERVICE AND METER TO BE REMOVED EXISTING FIRE HYDRANT TO BE REMOVED EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN EXISTING STRUCTURE TO REMAIN APPROX. LOCATION OF PROPOSED TRANSFORMER BMP 15 67.4 TG 65.1 IE 67.3 TG 64.8 IE 14 6" PVC STORM DRAIN @ 1.0% MIN. EXISTING WATER SERVICE AND METER TO BE REMOVED PROPOSED 1" WATER SERVICE, METER AND BACKFLOW PROP. COMPACT PARKING HOPE AVENUE APARTMENTS HOPE AVENUE 8 LEGEND PLAN VIEW - PRELIMINARY UTILITY PLAN SCALE: 1" = 30' HORIZONTAL EXISTING PROPERTY BOUNDARY ADJACENT PROPERTY LINE / RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS PROPOSED LOT LINE ADJACENT LOT LINE SETBACK LINE EXISTING CONTOUR PROPOSED CONTOUR PROPOSED BUILDING FOOT PRINT PROPOSED FLOW LINE PROPOSED DIRECTION OF FLOW PROPOSED AC SAWCUT PROPOSED LIMITS OF GRADING PROPOSED MASONRY RETAINING WALL PROPOSED 6" PCC CURB AND GUTTER PROPOSED PCC PAVEMENT PROPOSED RAISED PLANTER BMP PROPOSED PVC WATER MAIN (SIZE PER PLAN) PROPOSED FIRE HYDRANT PROPOSED TREE WELL BMP PROPOSED STREET TREE TENTATIVE TRACT MAP PRELIMINARY UTILITY PLAN FOR: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-05-UTIL.DWG 5 0 30 60 80 SCALE: 1" = 30 HORIZONTAL SIDE NOTES 1. EXISTING SURVEY MONUMENTS TO BE PROTECTED IN PLACE. IF A MONUMENT IS DISTURBED OR DESTROYED, IT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR AND A CORNER RECORD OF SURVEY SHALL BE FILED WITH COUNTY. 2. ALL EXISTING STRUCTURES AND WALLS WITHIN THE PROPOSED DISTURBED AREA TO BE DEMOLISHED UNLESS OTHERWISE NOTED. 3. ALL EXISTING TREES WITHIN THE PROPOSED DISTURBED AREA TO BE REMOVED AND THE AREA CLEARED / GRUBBED UNLESS OTHERWISE NOTED. 4. ALL EXISTING SERVICES AND APPURTENANCES ON GRAND AVENUE TO BE RECONNECTED AFTER COMPLETION OF UPSZING OF EXISTING 6" ACP WATER MAIN TO NEW 8" PVC WATER MAIN PLSA 3802 100 100 EASEMENT NOTES SEE SHEET 2 FOR SUMMARY OF EXISTING EASEMENTS ONSITE AS WELL AS PROPOSED EASEMENTS W W CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED PROPOSED 6" PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED 6" PCC CURB PER SDRSD G-1 PROPOSED AC SAWCUT; SEE DETAIL SHEET 7 PROPOSED MASONRY RETAINING WALL PER SDRSD C-3; SEE DETAIL SHEET 7 PROPOSED 6" STORM DRAIN; PIPE TO HANG FROM FIRST LEVEL PODIUM AND DISCHARGE TO GRAND AVENUE PROPOSED 12" AREA DRAIN BY NDS OR APPROVED EQUAL PROPOSED CURB OUTLET PER SDRSD D-25 PROPOSED 6" SEWER LATERAL PER CITY OF CARLSBAD S-7, CUT IN WYE CONNECTION PER S-8 PROPOSED 4" DOMESTIC WATER SERVICE W/ 3" METER AND BACKFLOW PER CITY OF CARLSBAD W-7 AND W-8 PROPOSED 8" FIRE SERVICE AND BACKFLOW PER CITY OF CARLSBAD W-9 PROPOSED 1" IRRIGATION SERVICE, METER PER CITY OF CARLSBAD W-3 AND BACKFLOW PER W-6 REMOVE EXISTING FIRE HYDRANT AND HYDRANT LATERAL AND INSTALL NEW FIRE HYDRANT AND SERVICE PER CITY OF CARLSBAD W-17 PROPOSED 6" TRENCH DRAIN BY NDS OR APPROVED EQUAL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 June 21, 2023 Item #1 Page 247 of 250 I X I : :: : I ----W,-;f~c;=c;=,t;,,,,,,~G !:ja!I --.i=::::==---:\ \V I I : L__J I .___...,,1,--,.___---'ij,-;,-----'•'--+-"-,1___._ ___ __, 1, ,! , I I I'------I -~ ----,---- :) ~Ht""'L-_-_-_-_ .... 1 X - ' I I 1 \ , I \! 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I ' I I I ft---I I I H----I I r+---I I --7 I I I-I I I r I J • • I I I I • I I I I I I I -------- w w w ""' ~ 8 PASCO LARET SUITER I I.SSOC!l.llES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ~\lo G L..,111 <' ->..'-.ra ,._ '1, No. 80356 Exp. 12/31 /24 CIV\\. I 9iEET 11 CITY OF CARLSBAD TENTATIVE TRACT MAP I ENGINEER OF WORK: TYLER G LAWSON DA1E: RCE: 80358 DWN BY: BAK CHKD BY: ---1 RVWD BY: JGL W W W W W W W W W W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S W WW W W S S S G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S S G G G G G G G OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE E E E E E E E E E E S S SD SD SD SD SD S S S S S S S S S S S S W W W W W W SD SD SD SD SD SD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWW W WW SDSD W 14 " T D 16"TC 42"TC 16"TC 15"TC 12"TC 12"TD X X X X XXXXXX X X OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE OE OE OEOEOE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOE OEOEOEOEOEOEOEOEOEOE OE OE OEOEOE OEOEOEOEOE OE OE OE OEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOEOE O E O E OE OE OE OE OE OE OE OE OE OE OE OE WOOD WALL 71 70 69 6968 68 68 68 67 67 67 6 6 66 6 5 6 4 63 63 63 62 62 MON. WELL GEO GRIDTRANS PAD 67.10 TC 66.65 FL 67.84 TC 67.30 FL 67.73 TC 67.24 FL 68.49 TC 68.06 FL 68.59 TC 68.09 FL 68.61 TC 68.22 FL 69.33 TC 68.87 FL 68.98 TC 68.47 FL 68.97 TC 68.58 FL68.67 TC 68.67 FL 68.48 TC 68.43 FL 68.98 TC 68.48 FL 69.22 TC 68.78 FL 68.09 TC 67.65 FL 69.30 TC 68.84 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 69.43 70.32 63.43 63.30 63.2162 . 2 6 62 . 1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 63.13 62.37 TC 61.91 FL 62.41 TC 61.92 FL 63.04 TC 62.59 FL 63.65 TC 63.25 FL 64.83 TC 64.38 FL 66.04 TC 65.54 FL 66.80 TC 66.37 FL 68.05 TC 67.53 FL 69.79 TC 69.31 FL 70.65 TC 70.19 FL 68.93 TC 68.46 FL 67.95 TC 67.52 FL66.84 TC 66.32 FL65.03 TC 64.54 FL 63.90 TC 63.37 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 69.70 TW 69.71 TW 69.71 TW 63.61 63 . 6 2 68 . 3 2 63.73 67 . 4 0 63.36 68 . 6 7 63 . 6 3 6 2 6968 67 EXISTING 1 STORY BUILDING EXISTING 1 STORY BUILDING W W W W W W W XXXXXXXXXXXX X XXXX XX X X X X X 30 ' 20' GRAND AVENUE HO P E A V E N U E 1ST FF = 68.5 3' EXISTING 6" VC SEWER MAIN DWG 118-9 EX SEWER MH (RIM: 62.05) (IE: 54.74) PER DWG 118-9 SEWER MANHOLE (RIM: 66.60) (IE: 60.14) PER DWG 118-9 SEWER MANHOLE (RIM: 68.51) (IE: 61.51) PER DWG 515-5B EXISTING TRANSFORMER PAD TO BE REMOVED EXISTING SEWER LATERAL AND CLEANOUT TO REMAIN EXISTING FIRE HYDRANT TO REMAIN EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 2" GAS MAIN PER SDGE EXISTING SEWER CLEANOUT TO REMAIN EXISTING STORM DRAIN OUTLET TO REMAIN (67.95 TC) ME T E R S PROPOSED PUBLIC STREET AND UTILITY EASEMENT 30 ' 1ST FF = 68.5 GRAND AVE STA. 1+00 = HOPE AVE STA. 10+00 ST A . 2 + 1 7 . 5 3 ~ 2 0 . 0 ' R T EN D N E W P C C C U R B A N D GU T T E R M A T C H T O E X I S T I N G ; (6 3 . 9 T C ) ; ( 6 3 . 4 F L ) ST A . 1 + 4 6 . 3 5 ~ 1 4 . 9 3 ' L T PR O P O S E D 6 " P V C S E W E R LA T E R A L ; ( 5 4 . 7 7 I E ) ST A . 3 + 4 9 . 6 6 ~ 2 . 8 ' L T PR O P O S E D 4 " D O M E S T I C WA T E R S E R V I C E ; C O N N E C T T O WA T E R M A I N ST A . 3 + 5 2 . 6 6 ~ 2 . 8 ' L T PR O P O S E D 1 " I R R I G A T I O N S E R V I C E ; CO N N E C T T O W A T E R M A I N ST A . 1 + 9 7 . 1 0 ~ 2 . 8 ' RE M O V E E X I S T I N G W A T E R SE R V I C E A N D M E T E R B O X ST A . 1 + 1 7 . 9 6 ~ 2 0 . 0 ' R T PR O P O S E D C U R B O U T L E T ; 61 . 7 F L EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PCC SIDEWALK TO REMAIN EXISTING PCC DRIVEWAY TO REMAIN EXISTING PCC DRIVEWAY TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PCC CROSS GUTTER TO REMAIN EXISTING FIRE HYDRANT TO BE REMOVED ST A . 3 + 2 8 . 3 2 ~ 2 . 8 ' L T RE M O V E E X I S T I N G W A T E R SE R V I C E , M E T E R B O X A N D BA C K F L O W ST A . 3 + 3 0 . 1 1 ~ 2 . 8 ' L T RE M O V E E X I S T I N G W A T E R SE R V I C E , M E T E R B O X A N D BA C K F L O W ST A . 1 + 2 3 . 3 8 ~ 2 . 8 ' L T EX I S T I N G W A T E R S E R V I C E AN D M E T E R T O B E R E M O V E D 1 1 9 9 11 514 17 1 157 7 7 7 7 12 13 13 12 2 3 4 4 8 8 18 18 1 ST A . 1 + 2 2 . 6 1 ~ 8 . 3 6 ' R T BE G I N N E W P C C C U R B A N D GU T T E R M A T C H T O E X I S T I N G ; 61 . 4 T C ; ( 6 1 . 4 F L ) PROJECT SITE 7 LIMITS OF AC GRIND AND OVERLAY LIMITS OF AC GRIND AND OVERLAY EXISTING OVERHEAD UTILITY TO BE REMOVED 12 ST A . 1 + 9 8 . 1 6 ~ 1 5 . 0 ' L T RE M O V E E X I S T I N G S E W E R LA T E R A L ; C A P A T M A I N 7 ST A . 3 + 7 8 . 8 7 ~ 1 5 . 0 ' L T RE M O V E E X I S T I N G S E W E R LA T E R A L ; C A P A T M A I N 30 ' 60 ' EXISTING COMMUNICATION RISER TO REMAIN LALA LA10 ' EXISTING PCC PORTION OF ALLEY EXISTING AC PORTION OF ALLEY 6. 0 ' 7 ST A . 1 + 2 6 . 2 8 ~ 2 . 8 ' L T PR O P O S E D H Y D R A N T AN D S E R V I C E 2. 0 % 19 4. 0 ' APPROX. LOCATION OF PROPOSED TRANSFORMER 20 21 23 ST A . 2 + 5 8 . 8 3 ~ 2 1 . 0 R T PR O P O S E D S T R E E T L I G H T ST A . 3 + 9 2 . 8 9 ~ 2 . 8 ' L T PR O P O S E D 8 " F I R E S E R V I C E SE R V I C E , C O N N E C T T O WA T E R M A I N PROP. EXTENSION OF 8" PVC WATER MAIN 22 PROP. PCC PED RAMP PER SDRSD G-29 TYPE C 1 2 3 4 5 6 7 8 9 10 11 ST A . 0 + 8 6 . 4 6 ~ 2 . 8 ' BE G I N P R O P O S E D U P S I Z I N G OF E X I S T I N G 6 " A C W A T E R MA I N T O 8 " P V C W A T E R M A I N ; CO N N E C T W I T H 8 " X 8 " X 8 " T E E PROP. 8" PVC WATER MAIN 7 EX. 8" PVC WATER MAIN PER DWG 938-3 EX. 6" AC WATER MAIN PER DWG 938-3 24 ST A . 