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HomeMy WebLinkAboutCUP 139B; St. Elizabeth Seton Catholic Church; Conditional Use Permit (CUP) (2)(12/18/2008) Greg Fisher -St Elizab^^a|prTChurchJ^ " " ' ""'' ^ """"' ""'""'' Page 1 From: mary lou owen <owenml3@pacbell.net> To: <Gfish@ci.carlsbad.ca.us> Date: 12/17/2008 8:45 AM Subject: St. Elizabeth Seton Church Dear Planning Commission; I am a resident near the Seton church and feel the impact of the inadequate parking at this facility. Please considered the following items/issues before deciding on the approval of the amendment to the CUP for the above church. The size of the proposed additions are beyond the scale that is appropriate for the site. The proposed Parish Hall is 18,000 SF with 9000 SF above ground and similar SF below grade. I would suggest the the below ground portion be used for parking instead of building SF. It was reported that this bldg will have an occupancy capability of 400 +/-. Although, some of the church representatives present at the Open House were insisting that the Parish Hall would only be utilized by church members, one individual confirmed that they will likely rent out the hall. Combining the Parish Hall occupancy with the Sanctuary occupancy of 800 would be a total of 1200 or more persons that could be on-site at any given time. This would make the parking situation intolerable. Also, the parking requirements as shown on the Site Plan included with the Early Public Hearing Notice says that no parking is required for the Parish Hall since it will not have any fixed seating. That makes no sense to me, since many restaurants have no fixed seating and they are usually required to have parking above the typical. This Parish Hall will be used for banquets, dinners etc. which sounds like a restaurant type use to me. I understand that the parking regulations have not changed since the original building permit for this church was approved some 15 years ago. Unfortunately the population has grown dramatically in the immediate area of the church and 15 year old regs are not adequate. I think a condition of approval for the CUP should include a clause that these two buildings cannot be used at the same time. Also the CUP should limit the uses allowed in the Parish Hall, or the CUP should require the parking to be adquate for the intended intensive parking uses. Another very important issue is safety. The parishioners park along El Fuerte and they jump out of their cars mid-block and cross the street. The potential for a fatality is high. . The "no parking" sign and the few red curbs will help with the parking on the corners. A cross walk was suggested at El Fuerte and Santa Isabel as a way to encourage crossing at the corner. The church is in use primarily on evenings and weekends, with holidays the most intensive use. However, this is also the same time that we as residents want to have our families and friends over to visit. Please give consideration to the surrounding residents before making a decision on this matter. Thank you, Mary Lou Owen Bobbie Hoder P 0 Box 757, Carlsbad, CA 92018 December 16, 2008 Planning Commission Attn: Greg Fisher City of Carlsbad 2075 Las Palmas Dr Carlsbad CA 92008 RE: CUP 139fBl - ST. ELIZABETH SETON CATHOLIC CHURCH Since I am unable to attend the meeting on December 17, please accept this letter, which is written in support of the Conditional Use Permit amendment for St. Elizabeth Seton Catholic Church. I have lived directly across the street from the church property for over 24 years, and have found them to be a very good neighbor. They have a large and active congregation, and need the additional space in order to continue providing a wonderful facility to the people of this parish. Carlsbad is fortunate to be home to a facility such as St. Elizabeth Seton's, and I encourage you to support their request for an amendment to their CUP. The design of the addition is in keeping with the award-winning architecture of the existing facility, and will further enhance the site and the neighborhood. Thank you for your consideration. Sincerely yours, BOBBIE HODER (09/24/2(308) Greg Fisher -Expansion St. 'Biz. Se'fon"Church ,~1_'_ '"_ "" _ "J" """'" ~~Page i:j From: mary lou owen <owenml3@pacbell.net> To: <Gfish@ci.carlsbad.ca.us> Date: 09/22/2008 1:01 PM Subject: Expansion St. Eliz. Seton Church Hi Greg, Thanks for the reminder of the Open House at the Seton Church. I had already received a notice from the church regarding the meeting. My neighbor and I both went over and took a look at their plans etc. I applaud the church for being proactive in having the Open House and presenting their plans and solicting feedback. They had some contructive ideas to help with the street parking issue ie. red marking the corners and installing an additional crosswalk. We suggested having a security guard or similar individual present at the peak use times, and educating the parishers on appropriate street crossing and safety issues. I was appalled however, to find out the Parish Hall will in fact be 18,000 SF not the 9,000 SF I originally thought. They are proposing 9000 SF above ground and similar SF below grade. I would suggest the the below ground portion be used for parking instead of building SF. They indicated that this bldg will have an occupancy capibility of 400 +/-. Although, some of the church repesentatives present were insisting that the Parish Hall would only be utilized by church members, one individual confirmed that they will likely rent out the hall. Combining the Parish Hall occupancy with the Sanctuary occupancy of 800 would be a total of 1200 or more persons that could be on-site at any given time. This would make the parking situation untolerable. Also, I am confused about the parking requirements