The URL can be used to link to this page

Home My WebLink AboutCUP 103; Las Flores Church of the Nazarene; Conditional Use Permit (CUP) (17)City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM December 15,2000 Jeremy Riddle, TO: Scott Donnell, Planning FROM: SUBJECT: PRELIMINARY REVIEW OF LAS FLORES CHURCH OF THE NAZARENE ON PARCEL 1 OF PARCEL MAP 3823 (PRE 00-82, APN: 156-110-65) Engineering Department staff has completed a preliminary review of the above subject. For the applicants benefit we have broken down our issues into two sections. The first section identifies “Significant Issues” and the second section lists “General Issues”. Prior to formal application submittal the following items must be adequately resolvedaddressed: 1. The updated National Pollution Discharge Elimination System (NPDES) permit is nearing approval, and would involve significant changes to this project and other projects processed throughout the San Diego region. It is our understanding that these changes will not include a grandfather clause for projects. This means that this project and all other projects will be impacted pursuant to the approved NPDES requirements, no matter what stage the project is in. We encourage you to review the draft permit requirements (www.swrcb.ca.aov/-rwqcb9) so that you understand the nature of our comments when they are made on projects. In order to facilitate the compliance of this project, the following are some criteria that should be incorporated into the design of the project: a) Post development storm run-off flows and velocities should not exceed pre- development storm run-off flows and velocities during a 10-year, 6-hour storm event. This shall be proved via engineering calculations in a project hydrologykydraulic report. Revise the site plans to include measures to ensure this condition. b) Include Best Management Practices to capture pollutant from the parking lot. As an example, this may be addressed by using either one or a combination of the following: 1) Run storm water through grass-lined swales to filter storm water before entering inlets, 2) Install fossil filters or equivalent to capture certain pollutants, 3) Install oil-water separators, 4) Install a pollutant basin to capture and treat pollutants from storm events as designated in the adopted NPDES permit. You should analyze your site, as different methods may be used on different portions of the site due to constraints or anticipated pollutant loads. PRE 00-82, Las Flores Church of the Nazarene Page 2 of 4 December 15,2000 c) Offsite and downstream siltation would not be permitted at any time during the project (long term or near term). d) For projects that disturb more than 1-acre of soil, submittal of a Storm Water Pollution Prevention Plan (S WPPP) will be required before construction is permitted. Depending on land-use, the SWPPP may be required to address both construction and post-construction phases of the project. 2. Revise the one-way drive aisle along the south property line to 24-foot wide for 2-way traffic circulation. Reduced drive aisle widths are permitted for internal angled parking lots, but not when the drive aisle connects between two streets. This drive aisle will be used not only for onsite use, but also for fire trucks, trash trucks, and public maintenance vehicles (to maintain the public water line). The one-way drive aisle exiting onto Highland Drive could also present conflicts as vehicles accidentally enter onto the site and find they have to back up onto Highland onto oncoming traffic. 3. Depict all existing water facilities (onsite) and all their appurtenances (valves, fire hydrants, blow-offs, air-release valves) to identify if there conflicts with existing and proposed improvements. This project may require preparation of public improvement plans to address this as part of the project. 4. If there are existing easements that are not plotted on these plans, there may be significant changes to this proposed concept in order to avoid conflicts. 5. Modify the location of the trash enclosure so that it does not obstruct traffic flow and the easterly driveway. This location may also impact sight visibility onto Highland. 6. Revise the most westerly parking stalls to be angled stalls to match the others or revise the drive aisle to be a 24-foot minimum width. Provide a detail to demonstrate how a passenger vehicle can back up along the westerly parking stalls and result in the correct direction of parking lot traffic flow. 7. Revise the plans to eliminate parking lot overhangs. dimensions and circulation onsite. This will impact parking lot 8. Revise the angled driveways closest to Las Flores Drive to be a minimum of 20-feet in depth. These parking lots appear conflict with the fire truck access. Please resolve this issue. 9. Provide evidence the parking lots do not exceed 5% slope. No proposed elevations have been provided, so staff is unable to verify this. 10. Provide a preliminary Geotechnical study that identifies feasibility and recommendations for the proposed development as it relates to the site. Address limits of remedial grading required, if any. PRE 00-82, Las Flores Church of the Nazarene Page 3 of 4 December 15,2000 1 1. It appears that a grading permit will be required for this project. 12. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinklering, etc.). All proposed fire hydrants must be served by public water mains. 13. Indicate how a truck (per Caltrans 407-E) with a 42-foot turning radius will maneuver from Las Flores Drive to Highland Drive. 1. 2. 3. 4. 5. 6. 7. 8. 9. IO. 11. 12. Please be advised that in order to make a more in-depth review of the proposed development, a more complete design of the project is required. Clarify how the project will be served by sewer. Provide invert elevations to verify service. We understand that some the building along Highland will include a bottom floor that is partially buried. Will this sewer to Las Flores Drive via a long sewer lateral? Identify if there are grade changes over the existing water mains. Any changes in depth of cover may result in relocation of public facilities. Provide multiple scaled cross-sections along the north property line to demonstrate differences in grade, especially as it relates to adjacent properties. On the site plan, indicate all existing utilities along Las Flores Drive and Highland Drive (Le., storm drain, water, sewer, etc.) that will serve the development. Indicate all existing and proposed surface improvements (curb, gutter, sidewalk, paving, access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) along the property fronting Highland Drive and Las Flores Drive, and verify that no conflicts exist. Indicate the vertical slope of the proposed driveways as they approach Highland Drive and Las Flores Drive. Incorporate 10-foot vertical curves at minor grade breaks on driveways to smooth transitions. Identify the distance from the driveways to the intersection of Highland Drive and Las Flores Drive. Revise the plan to indicate the ADT (traffic), EDU’s (sewer), GPM (potable water), and GPM (reclaimed water) generated or required by the proposed development. Show all existing and proposed topography and drainage patterns for the site. Revise the plans to indicate how on-site surface runoff is controlled. Identify the location, alignment, and discharge of any proposed drainage system. Indicate short legal descriptions of all adjacent properties. Indicate the volume of grading (cut, fill, import, export, remedial) proposed for the project in cubic yards. PRE 00-82, Las Flores Church of the Nazarene Page 4 Of 4 December 15,2000 13. 14. 15. 16. 17. 18. 19. If grading is proposed off-site, a private slope easement must be obtained from the adjacent property owner. Show typical street sections of Highland Drive and Las Flores Drive that indicate existing and proposed improvements. A recent Preliminary Title Report (PR) issued within 6 months of formal application submittal will be required for the proposed project. All easements and encumbrances as identified in Schedule "B" of the PR must be indicated on the site plan. The future disposition of any easements and encumbrances must also be identified. Indicate the line-of-sight at the driveway entrance looking north and south onto Highland Drive and Las Flores Drive using Caltrans guidelines (corner sight distance), Veri@ no conflicts exist. This preliminary review does not constitute a complete review of the proposed project and additional items of concern may be identified upon formal project application submittal. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the formal application submittal to facilitate continued staff review. If you or the applicant has any questions, please either see or call me at 760-602-2737. Attachment c: Skip Hammann, Senior Civil Engineer