4 + 2 0 . 3 8 ~ 2 . 8 ' L T RE M O V E E X I S T I N G F I R E HY D R A N T S E R V I C E F R O M R O W 16 ST A . 1 + 6 4 . 4 5 ~ 2 2 . 3 ' PR O P O S E D S T R E E T T R E E ST A . 2 + 7 4 . 5 3 ~ 2 2 . 3 ' PR O P O S E D S T R E E T T R E E ST A . 3 + 2 1 . 2 9 ~ 2 2 . 3 ' PR O P O S E D S T R E E T T R E E ST A . 3 + 7 2 . 7 7 ~ 2 2 . 3 ' PR O P O S E D T R E E W E L L B M P 6 7 ST A . 4 + 8 8 . 8 1 ~ 2 . 8 ' L T EN D U P S I Z I N G O F 6 " A C WA T E R M A I N F O R 8 " P V C WA T E R M A I N ; C O N N E C T WI T H 8 " X 8 " X 8 " T E E EX. 8" PVC WATER MAIN PER DWG 938-3 24 (2 . 0 % ) (2 . 0 % ) EXISTING PCC SIDEWALK TO REMAINLA LA ST A . 1 + 1 4 . 7 0 ~ 2 . 8 ' L T EX I S T I N G F I R E H Y D R A N T A N D HY D R A N T L A T E R A L T O B E R E M O V E D 8 EXISTING 6" AC WATER MAIN TO REMAIN 7. 0 ' SEE DETAIL THIS SHEET 25 ST A . 1 + 3 7 . 1 6 ~ 1 4 . 9 3 ' L T AP P R O X . L O C A T I O N O F EX I S T I N G S E W E R L A T E R A L T O BE R E M O V E D ; C A P A T M A I N SEE DETAIL SHEET 8 FOR MODIFIED D-25 OUTLET CONNECTION TO CLEANOUT 4. 5 ' 7. 5 ' 4. 9 ' 4' 27 27 S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W G G G G G G G G G G G G G G G G G G G G G G G G W W W W W W 9"TP 9"TP 9"TP9"TP 7"TD4"TD 68 67 66 65 65 65 65 6 4 64 MON. WELL 68.36 TC 67.93 FL 68.70 TC 68.28 FL 68.53 TC 68.08 FL 68.76 TC 68.76 FL 68.75 TC 68.31 FL67.95 TC 67.90 FL 67.41 TC 67.31 FL 65.86 TC 65.80 FL 65.20 TC 64.71 FL63.18 TC 62.73 FL 62.80 TC 62.31 FL 63.07 TC 63.04 FL 63.29 TC 63.25 FL 67.58 TC 67.08 FL 67.88 TC 67.44 FL 67.51 FL 68.22 68.18 67.96 TC 67.56 FL 68.45 TC 68.00 FL 62.95 63.32 63.00 63.16 62.56 68.87 RIM 68.33 RIM 64.94 RIM 65.33 TW 68.77 TW 68.70 TW 65.33 63.36 64.15 64.47 65.06 66.06 TC 65.77 FL 65.81 TC 65.50 FL CARLSBAD VILLAGE DRIVE 40 ' 40 ' 80 ' EX SD CO PER DWG 515-5A (RIM: 67.99) (IE: 63.30) EXISTING 6" C-150 AC WATER MAIN PER DWG 155-9 EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING 24" RCP STORM DRAIN DWG 803-8 EXISTING FIRE HYDRANT AND SERVICE TO REMAIN EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING PCC DRIVEWAY TO REMAIN SEWER MANHOLE (IE: 60.42) PER DWG 118-9 (62.8 TC) (62.3 FL) EX SD CO PER DWG 515-5A (RIM: 68.34) (IE: 63.37) EXISTING SIGN TO REMAIN PROJECT SITE LIGHT POLE TO REMAIN EX. SYAGRUS ROMANZOFFIANUM QUEEN PALM SPECIES TREE (±15' B.T.H.) TO REMAIN EX. VACANT WATER SERVICE AND METER TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN EXISTING PAVERS TO REMAIN LI G H T P O L E T O R E M A I N LIGHT POLE TO REMAIN EXISTING AC DRIVEWAY TO REMAIN EXISTING PCC PED RAMP TO REMAIN EXISTING PCC PED RAMP TO REMAIN LIGHT POLE TO REMAIN EXISTING PCC CURB AND GUTTER TO REMAIN EX I S T I N G D R Y U T I L I T Y PU L L B O X T O R E M A I N EXISTING DRY UTILITY PULLBOX TO REMAIN EX I S T I N G D R Y UT I L I T Y P U L L B O X TO R E M A I N EXISTING DRY UTILITY PULLBOX TO REMAIN EXISTING DRY UTILITY PULLBOX TO REMAIN 10' 20' HO P E A V E N U E 5' 1 EXISTING PAVERS TO REMAIN EX . M A G N O L I A GR A N D I F L O R A S O U T H E R N MA G N O L I A S P E C I E S T R E E (4 " D I A M E T E R ) T O R E M A I N EX. SOUTHERN MAGNOLIA SPECIES TREE (6" DIAMETER) TO REMAIN EXISTING PCC CROSS GUTTER TO REMAIN EXISTING PAVERS TO REMAIN EX. SYAGRUS ROMANZOFFIANUM QUEEN PALM SPECIES TREE (±15' B.T.H.) TO REMAIN PROPOSED PUBLIC STREET AND UTILITY EASEMENT DEDICATION 10 ' EXISTING PUBLIC STREET EASEMENT EXISTING BMP PER DWG 515-5A TO BE RECONFIGURED (82 SF MIN) EX PCC CURB TO REMAIN 11 ~1 0 ' EX C A R L S J R . SI G N T O R E M A I N EXISTING DRY UTILITY RISER TO BE RELOCATED EXISTING STOP SIGN TO BE RELOCATED EX RIGHT TURN ONLY SIGN TO BE RELOCATED 11 EX D R Y U T I L ST R C T T O B E U G END PROP. PCC SDWK; CONNECT TO EX DWY EXISTING DECORATIVE BRICK PAVERS TO REMAIN 7 10+00 11+00 12+00 13+00 ST A . 1 0 + 8 5 . 8 0 ~ 1 0 . 0 ' R T IN S T A L L 1 " D O M E S T I C WA T E R S E R V I C E , M E T E R AN D B A C K F L O W ST A . 1 1 + 1 4 . 1 6 ~ 1 0 . 0 ' R T EX I S T I N G W A T E R S E R V I C E , ME T E R A N D B A C K F L O W T O BE R E M O V E D EX. VACANT WATER SERVICE AND METER TO REMAIN 26 AP P R O X . L O C A T I O N O F E X . VA C A N T W A T E R S E R V I C E A N D ME T E R T O R E M A I N PROP. PVT DRAINAGE & WATER QUALITY TREATEMENT EASEMENT FOR THE BENEFIT OF PARCEL A MAP 21619 7 5 LIMITS OF 2" GRIND AND OVERLAY W W W W W W W W S S S S S S S S W G G G G G G G G G G G G G G G G G G G G G G G G G S S S S S S OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE S S S S S SD SD SD SD W W W W W W W W W W W W W W W WW W W W SDSD W W XXXXX OEOEOE OE OE OE OE OE OE OE OE OE OE OEOEOE OEOEOE O E O E O E O E O E OE OE OE WOOD WALL 63 62 62 61.72 62.05 62.06 62 . 2 6 62 . 1 9 61.70 61.51 61.42 62.37 TC 61.91 FL 62.41 TC 61.92 FL 62.19 TC 61.77 FL62.08 TC 61.62 FL 61.54 TC 61.49 FL 61.47 TC 61.39 FL 62.04 RIM 62.38 TW 63.21 TW 6 2 EXISTING W W W W W W XX XX X X X X X EXISTING PCC C&G TO REMAIN EXISTING HYDRANT AND SERVICE TO BE REMOVED (61.5 FL) (61.6 FL) PROP. PCC C&G PER SDRSD G-2; MATCH TO EXISTING; 61.4 TC (61.4 FL) EXISTING PCC C&G TO REMAIN 1 1 EXISTING PCC C&G TO BE REMOVED EXISTING SIGN TO BE RELOCATED EXISTING POWER POLE TO BE RELOCATED (61.6 FL) (61.7 FL) EXISTING POWER POLE TO REMAIN EXISTING PCC PED RAMP EX SEWER MH (RIM: 62.05) (IE: 54.74) PER DWG 118-9 EXISTING 1 1/2" GAS MAIN PER SDGE EXISTING 6" VC SEWER MAIN DWG 118-9 EXISTING PCC C&G TO REMAIN EXISTING EDGE OF PAVEMENT /// GRAND AVE STA. 1+00 = HOPE AVE STA. 10+00 PROPOSED 8" PVC WATER MAIN EXTENSION PROP. PCC PED RAMP PROP. MODIFIED CURB OUTLET PER SDRSD D-25; 61.7 FL HO P E AV E N U E GRAND AVENUE 1.0% PROJECT SITE PROP. 4" PCC SIDEWALK 2. 0 % 10 ' 6. 0 ' LIMITS OF GRIND AND OVERLAY PROP. RELOCATED POWER POLE PROP. FIRE HYDRANT AND SERVICE LA 62.30 TC 62.20 FS 62.13 TC 61.63 FS 62.20 TC 61.70 FS 62.3 FS 62.31 TC 61.81 FS (61.78) FS MATCH TO EXISTING PCC 61.50 TC 61.50 FS PROP. PCC PED RAMP PER SDRSD G-29 TYPE C 8.3% 2. 0 % PROPOSED 8" WATER MAIN 62.29 TC 61.79 FS 65.5 TW 62.5 BW 1.0% 62.4 FS SDRSD D-9; 65.5 RIM 62.0 IE IN 61.9 IE OUT 68.0 TW 64.5 BW 64.5 FG 62 PROPOSED 10" PVC STORM DRAIN DISCHARGING INTO D-9 CLEANOUT; 62.0 IE OE OE OE OE OE OE W W W W OEOEOEOEOEOE OEOEOEOEOEOE OEOEOEOEOEOE TRANS PAD 67.73 TC 67.54 TW XXXXXXXX PROP. 3" METER PER W-7 PROP. 3" BACKFLOW PER W-8 1" METER AND BACKFLOW PROP. 1" IRRIGATION SERVICE PROP. 4" DOMESTIC WATER SERVICE LA PROP. FENCE PER LANDSCAPE PLANS PROPERTY LINE 11 21 23 ±3' ±5 . 5 ' ±3 . 0 ' ±5.0' PROP. CMWD WATER EASEMENT SEE SHEET 2 PRELIMINARY GRAND AVENUE & CARLSBAD VILLAGE IMPROVEMENT PLAN: J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-06-FRNT.DWG HOPE AVENUE APARTMENTS HOPE AVENUE 8 PLSA 3802 SCALE: 1"=20' LEGEND PROPERTY LINE RIGHT-OF-WAY ADJACENT LOT LINE PROPOSED DEDICATION / PUBLIC ROAD EASEMENT TO CITY OF CARLSBAD CENTERLINE OF ROAD EXISTING CONTOUR PROPOSED CONTOUR EXISTING WATER MAIN (SIZE AND MATERAIL PER PLAN) EXISTING SEWR MAIN (SIZE AND MATERAIL PER PLAN) EXITING GAS MAIN (SIZE PER PLAN) PROPOSED SEWER LATERAL PROPOSED DOMESTIC WATER SERVICE PROPOSED FIRE WATER SERVICE PROPOSED STROMDRAIN CURB UNDERDRAIN CALTRANS VEHICULAR STOPPING SIGHT DISTANCE VIEW CORRIDOR PROPOSED PCC SIDEWALK / PAVEMENT PROPOSED ON-STREET PARALLEL PARKING SPACE (24' X 8') PER CMC 21.45-060 TABLE C, C.7 PROPOSED 25-FT DIAMETER TREE WELL WITH GRATE (5' DEEP X 10' X 20' SOIL; 5' X 8' GRATE) PROPOSED STREET TREE W W W S S S S S S W W W SD SD W S S S W W W SD SD W 0'20'40'60' CONSTRUCTION NOTES EXISTING SURVEY MONUMENT TO BE PROTECTED IN PLAN. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURVEYOR WHO SHALL FILE A CORNER RECORD WITH COUNTY IF DISTURBED OR DESTROYED. PROPOSED CURB OUTLET PER SDRSD D-25 PROPOSED 6" PVC PRIVATE SEWER LATER PER CITY OF CARLSBAD S-7 AND S-8 PROPOSED PCC CURB AND GUTTER PER SDRSD G-2 PROPOSED 2" GRIND AND OVERLAY; FULL WIDTH OF STREET SAWCUT EXISTING AC PAVEMENT TRENCH AND RESURFACING W/ AC PAVEMENT PER CITY OF CARLSBAD GS-26, GS-28 EXISTING TREE TO BE REMOVED EXISTING GAS SERVICE TO BE REMOVED EXISTING TREE TO REMAIN PROPOSED 4" PCC SIDEWALK PER SDRSD G-7 1 2 3 4 5 6 7 8 9 10 11 EXISTING POWER POLE TO REMAIN EXISTING SIGN TO BE RELOCATED EXISTING GUY WIRE TO BE REMOVED EXISTING SECONDARY POLE TO BE REMOVED PROPOSED FIRE HYDRANT EXISTING FENCE TO BE REMOVED EXISTING WALL TO BE REMOVED PROPOSED RELOCATED POWER POLE REMOVE EXISTING FIRE HYDRANT AND HYRDANT LATERAL AND INSTALL NEW FIRE HYDRANT AND SERVICE PER CMWD W-17 PROPOSED 4" DOMESTIC WATER SERVICE, W/ 3" METER AND BACKFLOW PER CMWD W-7 & W-8 PROPOSED 8" FIRE SERVICE AND BACKFLOW PER CMWD W-9 PROPOSED 1" IRRIGATION SERVICE AND METER PER CMWD W-3 AND BACKFLOW PER W-6 PROPOSED 4" AC OVER 8" AB PER GEOTECH RECOMMENDATION; PAVEMENT SECTION PER CITY OF CARLSBAD STANDARDS, TO BE VERIFIED BASED ON FIELD OBSERVED R-VALUES PROPOSED TREE WELL BMP WITH GRATE SEE DETAIL SHEET 8 PROPOSED 1" DOMESTIC WATER SERVICE METER AND BACKFLOW PER CMWD W-3 & W-6 200-FT SIGHT DISTANCE VIEW CORRIDOR PER CALTRANS HIGHWAY DESIGN MANNUAL 12 13 14 15 16 17 18 UTILITIES ARE KNOWN TO EXIST IN THE AREA. INFORMATION SHOWN HEREON IS PER BEST AVAILABLE RECORD INFORMATION. EXACT HORIZONTAL AND VERTICAL LOCATION OF EXISTING UTILITIES UNKNOWN. CONTRACTOR TO FIELD VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO ORDERING MATERIALS AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY ENGINEER OF WORK OF ANY DISCREPANCIES BETWEEN ACTUAL LOCATION AND PLAN LOCATION OF UTILITIES UPON DISCOVERY OF DISCREPANCY. ALL EXISTING MONUMENTS TO BE PROTECTED IN PLACE. ANY MONUMENTS DESTROY DURING CONSTRUCTION SHALL BE REPLACED BY A LICENSED SURVEYOR AND PROPER DOCUMENTATION SHALL BE FILED WITH THE COUNTY RECORDER ADDITIONAL NOTES 1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE RECORD INFORMATION. 2. ALL ONSITE WATER, SEWER AND STORM DRAIN FACILITIES TO BE PRIVATELY MAINTAINED. 3. REMOVE EXISTING WATER SERVICES PER CITY OF CALRSBAD STANDARD SPECIFICATION 15000-3.11. REMOVE EXISTING SEWER LATERALS PER CITY OF CARLSBAD STANDARD SPECIFICATION 15000-3.11 G G G PLAN VIEW - GRAND AVENUE IMPROVEMENTS SCALE: 1" = 20' HORIZONTAL PLAN VIEW - CARLSBAD VILLAGE DRIVE IMPROVEMENTS SCALE: 1" = 20' HORIZONTAL SCALE: 1"=20' 0'20'40'60' SCALE: 1"=10' 0'10'20'30' PLAN VIEW - GRAND AVENUE INTERSECTION DETAIL SCALE: 1" = 10' HORIZONTAL 6 19 20 21 22 23 EXISTING EASEMENT NOTES SEE SHEET 2 FOR SUMMARY OF EXISTING EASEMENTS ONSITE AS WELL AS PROPOSED EASEMENTS 24 25 PROPOSED EASEMENT NOTES SEE SHEET 2 FOR SUMMARY OF EXISTING EASEMENTS ONSITE AS WELL AS PROPOSED EASEMENTS DETAIL - 4" WATER SERVICE, METER AND BACK FLOW SCALE: 1" = 5' HORIZONTAL 26 27 June 21, 2023 Item #1 Page 248 of 250 X I dJ u X '~%"'c po:o - I -----\ _ 1 '/ 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 v- =i I I I I I I I • --.- I I I I I . . ., . ,..-. ... "1., " ~~~>':!-_., ;,-__ ... --~-::----I -~ E9- ::::::-,, 0 0 0 0 0 0 0 _O 0 0 0 I ~ I ------4---. \ -----1--i-i-= I --L~~I~-=±~- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 PASCO LARET SUITER ~ /.~~Otil.llE~ San Diego I Solana Beach I Orange Coun1y Phone 858.259.8212 I www.plsaengineering.com ------..----, \ '-, I I - - ----0------0 ___ _,[;iii I[ ~1 ~ q,, ...,<,,V-G L,411-..r. ~ ~ No, 80356 Exp, 12/31 /24 J'-?,~ CIV\\. ~ I SHEET I CITY OF CARLSBAD I Slit.EIS I TENTATIVE TRACT MAP I ENGINEER OF WORK: I DWN BY: BM DAlE: CHKD BY: RCE: 80358 RVWD BY: IliL 1YlER G LAWS<»I FIRST FF = 68.5 68.0 TW 64.5 BW 65.5 TW 64.5 TW@FG (62.5 BW) H= 3.0 FT PROP. SAWCUT EXISTING AC PAVEMENT 10.0' 6.2'0.5' 40.0' PL PL 10.0' TO TC 6.0' SDWK 4.0' LS PROP. NON-CONTIGUOUS PCC SIDEWALL PER SDRSD G-7 PROP. PCC CURB AND GUTTER PER SDRSD G-2 APPROX. EXISTING GRADE OF ROAD 30.0' DEDICATION 20.0' EXISTING 6" ACP WATER MAIN PER DWG 394-2 68.0 FG SUBMERGED PARKING LEVEL(S) BELOW 2.0' 15.0' EX. ESMT FOR ROW PUBLIC HWY PROPOSED EXISTING TEMPORARY 1:1 CUT SLOPE FROM EG TO TOP OF SHORING WALL PROPOSED SHORING WALL; DESIGN BY OTHERS 4.0' BUILDING HEIGHT PER ARC'H PLANS GRAND AVENUE (PUBLIC ROAD) APPROX. EXISTING GRADE FLOOR 1 FLOOR 2 FLOOR 3 FLOOR 4 FLOOR 1 FLOOR 2 FLOOR 3 FLOOR 4 SUBTERRANEAN PARKING LEVEL 1 FF ~56.17 SUBTERRANEAN PARKING LEVEL 2 FF ~47.08 PROP. 6" STORM DRAIN TO OUTLET ON GRAND AVENUE 66.0 TW (62.7 BW) H= 3.3 FT PROP. 6" STORM DRAIN PROP. 6" STORM DRAIN COURTYARD / POOL FF = 68.5 PL PROP. RAISED PLANTER / BIOFILTRATION BMP (TYP.); SEE DETAIL SHEET 8 PROP. PCC CURB PROP. AC SAWCUT PROP. PCC SIDEWALK 24.8' PL COURTYARD 64.1' PROP. MASONRY RETAINING WALL PER SDRSD C-03 2.5' PROP. RAISED PLANTER / BIOFILTRATION BMP (TYP.); SEE DETAIL SHEET 8HOPE AVENUE (PUBLIC ALLEY) 12.0' ESMT PROPOSED OUTLET PIPE TO PUNCTURE SLAB AND HANG FROM PODIUM PROPOSED 3" PVC SIDEWALK UNDER DRAIN FROM RAISED PLANTER BMP TO CURB FACE MAXIMUM BUILDING HEIGHT = 113.0; SEE ARCHITECTURAL PLANS ACCESS ROAD (PRIVATE ROAD) 4.0' PROPOSED SHORING WALL; DESIGN BY OTHERS 4.0' PROPOSED SHORING WALL; DESIGN BY OTHERS TEMPORARY 1:1 CUT SLOPE FROM EG TO TOP OF SHORING WALL TEMPORARY 1:1 CUT SLOPE FROM EG TO TOP OF SHORING WALL DRIVE AISLE 68.0 TW 66.0 BW 8' 5. 2 ' F I L L MAXIMUM BUILDING HEIGHT = 113.0; SEE ARCHITECTURAL PLANS APPROX. EXISTING GRADE 66.5 TW 65.5 TW@FG (63.9 BW) H=2.6 FT 68.0 TW 64.5 BW 66.3 TW 65.3 TW@ FG (64.3 BW) H= 2.0 FT 2% PROP. PCC CURB AND GUTTER PROP. AC SAWCUT CL PL10.0' 40.0' 6.9' PROP. 6" PVC STROMDRAIN PROP. 6" PVC STROMDRAIN COURTYARD / POOL FF = 68.5FLOOR 1 FLOOR 2 FLOOR 3 FLOOR 4 FLOOR 1 FLOOR 2 FLOOR 3 FLOOR 4 SUBTERRANEAN PARKING LEVEL 1 ~56.17 SUBTERRANEAN PARKING LEVEL 2 ~47.08 EXISTING 6" ACP WATER MAIN PER DWG 394-2 30.0' DEDICATION PROP. MASONRY RETAINING WALL PER SDRSD C-03 PROP. MASONRY RETAINING WALL PER SDRSD C-03 TEMPORARY 1:1 CUT SLOPE FROM EG TO TOP OF SHORING WALL 4.0'4.0' PL PROPOSED SHORING WALL; DESIGN BY OTHERS 68.0 TW 65.5 BW GRAND AVENUE 24.0' DRIVE ASILE18.0' PARKING (63.5 FL) PROPOSED SHORING WALL; DESIGN BY OTHERS 6.2' TEMPORARY 1:1 CUT SLOPE FROM EG TO TOP OF SHORING WALL 3. 8 ' F I L L 3. 9 ' F I L L MAXIMUM BUILDING HEIGHT = 113.0; SEE ARCHITECTURAL PLANS MAXIMUM BUILDING HEIGHT = 113.0; SEE ARCHITECTURAL PLANS / EX. PL PROP. 60.0' C / EX. PLL ROW 30.0'30.0' DEDICATION 10.0'20.0'20.0' EX. PCC CURB AND GUTTER TO REMAIN EX. PCC SIDEWALK TO REMAIN PROP. PCC CURB AND GUTTER PROP. 4" PCC SIDEWALK 2.0%2.0%2.0%2.0% 10.0' EX. 6" AC WATER MAIN PER DWG 394-2 EX. 6" VC SEWER MAIN PER DWG 118-9EX. 2" HP GAS MAIN PER SDGE PROP. AC SAWCUT PROP. 2" GRIND AND OVERLAY 4.0' LS 6.0' MEANDERING SDWK PL 15.0' ESMT PROPOSED 4" AC OVER 8" AB PER GEOTECH RECOMMENDATION; PAVEMENT SECTION PER CITY OF CARLSBAD STANDARDS, TO BE VERIFIED BASED ON FIELD OBSERVED R-VALUES PROP. 19.0' 10.0'9.0' ROW CL PL TW = PER PLAN BW = PER PLAN PROP. MASONRY RETAINING WALL PER SDRSD C-03 2.5' EX. PCC RIBBON GUTTER EX. AC PAVEMENT TO REMAIN 12.0' ACCESS ESMT 12.0' ACCES ESMT 3.0' 18.0' PARKING1.0' EX. 18" HDPE STORM DRAIN PER DWG 515-5A EX. 3" AC 7" AB EX. 3" AC 4" AB 1.0% MIN EX. 6" PCC CURB EX. MODIFIED PCC GUTTER PL 13.0' 25.0' PROP. AC SAWCUT PROP. PCC CURB PROP. PCC SIDWALK 5.0'8.0' PROP. RAISED PLANTER 24.0' SHARED DRIVE AISLE SUBJECT PROPERTY XX X X X X X X X 9"TP9"TP 9"TP9"TP 7"TD4"TD 8"TD(4) 8"TD (4) 10"TD 12"TD 14"T D 10" T D 10"TD 6"TD 6"TD 16"TC 42"TC 16"TC 15"TC 12"TC 16"TP 16"TP 16"TP 16"TP 11"TD 11"TD 12"TD 11"TD 11"TD 12"TD 11"TP 11"TP X X X X X X X OEOEOEOE OE OE OE OE OE OE OE OE OE OEOEOEOEOEOEOEOE OE RAM P WOOD WALL 70 69 69 69 69 69 69 69 69 68 68 68 68 68 6868 68 68 67 67 67 67 66 66 66 65 65 65 65 65 65 65 65 65 65 65 65 64 64 64 64 64 64 64 64 64 63 63 63 63 63 63 63 63 63 63 63 63 63 62 62 62 CONCPAD MON. WELL GEO GRIDTRANS PAD MON.WELL 67.10 TC66.65 FL 67.84 TC67.30 FL 67.73 TC67.24 FL 68.49 TC68.06 FL 68.59 TC68.09 FL 68.61 TC68.22 FL 69.33 TC68.87 FL 68.98 TC68.47 FL 68.79 TC68.35 FL 68.97 TC68.58 FL 69.12 TC68.70 FL 68.47 TC68.10 FL 69.16 TC68.81 FL 69.52 TC69.16 FL 69.08 TC68.56 FL 69.50 TC69.23 FL 69.58 TC69.50 FL 68.30 TC68.27 FL 68.64 TC68.19 FL 68.44 TC68.03 FL 68.17 TC67.74 FL 68.09 TC67.70 FL 68.67 TC68.67 FL 68.48 TC68.43 FL 68.98 TC68.48 FL 69.22 TC68.78 FL 68.09 TC67.65 FL 69.30 TC68.84 FL 68.52 TC68.04 FL 68.96 TC68.59 FL 69.30 TC68.80 FL 69.12 TC68.70 FL 68.94 TC68.54 FL 68.58 TC68.16 FL 68.34 TC67.95 FL 68.36 TC67.93 FL 68.70 TC68.28 FL 68.53 TC68.08 FL 68.76 TC68.76 FL 68.75 TC68.31 FL67.95 TC67.90 FL67.41 TC67.31 FL65.86 TC65.80 FL65.20 TC64.71 FL63.18 TC62.73 FL 62.80 TC62.31 FL 63.07 TC63.04 FL 63.29 TC63.25 FL 67.58 TC67.08 FL 67.88 TC67.44 FL 67.43 67.68 67.77 67.89 68.00 68.41 68.79 68.32 67.90 67.66 68.54 68.69 68.2168.63 69.38 69.43 69.55 69.44 69.51 69.39 69.42 69.4969.4669.45 69.41 69.37 69.39 69.3869.42 69.26 69.29 69.17 69.10 68.76 67.49 67.89 TC67.51 FL 68.74 TC68.24 FL 68.22 68.18 67.96 TC67.56 FL 68.45 TC68.00 FL 69.45 61.72 62.05 62.06 62.67 63.46 64.75 65.46 66.60 67.77 63.43 63.30 63.2162.2 662.1 9 62.95 61.70 61.51 61.42 61.8062.45 62.69 62. 6 0 62.1562.44 62.5 362.3062.58 62.9362.52 62.63 62.55 63.09 62.84 62.95 63.32 63.00 63.16 62.56 63.13 61.91 FL 62.41 TC61.92 FL 63.04 TC62.59 FL 63.65 TC63.25 FL 64.83 TC64.38 FL 66.04 TC65.54 FL 66.80 TC66.37 FL 68.05 TC67.53 FL 68.93 TC68.46 FL 67.95 TC67.52 FL66.84 TC66.32 FL65.03 TC64.54 FL63.90 TC63.37 FL 62.19 TC61.77 FL62.08 TC61.62 FL 61.54 TC61.49 FL61.47 TC61.39 FL 62.04 RIM 66.60 RIM 68.69 RIM 69.33 RIM 68.87 RIM 68.33 RIM 68.30 RIM 68.29 RIM 64.94 RIM 63.34 IE 66.29 IE62.38 TW 63.21 TW 68.02 TW 68.61 TW 67.60 TW 67.54 TW 70.75 TW 70.77 TW 70.83 TW 70.79 TW 70.79 TW 68.82 TW 65.22 TW 65.33 TW68.77 TW 68.70 TW 62.1 63.8 64.4 64.563.862.7 63.3 63.7 64.2 64.763.363.6 69.70 TW 69.71 TW 69.71 TW 69.75 TW70.42 TW 70.31 TW 74.23 TW 74.24 TW 69.59 TW 74.36 TW 69.54 TW 69.54 TW 68.21 TW 63.61 63.6 2 68. 