as shown on the Site Plan included with the Early Public Hearing Notice. It says that no parking is required for the Parish Halt since it will not have any fixed seating. That makes no sense to me, since many restaurants have no fixed seating and they are usually required to have parking above the typical. This Parish Hall will be used for banquets, dinners etc. which sounds like a restaurant type use to me. I think a condition of approval for the CUP should include a clause that these two buildings cannot be used at the same time. Also the CUP should limit the uses allowed in the Parish Hall, or the CUP'should require the parking to be adquate for the intended intensive parking uses. Thank you for your consideration of these suggestions, Mary Lou Owen (760) 804-3963 * (08/06/2008) Greg Fisher - SE Elizabifh Catholic Church Expansion Page 1 From: To: Date: Subject: Dear Mr. Fish, "Judy Gura" <judy.gura@alerotech.com> <gfish@ci.carlsbad.ca.us> 07/18/2008 3:09 PM St. Elizabeth Catholic Church Expansion I have some concerns with the expansion of the St. Elizbeth Catholic church. Parking now is a horrific nightmare at times and the plans should do nothing to correct the problems. The people parking on the street show no caution when entering and exiting their vehicles and now with more cars I would suspect the potential for an accident will certainly increase. I would appreciate being apprised as to the progress and would like to attend any planning meetings in the future. Sincerely, Judith V. Gura 2986 Luciernaga St. Carlsbad, CA 92009 760-918-0517 Page j From: To: Date: Subject: Greg, "Leon, Caren -" <Caren.Leon@Nolte.com> <gfish@ci.carlsbad.ca.us> 06/22/2008 5:46 PM St. Elizabeth Seton Catholic Church Proposed Phase I am writing with regard to the recent letter from City of Carlsbad Planning Department, describing the proposed phase of growth for St. Elizabeth Seton Catholic Church. I live at 6601 Santa Isabel St., Unit A, which is at the SW corner of Alga and Santa Isabel St., and am, therefore, a direct neighbor of the church. I have left phone messages, repeatedly, asking the church to manage the difficult traffic and parking situation that arises every Sunday morning, and especially, on religious holidays. One of the worst cases I can recall, I believe this might've been Good Friday of this year - eastbound Alga was completely blocked as westbound cars lined up (and backed up) to turn left onto Santa Isabel St. The illegal and unsafe parking that I witness on a weekly basis is outrageous. I have never received any response from the church on my requests for management of the situation. In addition, I have two roommates who park on Santa Isabel St, and they are entirely subject to the parking difficulties that arise every Sunday morning. Many churches seem to have developed good systems of routing traffic and setting up appropriate parking, but I never see an attempt by St. Elizabeth Seton Church to manage or mitigate the problem. I fear that the proposed phase of the church will bring only more traffic to the neighboring streets, and I therefore ask that these issues be taken into consideration in your review. Feel free to contact me if you would like any further information. Caren Leon 858-699-6184 (cell) (09/22/2008) Greg Fisher - Expansion sr£jg7§etonlJhurch' 1 ^^ J 1 ".~.T Pa9e 1 From: mary lou owen <owenml3@pacbell.net> To: <Gftsh@ci.carlsbad.ca.us> Date: 09/22/2008 1:01 PM Subject: Expansion St. Eliz. Seton Church Hi Greg, Thanks for the reminder of the Open House at the Seton Church. I had already received a notice from the church regarding the meeting. My neighbor and I both went over and took a look at their plans etc. I applaud the church for being proactive in having the Open House and presenting their plans and solicting feedback. They had some contructive ideas to help with the street parking issue ie. red marking the corners and installing an additional crosswalk. We suggested having a security guard or similar individual present at the peak use times, and educating the parishers on appropriate street crossing and safety issues. I was appalled however, to find out the Parish Hall will in fact be 18,000 SF not the 9,000 SF I originally thought. They are proposing 9000 SF above ground and similar SF below grade. I would suggest the the below ground portion be used for parking instead of building SF. They indicated that this bldg will have an occupancy capibility of 400 +/-. Although, some of the church repesentatives present were insisting that the Parish Hall would only be utilized by church members, one individual confirmed that they will likely rent out the hall. Combining the Parish Hall occupancy with the Sanctuary occupancy of 800 would be a total of 1200 or more persons that could be on-site at any given time. This would make the parking situation untolerable. Also, I am confused about the parking requirements as shown on the Site Plan included with the Early Public Hearing Notice. It says that no parking is required for the Parish Hall since it will not have any fixed seating. That makes no sense to me, since many restaurants have no fixed seating and they are usually required to have parking above the typical. This Parish Hall will be used for banquets, dinners etc. which sounds like a restaurant type use to me. I think a condition of approval for the CUP should include a clause that these two buildings cannot be used at the same time. Also the CUP should limit the uses allowed in the Parish Hall, or the CUP should require the parking to be adquate for the intended intensive parking uses. Thank you for your consideration of these suggestions, Mary Lou Owen (760) 804-3963 . From: To: Date: Subject: Dear Mr. Fisher, mary lou owen <owenml3@pacbell.net> <gfish@ci.carlsbad.ca.us> 