3 2 63.73 67.4 063.36 68.6 763.6 3 69.16 64.55 64.8069.02 65 66 67 62 696867 65.33 64.35 63.2362.91 62.71 63.36 63.27 64.15 64.47 65.06 66.06 TC65.77 FL 64.91 65.11 TC64.64 FL 65.81 TC65.50 FL EXISTING1 STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTINGMULTI STORYBUILDING EXISTING1 STORYBUILDING EXISTING1 STORYBUILDING A A B BC GRAND AVENUE HO P E A V E N U E CARLSBAD VILLAGE DRIVE C D D E E (69.5 TW) (65.2 BW) EX. RETAINING WALL TO REMAIN EX. PCC CURB TO REMAIN PROP. 4" PCC 68.0 FG APPROX. EX. GRADE PROJECT SITE 5.1' CL PL ROW80.0' 40.0'40.0' 8.0'24.0'8.0'8.0'24.0'8.0' EX. 6" AC WATER MAIN PER DWG 155-9 EX. 6" VC SEWER MAIN PER DWG 118-9 EX. 24" RCP STROM DRAIN PER DWG 803-8 EX. 1 1/2" GAS MAIN EX. PCC CURB TO REMAIN EX. PCC CURB TO REMAIN EX. PCC CURB AND GUTTER TO REMAIN EX. PCC CURB AND GUTTER TO REMAIN EX. 4" PCC SIDEWALK TO REMAIN EX. 4" PCC SIDEWALK TO REMAIN (2.0%)(2.0%) CITY OF CARLSBAD ESMT VARIES DOC. # 1994 - 0376671 PROPOSED PUBLIC STREET & UTILITY ESMT (VARYING WIDTH) 2.0% PROPOSED SIDEWALK (WIDTH VARIES) % PER ARC'H PLANS SAWCUT EXISTING AC PAVEMENT PL24.9' 17.9'7.0' ACCESS ROAD (PRIVATE ROAD) 10% SD SD 6" TRENCH DRAIN; 67.3 TG 64.8 IE 6" PVC STORM DRAIN @ 1.0% MIN. X EXISTING (1 STORY) BUILDING TO REMAIN FF ~62.5 CL 19.0' 10.0'9.0' ROW PL 2.5' FLOOR 1 FLOOR 2 FLOOR 3 FLOOR 4 SUBTERRANEAN PARKING LEVEL 1 SUBTERRANEAN PARKING LEVEL 2 APPROX. EX. GRADE EX. FENCE TO REMAIN EX. PCC RIBBON GUTTER TO REMAIN EX. AC PAVEMENT 66.0 TW 62.7 BW H= 3.3 FT 68.0 TW 66.0 BW PROP. 6" STORM DRAIN TO OUTLET ON GRAND AVENUE PROP. 6" STORM DRAIN TO OUTLET ON GRAND AVENUE HOPE AVENUE 15.5' MAXIMUM BUILDING HEIGHT = 113.0; SEE ARCHITECTURAL PLANS EXISTING (2 STORY) BUILDING TO REMAIN PROP. RETAINING WALL PER SDRSD C-3 HOPE AVENUE APARTMENTS HOPE AVENUE 8 PLSA 3802 TENTATIVE TRACT MAP SECTION & DETAILS FOR: 7 SECTION CUT C-C NOT TO SCALE J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-07-08-SECT & DETS.DWG SECTION CUT A-A NOT TO SCALE SECTION CUT B-B NOT TO SCALE TYPICAL SECTION - GRAND AVE NOT TO SCALE TYPICAL SECTION - HOPE AVENUE NOT TO SCALE TYPICAL SECTION - PRIVATE ROAD NOT TO SCALE PLAN VIEW - KEY MAP NOT TO SCALE SECTION CUT D-D NOT TO SCALE TYPICAL SECTION - CARLSBAD VILLAGE DRIVE NOT TO SCALE TYPICAL SECTION - PRIVATE GARAGE ENTRANCE NOT TO SCALE SECTION SCALE NOTE: ALL SECTION VIEWS DRAWN TO RELATIVE SCALE, HOWEVER, REFER TO PLAN VIEW FOR SCALED DIMENSIONS SECTION CUT E-E NOT TO SCALE NOTE: INTERIOR PARKING GARAGE DRAINS AND INLETS FOR WASH DOWN AND NUISANCE WATER TO PLUMB TO SANITARY SEWER; ANY NON-STORMWATER / RAINWATER DISCHARGE TO MS4 IS PROHIBITED REFER TO ARCHITECTURAL PLANS FOR DRIVEWAY / PARKING GARAGE RAMP SLOPE INFORMATION; FINAL DESIGN WILL INCORPORATE 5-FT VERTICAL CURVES AS NECESSARY June 21, 2023 Item #1 Page 249 of 250 □ □ l . D □ _l a - --□ - \ R: , •: g. m I i' I --k ' L ~!J ~': _/ ,~ . ______;:;y~i . ·: ~ _/ ~ ' ~-' w ~ I</, ~·~ ~ ~ ~ k ~ C :-..:: " .. ·,!% ,,,,. ,~ :::i~ 71• - n===-□ □ c__t-r---:1 - J I I ~~ ,\"';\' I~ ;.;,g -~,.,. I ¾"W ~ 'I"· ?i'f,"~~ -' I ;=1 .. .: ~ r, ,-,~ I I I . I I - r: I H I-- 11111 11111111111 I ~ I ----~··· - I . 't\-:-. 7.~:i:~~ -~ -,- ! ' ''~==========---' ' ' . ' ' ' ' . ' I ,, :.., ___ _ r-----1 ~ '\,~ G L,qll-& '< <:f-1..'-~ ._ .... ~ No. 80356 i Exp. 12/31/24 * CIVIi. OF CAI.I~ fsiiml I CITY OVEF TRACT MAP L__J TENTATI ILJEETS CARLSBAD PASCO LARE!fa\fs~ii,~ h I Orange County San Diego I Solana Beac lsaengineering.com Phone · · 858 259 8212 I www.p I ENGINEER OF WORK: TYLER G LAWSON DA1E: RCE: 80358 I DWN BY: BAK CHKD BY: . RVWD BY: TGI,, X FENCE PER SEPARATE LANDSCAPE PLANS; COMBINED WALL AND FENCE HEIGHT NOT TO EXCEED 6' FROM LOWEST ADJACENT GRADE TW PER PLAN = TOP OF WALL AT FINISH SURFACE 0.5' MIN COVER OVER FOOTING PER SDRSD TYP. BW PER PLAN = BOTTOM OF WALL AT FINSIHED GRADE TF PER PLAN = TOP OF FOOTING *H *H = EXPOSED WALL HEIGHT = TW - BW GU T T E R L I N E SA W C U T L I N E 3.0' MIN 2.0' MIN 6" PCC CURB & GUTTER PER SDRSD G-2 STRUCTURAL SECTION 4" AC OVER 6" CLASS II AB OVER NATIVE SUBGRADE COMPACTED TO 95% REL. COMP. COLD PLAN AND OVERLAY (2" MIN. DEPTH) TO PROVIDE SMOOTH TRANSITION EXISTING AC PAVEMENT ***NOTE: 6.0" ORIFICE INTO OUTLET STRUCTURE FOR ALL RAISED PLANTER BMPS SEE TABLE FOR PONDING DEPTH TW = TW ELEV + 0.5' ON PODIUM 12" LAYER OF 3/4" CLEAN CRUSHED ROCK; **SEE NOTE BELOW 18" THICK LAYER OF ENGINEERED SOIL; *SEE NOTE BELOW PRE-FABRICATED RAISED PLANTER BOW PER SEPARATE SHOP DRAWINGS PLANTER WATERPROOFING ROOF DOWNSPOUT PIPE TO CONVEY STORMWATER TO PLANTER DEEP ROOTED, DENSE, DROUGHT TOLERANT PLANTING SUITABLE FOR WELL-DRAINED SOIL CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY BACKFLOW; SEE TABLE FOR SIZE 6" PVC OUTLET PIPE (TYP.) 3" 6" DIAMETER PERFORATE UNDERDRAIN PIPE PLANTER WATER PROOFING IMPERVIOUS LINER FS ELEV. PER PLAN PRE-FABRICATED RAISED PLANTER BOX PER SEPARATE SHOP DRAWINGS TW ELEV. = PONDING DEPTH + 3" FG= 71.5 GRATE SIZEBMP 18"X18"1 18"X18"2 24"X24"3 4 18"X18"5 18"X18"6 12"X12"7 12"X12"8 9 12"X12"10 12"X12"11 PONDING DEPTH 12" 12" 12" 12" 12" 12" 12" 12" 9" 9" 9" LOCATION TYPE PODIUM LEVEL TERRACED WALL TERRACED WALL TERRACED WALL 1.0' PODIUM LEVEL PODIUM LEVEL PODIUM LEVEL PODIUM LEVEL PODIUM LEVEL PODIUM LEVEL PODIUM LEVEL 18"X18" 24"X24" *BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOOD MULCH, AND 20-30% TOPSOIL. **3/4" CRUSHED ROCK LAYER SHALL BE A MINIMUM OF 12" BUT MAY BE DEEPENED TO INCREASE THE INFILTRATION AND STORAGE ABILITY OF THE DETAIL ROOT BALL 20.0' LIMITS OF STRUCTURAL SOIL 6" SAND FILTER LAYER ROOT BARRIER PER SDRSD L-6 30 MIL PLASTIC IMPERMEABLE LINER *60" DEEP STRUCTURAL SOIL DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4 UNCOMPACTED SUBGRADE 30 MIL PLASTIC IMPERMEABLE LINER REMOVE AND REPLACE EXISTING SIDEWALK AS NECESSARY 8" ROOT BARRIER PER SDRSD L-6 30 MIL PLASTIC IMPERMEABLE LINER 3" MULCH 9.0' 8.0' TREE GRATE FRAME *TREE GATED FRAME BY URBAN ACCESSORIES OR APPROVED EQUAL9" X 30" TREE GRATE SUPPORT 4" X 8 SMOOTH DOWELS @ 18" OC, GREASED ON ONE END, TYP. ALL SIDES PER SDC GS DS GS-1.02 #4 @ 18" O.C. BOTH WAYS PER SDC GS DS GS-1.02 INSTALL 30 MIL PLASTIC IMPERMEABLE LINER WHERE CONCRETE IS POURED OVER ENGINEERED SOIL (TYP.) 6" PCC C&G PER SDRSD G-2 STREET FLOW COMPACTED SUBGRADE 6" SAND FILTER LAYER 10.0' LIMITS OF STRUCTURAL SOIL ROOT BARRIER PER SDRSD L-6 30 MIL PLASTIC IMPERMEABLE LINER *60" DEEP STRUCTURAL SOIL DEEP ROOT TREE BUBBLER PER SDRSD DWG I-4 UNCOMPACTED SUBGRADE 3" MIN MULCH LAYER 4" OPENING FOR DRAINAGE 30 MIL PLASTIC IMPERMEABLE LINER SPLASH PAD PER SDC GS DS GS-5.06 6"8" PCC SIDEWALK PER SDRSD G-7 9" X 30" PCC TREE GRATE FRAME PER SDRSD L-4 5.0' TREE GRATE FRAME 4" X 8" SMOOTH DOWELS @ 18" OC, GREASED ON ONE END, TYP. ALL SIDES PER SDC GS DS GS-1.00 #4 @ 18" O.C. BOTH WAYS PER SDC GS DS GS 1-.00 CURB CUT PER DETAIL THIS SHEET *TREE GATED FRAME BY URBAN ACCESSORIES OR APPROVED EQUAL 9" x 30" x 12" DEEP TYPE 1 SPLASH PAD PER SDC DS GS-5.06 (NO. 2 COARSE AGGREGATE ROCK) R=6" (TYP.) 6" PCC C&G PER SDRSD G-02GUTTER LIP 2 . 5 ' 1 . 0 ' 1 . 0 ' C C D D 18" CURB CUT OPENING CENTERED AT TREE WELL LOCATION AS SHOWN ON SHEET 4 GUTTER LIP 4 . 5 ' G U T T E R D E P R E S S I O N 6" PCC C&G PER SDRSD G-02 LIMITS OF 9" X 30" TREE GRATE SUPPORT 6" PCC C&G PER SDRSD G-2 STREET FLOW COMPACTED SUBGRADE CURB CUT PER DETAIL THIS SHEET 30 MIL PLASTIC IMPERMEABLE LINER AND ROOT BARRIER 9" X 30" PCC TREE GRATE SUPPORT PER SDRSD L-4 SPLASH PAD PER GS-5.06 TOP OF 6" PCC C&G TOP OF 6" PCC C&G 4.5' FLOWLINE (PER PLAN) FLOWLINE (PER PLAN)1" GUTTER DEPRESSION @ TREE WELL1" VERTICAL GUTTER TRANSITION OVER 1' HORIZONTAL 1.5' CURB CUT OPENING 1.0' 1.0' 7" 1" 2.5' 3.2' 6.2' TW = PER PLAN BW = PER PLAN TW = PER PLAN BW = PER PLAN TERRACED WALL SYSTEM WITHOUT TREE TERRACED WALL SYSTEM WITH TREE 2.0' 8.9' 5.0' PCC CURB & GUTTER (SIZE PER PLAN) PCC CURB & GUTTER (SIZE PER PLAN) B B A A 18" WIDE CURB CUT CENTERED ON TREE WELL (SEE DETAIL B-B) LA SPLASH PAD PER GS-5.06 LA 25' DIAMETER CANOPY STREET TREE WITH 982 CF MIN STRUCTURAL SOIL** LIMITS OF 30 MIL PLASTIC IMPERMEABLE LINER ALONG SIDES OF STRUCTURAL SOIL 6" THICK, 18" DEEPENED EDGE SIDEWALK TREATMENT, SEE SECTION B-B BELOW TREE WELL GRATE COVER 5' X 8'; FS = ADJACENT LANDSCAPE FG CONSTRUCT CONTIGUOUS PCC SIDEWALK 4.0' CLEAR MIN LIMITS OF STRUCTURAL SOIL BELOW (5' DEEP X 10' X 20') 61.9 IE STANDARD CLEANOUT LID; 65.5 RIM 3' x 0.25' DRAINAGE CHANNEL PER SDRSD D-25; OUTLET TO GRAND AVENUE CLEANOUT PER SDRSD D-9 MODIFIED D-25 CURB OUTLET DISCHARGING FROM D-9 CLEANOUT INFLOW PIPE INTO CLEAN OUT FROM RAISED PLANTER BMPS BEYOND; 62.0 IE PROPOSED TERRACED RETAINING WALL SYSTEM PER SDRSD C-3; 65.5 TW 64.5 FG@TW 62.5 BW PROPOSED TERRACED RETAINING WALL SYSTEM PER SDRSD C-3; 68.0 TW 64.5 BW@FG RAISED PLANTER BMP; 64.5 FG HOPE AVENUE APARTMENTS HOPE AVENUE 8 PLSA 3802 TENTATIVE TRACT MAP SECTION & DETAILS FOR: 8 PLSA 3802 TYPICAL DETAIL - RETAINING WALL NOT TO SCALE TYPICAL DETAIL - SAWCUT AC PAVEMENT NOT TO SCALE J:\ACTIVE JOBS\3802 WERMERS\CIVIL\DRAWING\DISCRETIONARY PLANS\3802-CV-TPM-07-08-SECT & DETS.DWG TYPICAL DETAIL - RAISED PLANTER BMP NOT TO SCALE SECTION A-A TREE WELL W/ GRATE MODIFIED SDC GS 1.02 (LARGE TREE WELL) NOT TO SCALE SECTION B-B TREE WELL W/ GRATE MODIFIED SDC GS 1.02 (LARGE TREE WELL) NOT TO SCALE PLAN VIEW - CURB CUT @ TREE WELL SDC GS DS GS-5.01 NOT TO SCALE SECTION C-C CURB CUT @ TREE WELL SDC GS DS GS-5.01 NOT TO SCALE SECTION D-D CURB CUT @ TREE WELL SDC GS DS GS-5.01 NOT TO SCALE PERMANENT WATER QUALITY TREATMENT FACILITY KEEPING OUR WATERWAYS CLEAN MAINTAIN WITH CARE - NO MODIFICATIONS WITHOUT AGENCY APPROVAL *** WATER QUALITY SIGN TO BE INCLUDED W/ EACH BASIN TYPICAL DETAIL - TERRACED WALL NOT TO SCALE PLAN VIEW - TREE WELL W/ GRATE MODIFIED SDC GS DS GS-1.00, GS-1.02, GS-1.05 NOT TO SCALE TYPICAL DETAIL - MODIFIED D-25 CURB OUTLET WITH D-9 CLEANOUT NOT TO SCALE *MODIFIED FROM STANDARD *MODIFIED FROM STANDARD June 21, 2023 Item #1 Page 250 of 250 L ;1 _____ l> __ _ ~ \ ,~t ~ v:: "" I ~ ,__ \ / -~ ' 'It I/ IV h V \ 1/, ,__ I "'~ I - I I ~ -,... -~ -~ ~ ~ "' I'-• i:. f>-, ~ ', ~ ,.. ,. ,. n .._~ \ I "--.. -~ , ___ -c..!....!....!.11 ...!,~ ,--!....!.~,----,----,---,--;'....!~,--__ ==~ri-i---r:::::::'.~ Uill;=:~;;''----'--!....!....!,·---;-;-;-;----'.....!.~,----,----,---,--; I I I / r .· .. _ . .-: V • ' ).,;_ 1 1 I I I +++++++++++ ""' ... -... -... ,1, 11- 1-=1 . l=I J:IACTIVE JOBSl3802 WERMERS\CIV/LIDRAW/NG\D/SCRETIONARY PLANSl3802-CV-TPM-07-08-SECT & DETS.DWG ~ \ \ \ \ \ I \ "I ' '" \ \ VI /I <! \ I/ / I \ ' r==='> ~ <! r==='> ';? p==a, v== ~ ~ v p==a, v== "" ( ! v== ' '- <! I r I / /& "-I/ "" ~~~-~· . .:..._· .:...:___~fv, ✓~J.~~ =inl·- PASCO LARET SUITER I I.SSOC!l.llES San Diego I Solana Beach I Orange County Phone 858.259.8212 I www.plsaengineering.com I I I I _l_ _L __ fsiiml I CITY OF CARLSBAD 11 SHEETS I L__J TENTATIVE TRACT MAP I ENGINEER OF WORK: I DWN BY: BAK =~~~------='DA;,,;1E:=,• =~ CHKD BY: TYLER G LAWSON RCE: 80358 . RVWD BY: TGI,, Hope Apartments Shannon Harker, Senior Planner Community Development June 21, 2023 CT 2022-0001 / SDP 2022-0006 1 ( City of Carlsbad Project Location 5 legal parcels 2.95 acres Existing uses: •Carl’s Jr. (retain) •Carlsbad Village Inn (demolish) •Three single-family homes (demolish) 2 · artments Hope Ap DEV2022-0030) p 2022-0006 ( CT 2022-0001/SD 8 0 30 60 120 180 {c ity of Carlsbad 3 General Plan Land Use Zoning Designation Village & Barrio Master Plan Freeway Commercial (FC) District 4 Hope Apartments Use: Multi-family uses permitted by right Height: 45’ and 4 stories Density: 28-35 du/ac {c ity of Carlsbad Required Permits Hope Apartments 55 •Tentative Tract Map, CT 2022-0001 -Lot consolidation •Site Development Plan, SDP 2022-0006 -156 multi-family apartments 1111111 {c ity of Carlsbad Project Features 156 apartment units Two-level subterranean garage 50% density bonus = 53 du/ac 20 very low-income affordable units Hope Apartments 66 Carl’s Jr. PARKING SH A R E D D R I V E W A Y {c ity of Carlsbad Density Bonus Waivers Freeway Commercial District Standards Hope Apartments 77 •Private open space (i.e., balconies) •Fourth floor square footage •Building massing- maximum wall plane and roofline variation STATE DENSITY BONUS LAW {c ity of Carlsbad Parking Carl’s Jr. PARKING PARKING/ACCESS Shared private driveway 0.5 spaces/unit per State Density Bonus Law = 78 spaces for project 277 spaces proposed (1.78 spaces/unit) Hope Apartments SH A R E D D R I V E W A Y GRAND AVE. r ST.rdi 'C"''ER i,'l ~ . .CA,,N RO .. -------~.,;r---------------------m:irr,~1·----~-~~ ....,.,="'"i--~ r. -:;-ITT --------------~ Common Open Space Grand Avenue Carl’s Jr. West courtyard Pool courtyard Entry plaza Fitness room/showers Level 4 roof deck Required: 3,900 SF Proposed: 16,582 SF Ho p e A l l e y __ ...c:;:i-....---:::=";=;"""".:-,:-==~===-~ .... -= --~ ~l+= .. ,, ' I I I . I 7 ~--------- --------n ii : I '1 I LJla ! 1 □;' I I I i ! l I '1 L II I 11 ! I i I I I I I ; I I! : I 101.,· POOt. COURTYARD BJ7690. FT • .,.,. ENT PLAZA 4i.1D3SC.Fl iii ,; I i I •/1 / 11 ! I I I ' I' I I , I 1 I / I 1,( -ii A I I I / I I ~--7 I I I I I 1---j I I I I r---- I LEGEND D OUIDOOROl'EN8"ACE D -~□ .... E>IITYO,EN .. .,,. Hope Apartments {c ity of Carlsbad South and East Elevations 45’ 53’ i :li -=~!!! !I: ll ---- South and West Elevations Courtyard North and West Elevations Architectural Projection 53’ Common Rooftop Deck --------...:::!!1----------------=---------------==============---.z.... North and East Elevations 52’ Architectural Projection- Elevator/Stairwell CEQA Determination Hope Apartments 1414 •April 10, 2023 – City Planner issued determination of exemption pursuant to CEQA Guidelines Section 15332 – In-Fill Development Project. •April 10, 2023 – CEQA Determination is posted for 10-day noticing period. •April 20, 2023 – End of notice; no appeal filed. 1111111 {c ity of Carlsbad Project Consistency •General Plan •Zoning Ordinance •Village & Barrio Master Plan •State Density Bonus Law •California Environmental Quality Act (CEQA) Hope Apartments 15 {c ity of Carlsbad Errata Hope Apartments 16 •Revise staff report to clarify location of stop signs at the intersection of Hope Avenue and Grand Avenue. •Revise Exhibit 1, Condition No. 47, to require a one-foot dedication at the Hope Avenue alley. •Revise Condition Nos. 50 and 55(A) to remove reference to street light and add requirement for pedestrian light poles along Grand Avenue frontage. {c ity of Carlsbad Housing Accountability Act Hope Apartments •GC §65589.5(j)(1) states cities shall not disapprove a project or impose a condition requiring lower density unless the city finds based on a preponderance of evidence that the project would have a specific, adverse impact on public health or safety, or there in no feasible method to satisfactorily mitigate or avoid such adverse impact. 17 {c ity of Carlsbad Recommended Action Hope Apartments 18 Adopt the resolution, Exhibit 1, recommending approval of the tentative tract map and site development plan as described in the staff report. {c ity of Carlsbad BACKUP SLIDES 19 HOPE APARTMENTS {c ity of Carlsbad Density Bonus Request & Calculation Base Units (2.95 acres x 35 du/acre) 104 units ( 103.25 rounded up) Density Bonus Units (104 base units x 50%) 52 units Maximum No. of Units (Allowed)(base units + density bonus) 156 units Total No. of Units (Requested/Proposed)156 units Density Bonus Affordable Units (104 base units x 15%) 16 (15.6 rounded up) Inclusionary Affordable Units (156 total units x 12.5%) 20 (19.5 rounded up) Total Affordable Units*20 *16 of 20 Inclusionary Units also count as Density Bonus Affordable Units Hope Apartments {c ity of Carlsbad Waiver #1: Private Open Space FC District standard: 80 SF/unit or 12,480 SF Proposed: 38-83 SF/unit or 8,013 SF Shortfall: 4,467 SF lMERS PERTIES ~Eg~~;,r,~_ BA1.CONY:~2S.F. HOPE AVENUE APARTMENTS 26EOltOOM-2&\Tl1 LMNG AREA: 1211 S.f. aALCONY::!.!S.f t flEOROOM • 1 BATH l.Nf,IGMl.£A:.762S.F. eALCOHY:52$.f. 2 flEOftOOM-2 eA.T11 LNINGAR.EA:1128$.F. 6ALCOMY:43S..f. Gl I MINIMUM 80 S.F. BALCONY EXHIBIT I RESIDENTIAL BUILDING lMNGAAEA:773S.F. BAl.CONr.~S.f LMNGAAEA: 12SJS.F. !AJ.CONY:SSS.F Hope Ap a r t ments {c ity of Carlsbad Waiver #2: Fourth Floor Square Footage/Building Height FC District Standard: Total square footage of 4th floor can’t exceed 80% of largest floor below Proposed Project: 4th floor occupies approximately 95% of floor below. CURRENT PLANS HA~OM THE 4TH LEVEL 2 500 SF REMOVED F (COLORED ORANG Cf REM ENT OF TH E 4TH TO MEET THE REQ . LARGEST FLOOR LEVEL AT 80% OF TH~EED TO REMOVE AN BELOW, WE w~~~gx 7 800 SF (COLORED ADDITI ONAL A s' IN THIS EXAMPLE) PURPLE) (8 UNIT E APPROXIMATELY Hope Apartments {c ity of Carlsbad Waiver #3: Wall Plane & Roofline Variation FC District standard: Minimum 5-foot wall plane change every 50 linear feet and change in roofline for elevations facing public street Proposed: Varied Hope Apartments ' NORTH ELEVATION {c ity of Carlsbad Architectural Design- Colors and Materials 1. Painted Swcco -20130 Sand Finish 7. Vinyl Window J Door 2. Horizontal Wood Siding 8. Aluminum Storefront Windows I Doors & Awning 3. Standing Seam Metal Siding 9. Metal Awning Sun Shade SOUTHEAST ELEVATION 4. Porcelain Tile 5. Glass Railing 10. Stucco/ Foam Trim 11. Mel.iii Column 6. Meta.I Railing 12. Meta.I Trim Note: The project will include a minimum sound transmissio1 class (STQ rating of 28 or higher on glass assemblies. □ A. SW7004 Snowbound B. SW7024 Functional Gray C. SW6249 Storm Cloud D. SW9559 Scattered Showers E. SW6992 Inkwell F. SW6075 Garret Gray Pedestrian Access Ap artments Hope {c ity of Carlsbad Pedestrian Access-Carlsbad Village Drive Hope Apar t ments {c ity of Carlsbad Mobility @ Proposed Condition Figure 4-11, Carlsbad Village Drive: Proposed Conditions Hope Apartments 4.3.1 Design for Pedestrians First Great streets are walkable streets, and an essential distinction of great walkable streets is that the entire space is designed as an ensemble, from the travel lanes, trees and sidewalks, to the very buildings that line the roadway. There are a variety of street types, including main streets and neighborhood streets, and each type can be designed to effectively promote walkability. The following are several key elements for creating a great pedestrian environment throughout the Village and Barrio. 4. C. Sidewalk widths also should allow for adjacent land uses to utilize the sidewalk for outdoor seating and other activities, as appropriate. Periodic features such as rnrb extensions or "bulb-outs"can extend the sidewalk into tihe parking lane, for example, cr,eating extra space for pedestrians, decreasing the str,eet width pedestrians must cross, and slowing down vehicles. Existing Sidewalk Carlsbad Village Drive Hope Apar t ments 29 HOPE APARTMENTS 2.8 Are,a-Wide !Design Guidelines 2.8.1 Intent The Design Guidelines (guidelines) intend to implement .and enhaneie t he ,existing charactier within the Village and Barrio as new development and property improvements occm. i;ogether, the Village and Barrio are a unique, mi:l!.'!ed- us,e environment. They serv,e as both a shopping and entertainment destination as well as a place to live and work. lhe guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components of buiilding style and olientation, including site layout, building massing, roof form, building fac;ades, and appurt,enanc,es. Images are intended to provide a visual ,example of a target,ed topic described in the caption and may not r,ep resent .a II .aspects and d ir,ection provided within th is document Through thes,e areas of foru s, the guidelines stlniv,e to foster authentli c designs with straightforward and functio na I con stir uctio n. All development should align ith the spin and intent of he design guidelines presented in this chapter. Designers and developers should consider at a minimum that hese guidelines are a starting point for quality development, and do not comprise every possible stra egy for achieving h·gh quality design. Therefore, it is prudent tha designers use their o n echniques for achieving authentic, high quahty design. The foHowing guidelines apply to all new and r,emodeled dev,elopment within the ,entire Master Plan Area unless e:l!.'!empt as determined by Section 6.3.2. {c ity of Carlsbad Hope Apartments Shannon Harker, Senior Planner Community Development June 21, 2023 CT 2022-0001 / SDP 2022-0006 30 ( City of Carlsbad HOPE APARTMENTS CT 2022-0001/SDP 2022-0006 (DEV2022-0030) JUNE 21, 2023 PLANNING COMMISSION HEARING PRESENTED BY WERMERS PROPERTIES Local developer from Carlsbad that is family-owned and operated since 1957. HOPE APARTMENTS, CARLSBAD | June 2023 Unique from other developers. We buy, build, and operate long-term. Our projects are investments in the community. Majority of properties are in San Diego with other projects in Southern California. We are dedicated to Carlsbad. •Lofts Apartments: Own and operate. •Aviara Apartments: Under construction. Aviara Apartments Lofts Apartments Project Site - Location •City Region: •District 1 •Village-Barrio •Location: •1006 Carlsbad Village Drive •Next to 5 Freeway •Adjacent to shopping center •Walkable to Village retail, restaurants, beach, etc. •At the heart of the Village HOPE APARTMENTS, CARLSBAD | June 2023 Existing Project Site HOPE APARTMENTS, CARLSBAD | June 2023 Hotel3 Units Vacant Carl’s Jr. Proposed Project - Permits Tentative Tract Map (CT) For consolidation of 5 lots into 1 lot Site Development Plan (SDP) For development of the mixed-use project TWO PERMITS HOPE APARTMENTS, CARLSBAD | June 2023 CT 2022-0001 I SOP 2022-0006 TENTATIVE TRACT MAP I SITE DEVELOPMENT PERMIT HOPE AVENUE APARTMENTS GJ I -----------------------..... ~-------;, I I I I I I Proposed Project – Residential Building •Total Units: 156 •Affordable/Inclusionary Units: 20 •Height: 45 ft •Residential Area: 144,976 sf •Landscaped Area: 12,000 sf •Common Open Space: 16,000 sf •Unit Variety: Studio, 1-, 2- and 3- Bedrooms HOPE APARTMENTS, CARLSBAD | June 2023 •Pedestrian Improvements: • Widening Carlsbad Village Drive sidewalk • Renovating Grand Avenue sidewalk from Hope Avenue to Project Driveway •Transit: • Diverse transit options. 0.45 miles from Village Transit Center. Steady State Roast111g 9 ~ ,.<J) Jeune et Johe' Campfiref CARLSBAD VILLAGE TRANSIT CENTER Ca~sbadc=.~ Laguna Dr Proposed Project - Compliant •Land Use/Zoning: • Village Barrio (VB) / Freeway Commercial (FC) • Residential Mixed Use is an Allowable Use •Density: • Total Allowed (Base + Density Bonus) = 156 Units • Total Proposed = 156 Units •Affordable Units: • Density Bonus + Inclusionary = 20 Units • Proposed = 20 units (Very Low) •Height Limit: • Allowable = 45 feet • Proposed = 45 feet •CEQA: •Exempt (In-Fill) • Robust analysis performed HOPE APARTMENTS, CARLSBAD | June 2023 Proposed Project – Building and Amenities •Resident Amenities: •Fitness Center •Indoor Community Space •Outdoor Gathering Areas •BBQs •Swimming Pool/Jacuzzi •Activity Areas •Roof Deck •Business/Leasing Center HOPE APARTMENTS, CARLSBAD | June 2023 Proposed Project – California Contemporary Architecture VIEW FROM SOUTHEASTERN CORNER LOOKING NORTHWEST VIEW FROM NORTHWESTERN CORNER LOOKING SOUTHEAST Entrance Driveway Carl’s Jr. Parking Lot HOPE APARTMENTS, CARLSBAD | June 2023 Grand Avenue Planning for Future Generations •Maximum number of Solar Panels on the Roof Top •Electric vehicle charging stations for residents and guests •Low-flow water fixtures and LED lighting throughout •Efficient water heaters •Compliance with Cal Green Standards •Drought-tolerant landscaping •Community is conveniently located near transit, retail, recreational amenities,and schools HOPE APARTMENTS, CARLSBAD | June 2023 Outreach Compliant with Policy No. 84 • Part B – Enhanced Stakeholder Outreach • Noticing signage (2 signs) • Mailed notices • Public outreach meeting • Responsive to all inquires/comments • Approved outreach report Main Public Concerns 1) Traffic/Safety 2) Parking 3) Community Character HOPE APARTMENTS, CARLSBAD | June 2023 Outreach – Response to Public Concerns 1) Traffic Concern: More traffic and safety issue at Grand Avenue and Hope Avenue. • Level 1 Transportation Impact Analysis (not required). • Increase of only 105 net total daily trips. No impacts. • Improvements along Grand Avenue and to pedestrian access at this intersection. 2) Parking Concern: Not enough spaces will lead to too much street parking. • State requirement: 78 spaces • City requirement: 196 spaces • Proposed: 277 spaces • NO WAIVER FOR PARKING 3) Community Character Concern: Architecture does not align with the neighborhood. • Architecture style and sizing are similar to recently approved projects in the neighborhood. • Attended and following Design Review Committee public meetings. HOPE APARTMENTS, CARLSBAD | June 2023 Outreach – Response to Public Concerns Community Character A – LOFTS APARTMENTS (2017) D – GRAND JEFFERSON (2020) C – CARLYLE (2017) B – GRAND WEST (2018) HOPE APARTMENTS, CARLSBAD | June 2023 PROJECT SITE Outreach – Response to Public Concerns Community Character A – LOFTS APARTMENTS (2017) D – GRAND JEFFERSON (2020) C – CARLYLE (2017) B – GRAND WEST (2018) HOPE APARTMENTS, CARLSBAD | June 2023 Proposed Project – Needed Housing Housing Crisis • We have all felt or seen the crisis. • Next generations face big challenges. • No silver bullet, an all options approach. • Hope Apartments is one piece of the puzzle. • More housing, in the right places, is needed. HOPE APARTMENTS, CARLSBAD | June 2023 Proposed Project – Achieving Planning Goals State Housing Mandates • Hope apartments will help the City meets its required goals of providing housing units Long-Range Planning • The City of Carlsbad and its residents have been planning for this type of project through years of long-term planning. HOPE APARTMENTS, CARLSBAD | June 2023 Thank you for your consideration HOPE APARTMENTS, CARLSBAD | June 2023 SITE PLAN HOPE APARTMENTS, CARLSBAD | June 2023 SYM80l OESCRIPllOH SITE RET~GWALLS PER CIVI. ENGINEERS PLAN, FtllSH S?LITFM:E BLOCK CURB PER CIVIL ENGtlEERS Pt.NI msTING OVERrEAO OTl.llY LNES PER CM. ENGtEERS PLAN EXISTING CURB lO BERBIOVED PER CM. EtfGINEERS Pl.AN EXISTING CURB PER CIVl EHGINEERS PV,N RIGHTOFWAY SITT;DISlA,.'ICECCIMRUNE EXISTING EHHAN::EO VEHICULAR PAVING EXISTINGEN-WtCEOPEOESTRIANPAVING ENHANCED PAVING N>«:ATl.a PEOESTRIAH WAY TO EXISTING SDE'WAU( TO CARI..S8AD VII.LAGE DRIVE EMTRY PlAZA WrTH EtliANCED PAVING RAISBl PI..AHTERISEAT WAll WITH SPECIMEN (l,IJ( ~ OLIVE RAISEIBMPPI.ANTER SPA POOi.CABANAS POOLOECKWl'TH~PAIIWG SEATINGAAEA ARllflCW. lURFGAMEAREAAtESEATING MO'IIIEWALL OOU8LE SIDEDGAS FIRE Pt.ACEAND T.V. WALL fltEPITSEATINGAREA LIGHTWEJGHTRAISE.DPLNITTRS TREE WB.L. FLUY LINED, PER CIVI. ENGINEERS Pl.ANS. IRRIGATION METER CABLE RAI. GAU RD RAIL ON Ta>OF RElAWJNG WAll fllfl.AODERP.-.OACCESSGATE TREE CUT OUT WITH CURS Community Development Department Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 442-339-2600 760-602-8560 fax Planning Commission Memorandum June 20, 2023 To: Planning Commission From: David Rick, Associate Engineer Shannon Harker, Senior Planner Via: Eric Lardy, City Planner Re: Additional Materials Related to Item No. 1 CT2022-0001/SDP2022-0006- HOPE APARTMENTS (District – 1) This memorandum addresses a correction necessary in the staff report regarding the location of stop signs at the intersection of Grand Avenue and Hope Avenue and revises three conditions of approval in the attached Planning Commission resolution labeled Exhibit 1 to add a one-foot easement dedication along Hope Avenue alley and revise the proposed street light on Grand Avenue to pedestrian lighting. The revisions are described as follows with new text underlined: 1. Revise the last sentence of the second paragraph on page 6 of the staff report to correctly describe the location of the existing stop signs at the intersection of Grand Avenue and Hope Avenue. The sentence is revised as follows: ‘The intersection is controlled by two stop signs: one at Hope Avenue south bound Grand Avenue west bound from the cul-de- sac and the other north bound from the Hope Avenue alley.’ 2. Revise Condition No. 47 of the Planning Commission resolution to: ‘Developer shall cause owner to dedicate to the city and/or other appropriate entities an easement for the public street & public utility purposes and public water purposes as shown on the tentative map. A one-foot wide public street and utility easement shall also be offered on the east side of the Hope Avenue alley right-of-way to establish a total easement width of 20 feet along the subdivision boundary. This proposed one foot easement is not shown on the tentative map. The offers shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the city engineer. 3. Revise Condition No. 50 of the Planning Commission resolution to: ‘Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the {city of Carlsbad CT2022-0001/SDP2022-0006 - HOPE APARTMENTS June 20, 2023 Page 2 tentative 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. Install curb, gutter, sidewalk and street pavement fronting Grand Avenue. B. Full street width grind and overlay of Grand Avenue and a portion between utility trenches on Carlsbad Village Drive. C. Install pedestrian ramp at the northeast and southeast corner of Grand Avenue. D. Install up to four Ameron VBSO4 pedestrian light poles or equal a standard streetlight on Grand Avenue. An alternative pole design may be approved by the city engineer as needed due to potential site restrictions. If infeasible due to conflicts with overhead utilities, install a streetlight at an alternative location subject to the city engineer’s discretion. E. Replace 6-inch AC pipe watermain with an 8-inch PVC watermain in Grand Avenue. F. Install potable, fire and landscape irrigation water services and remove existing services in Grand Avenue and Carlsbad Village Drive. G. Install sewer laterals and remove existing sewer laterals in Grand Avenue. H. Install new fire hydrant and service and remove existing fire hydrant and service. I. Widen sidewalk fronting property on Carlsbad Village Drive. Additional public improvements required in other conditions of this resolution are hereby included in the above list by reference. Developer shall pay the standard improvement plan check and inspection fees in accordance with the fee schedule. 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.’ 4. Revise Condition No. 55(A) of the Planning Commission resolution to: ‘Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to: A. Install curb, gutter, sidewalk and street pavement fronting Grand Avenue. B. Full street width grind and overlay of Grand Avenue and a portion between utility trenches on Carlsbad Village Drive. C. Install pedestrian ramp at the northeast and southeast corner of Grand Avenue. CT2022-0001/SDP2022-0006 - HOPE APARTMENTS June 20, 2023 Page 3 D. Install up to four Ameron VBSO4 pedestrian light poles or equal a standard streetlight on Grand Avenue. An alternative pole design may be approved by the city engineer as needed due to potential site restrictions. If infeasible due to conflicts with overhead utilities, install a streetlight at an alternative location subject to the city engineer’s discretion. E. Replace 6-inch AC pipe watermain with an 8-inch PVC watermain in Grand Avenue. F. Install potable, fire and landscape irrigation water services and remove existing services in Grand Avenue and Carlsbad Village Drive. G. Install sewer laterals and remove existing sewer laterals in Grand Avenue. H. Install new fire hydrant and service and remove existing fire hydrant and service. I. Widen sidewalk fronting property on Carlsbad Village Drive. cc: Ronald Kemp, Senior Assistant City Attorney Mike Strong, Assistant Director Eric Lardy, City Planner Tim Carroll, Senior Engineer Nathan Schmidt, Transportation Planning and Mobility Manager Dear Planning Commissioners and City Staff, City of Carlsbad JlW 1 6 2023 Planning Division June 13, 2023 As a resident of Carlsbad, CA I am writing you to share my support for, and recommend you approve, the Hope Apartments project located at 1006 Carlsbad Village Drive. This project is easy to support because it checks the box for all the things we look for in a new development in the Village. The density, height, parking, affordable units, and the architecture are all in line with what is intended for this area by the Village and Barrio Master Plan and the City development code. The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated by the Applicant. They have a proven track record of building and staying to operate their projects long term, which is a great bonus for the community. Also, with the demand for housing only increasing, this project will provide some relief to the City's housing needs and do so in a way that has been planned for by the City. As you consider your vote for this project, I recommend that you vote to approve it as it will be a positive development for the Village and the City of Carlsbad. Sincerely, Dear Planning Commissioners and City Staff, City of Carlsbad JUN 16 2023 P"nning Division June 13, 2023 As a resident of Cadsbad, CA I am writing you to share my{upport for, ~nd recommend you approve, the Hope Apartments project located at 1006 Carlsbad Village Drive. · This project is easy to support because it checks the box for all the things we look for in a new development in the Village. The density, height, parking, affordable units, and the architecture are all in line with what is intended for this area by the Village and Barrio Master Plan and the City development code. The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated by the Applicant. They have a proven track record of building and staying to operate their projects long term, which is a great bonus for the community. Also, with the demand for housing only increasing, this project will provide some relief to the City's housing needs and do so in a way that has been planned for by the City. As you consider your vote for this project, I recommend that you vote to approve it as it will be a positive development for the Village and the City of Carlsbad. Sincerely, Cadie Browne-Lee Dear Planning Commissioners and City Staff, City of Carlsbad JU~ 1 6 2023 _Planning Division June 13, 2023 I am writing you to share my support for, and recommend you approve, the Hope Apartments project located at 1006 Carlsbad Village Drive. This project is easy to support because it checks the box for all the things we look for in a new development in the Village. The density, height, parking, affordable units, and the architecture are all in line with what is intended for this area by the Village and Barrio Master Plan and the City development code . The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated by the Applicant. They have a proven track record of building and staying to operate their projects long term, which is a great bonus for the community. Also, with the demand for housing only increasing, this project will provide some relief to the City's housing needs and do so in a way that has been planned for by the City. As you consider your vote for this project, I recommend that you vote to approve it as it will be a positive development for the Village and the City of Carlsbad. Sincerely, /tn-g~ Tom Browne June 2023 Imagine Carlsbad is a community group active in pursuing meaningful and creative planning and design for our “Downtown Village”. With that said, we are requesting that you, our Planning Commission, ask a few things of the Hope Ave Apartment applicant, Wermers Company and also of staff. I.C. has met with Wermers in their San Diego office and we made them aware we felt the design / appearance of their proposed development was off target and would not be a positive for the Village as proposed. The head of the company is a long time citizen of Carlsbad. With that background we assumed Mr. Wermers and company would be aware of the documented goals in the “Community Vision” statement made some years back via the City’s “Envision Carlsbad program. Two of those goals are, 1- “Small Town Feel” & 2 - “Neighborhood revitalization - revitalizing the downtown Village as a Community Focal Point”. We request the PC ask the applicant how these two goals and the term/title Village influenced the look / appearance they gave their building? The VBMP states that street frontages shall provide a consistent store front along major streets. Leaving the 70s Carl’s Jr as is does not comply with the VBMP, please ask the planning staff to explain this. Also it is our understanding the city will take an additional 10ft of ROW along CVD, if so how will the project comply with the City’s landscape standards requiring all parking must have a 4ft landscape screen at the street? PC, please also ask the Engineering dept to clarify when and how did it start allowing alleys in the Village to take on the title of Avenue? Lastly, we ask that the PC make a request, just a request, that the Wermers Company once again use planning dept Policy 35 (as they did on their first project “The Lofts”) to make changes to the look of their project after it has received discretionary approval as is. As we all know the City is having “Objective Design Standards” drafted with one set specific to the Village. Please make the request that Wermers review these new standards once finalized and adjust their structure to better comply with the standard’s desired look. Specifically section 4.2-D, this would mean dividing the proposed structure’s 300+/- ft wide north and south elevations. The draft would give a 150ft max width but I.C. believes a 100ft max is more appropriate. Each segment would have a separate building style. Same general structure, same height, same overall width, same density just an appearance better suited for the Carlsbad neighborhood we all call our “Village”. fl':l lmagine i&i carlsbad Dear Planning Commissioners and City Staff, City of Carlsbad JU N 1 6 2023 Planning Division June 13, 2023 I am writing you to share my support for, and recommend you approve, the Hope Apartments project located at 1006 Carlsbad Village Drive. This project is easy to support because it checks the box for all the things we look for in a new development in the Village. The density, height, parking, affordable units, and the architecture are all in line with what is intended for this area by the Village and Barrio Master Plan and the City development code. The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated by the Applicant. They have a proven track record of building and staying to operate their projects long term, which is a great bonus for the community. Also, with the demand for housing only increasing, this project will provide some relief to the City's housing needs and do so in a way that has been planned for by the City. As a renter I wholly endorse this project. As you consider your vote for this project, I recommend that you vote to approve it as it will be a positive development for the Village and the City of Carlsbad. Dear Planning Commissioners and City Staff, City of Carlsbad .JUN 1 6 2023 Planning Division June 13, 2023 I am writing you to share my support for, and recommend you approve, the Hope Apartments project located at 1006 Carlsbad Village Drive. This project is easy to support because it checks the box for all the things we look for in a new development in the Village. The density, height, parking, affordable units, and the architecture are all in line with what is intended for this area by the Village and Barrio Master Plan and the City development code . The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated by the Applicant. They have a proven track record of building and staying to operate their projects long term, which is a great bonus for the community. Also, with the demand for housing only increasing, this project will provide some relief to the City's housing needs and do so in a way that has been planned for by the City. As you consider your vote for this project, I recommend that you vote to approve it as it will be a positive development for the Village and the City of Carlsbad. Sincerely, Ken Lee From:Planning To:Shannon Harker Cc:Eric Lardy; Cynthia Vigeland Subject:FW: Hope Apartments Date:Wednesday, June 21, 2023 1:05:24 PM -----Original Message----- From: Jimmy Ukegawa <jimmy@aviarafarmsinc.com>Sent: Tuesday, June 20, 2023 11:07 PMTo: Planning <Planning@CarlsbadCA.gov>Subject: Hope Apartments Dear Planning Commissioners, My name is James Ukegawa. I live at 1270 Plum Tree Rd, Carlsbad CA 92011 and have been a resident of Carlsbadfor 63 years. I’m writing to you today to voice my support of the Hope Apartment project. I favor additional affordable housingin Carlsbad for the following reasons: More affordable housing in our community gives young families a place tostart their lives. It gives homes close to where people work which cuts down on commuter traffic. And anytime wecan knock down older buildings for newer more aesthetic projects only can add to Carlsbads appeal. Thank you for your service to our city,SincerelyJames (Jimmy) Ukegawa Sent from my iPhoneCAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. June 11, 2023 Hello Planning Commissioners and City Staff, My name is Michael Weingarten, and I have lived in Carlsbad for twenty plus years, raised my two daughters here in the Carlsbad public school district and am proud to be a LONG-TIME Carlsbad resident. For both work and pleasure, I have traveled both in the US and abroad, and truly appreciate what a great city Carlsbad is and proud to call it home. I wanted to share with you my letter supporting the Hope Apartments project. I have seen the renderings and believe it will be a great addition to the downtown Carlsbad area. As we all know, Carlsbad and all of San Diego County desperately needs housing in all shapes and sizes and this project offers a great rental opportunity for people in the Village. Plus, it will help the City meet its housing requirements from the State and bring some relief to the huge housing demand for our region. This project seems to check all the boxes when it comes to development in a denser area like the Village. • It provides parking, so that residents don’t park on the surface streets • It is close to all the great new restaurants and retail in the Village area. • It has nice amenities for the residents. • The architectural design looks excellent and seems to complement the styles of other new developments in the area. • It will be great to have a new residential building replace the old and run down Motel 6. • I support smart well-planned growth in Carlsbad, a great City that I live in, and I do believe that this project is an example of this. So as you consider your vote for this project I request that you approve the Hope Apartments project. Thank you, Michael Weingarten La Costa Valley resident on Camino Robledo