07/08/2008 8:55 AM Expansion St. Eliz. Seton Church I received the Early Public Notice regarding the proposed addition of two buildings to the Seton Church property. I live one block from this property and the surrounding streets are impacted every Sat early evening and Sun morn due to services at this facility. On holidays the overflow parking from the church services increases to impact even more streets. They currently do not have enough on-site parking to accommodate their existing structures. If they have additional site area available for more buildings it should instead be used for additional on-site parking. I am opposed to the approval of more buildings at this site. They should be required to provide additional on-site parking to alleviate the disturbance and burden on the surrounding neighborhood. Thank you, Mary Lou Owen FILECf/ City of Carlsbad s Planning Department June 30, 2008 Saint Elizabeth Seton Catholic Church Father Donald S. Coleman 6628 Santa Isabel Carlsbad, CA 92008 SUBJECT: 1st REVIEW FOR CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Conditional Use Permit Amendment, application no. CUP 139(B), as to its completeness for processing. ' ' The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Greg Fisher, at (760) 602-4629, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, DON NEU Planning Director DN:GF:lt c: Catholic Diocese of San Diego, PO Box 80428, San Diego, CA 92138 HowesWeiler, 5927 Balfour Court, Suite 202, Carlsbad, Ca 92008 Chris DeCerbo David Rick File Copy Data Entry 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH June 30, 2008 Page 2 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: None Engineering: None ISSUES OF CONCERN Planning: 1. The parking study completed by RFF cpnsulting does not adequately address staff's concerns regarding parking demands for St. Elizabeth Seton Catholic Church with the addition of the proposed Parish Hall and Administration Building. Pursuant to the parking study, the existing facility is under-parked by up to 130 spaces. Staff's observations of the existing church during Saturday and Sunday services confirms that there is a parking shortage. The report should include an additional analysis based on the City's Parking Ordinance, in addition to the provided parking rate factors derived from the Institute of Transportation Engineers (ITE). The parking analysis should evaluate whether the proposed 210 onsite parking spaces are adequate to accommodate the sum of the combined parking demand at any one time within the St. Elizabeth Seton Catholic Church Campus, including the proposed Parish Hall and Administration Building. The analysis should show the parking demand based on occupied buildings and the proposed scheduled times for the different uses of the buildings using the City's parking regulations. The analysis should also include the total number of teachers and students that will be attending classes at the Parish Hall during church services, and their demand on parking. Regarding the Parish Hall building, please provide the total number of parking spaces required for the social hall to accommodate the potential seating capacity for 320 seats as shown on the floor plans. This analysis should be based on public assembly and the greater of one space/five seats or one space/one hundred square feet of assembly area. The parking study should also address the observed history of on-street parking used during typical peak Saturday and Sunday mass and provide an inventory of available on-street parking within a reasonable distance to the project site. Pending the conclusions of the parking study, the project may have to be redesigned to satisfy parking demand onsite. Alternatively, staff may be willing to recommend support of parking credits for on-street parking spaces immediately adjacent to or within a reasonable distance to the church property to help alleviate the shortage of onsite parking during typical peak mass attendance. In association with this alternative, staff would recommend a condition that prohibits the use of both the parish hall (social hall/dining area) and adult classes concurrent with the Sanctuary unless minimum parking requirements are met. Staff would be happy to meet with you and your transportation planner to discuss the parking study in greater detail so we may resolve this outstanding issue. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH June 30, 2008 Page 3 2. Regarding the parking study, the following error was noted: page 9 of the report and the site plan show a total of 210 parking spaces; page 10 of the report shows 211 parking spaces, please clarify. 3. Please show the location of the proposed "accent stone" on the elevation drawings as provided on the materials board. 4. Show how you intend to finish the lightwell retaining wall as it will be seen from classrooms as well as the outdoor patio area. Also, will the retaining wall and/or screen wall, including safety railings, be visible from Alga Road? What materials are being proposed? 5. Please provide a separate full size exhibit showing the western elevation of the new Parish Hall as viewed from Alga Road. 6. Regarding the proposed retaining wall at the corner of El Fuerte Road and Santa Isabel Street, please provide additional landscaping to soften/screen these walls. 7. The square footage of the existing sanctuary shown on the site plan is inconsistent with the project data information, please clarify. 8. The proposed parking spaces do not meet the minimum 170 square feet area as required pursuant to Section 21.44.050 of the C.M.C. Please revise to comply with this standard. Engineering: 1. Numerically sized permanent BMPs must be provided for all proposed impervious area. The plan shows that roof run-offs from the proposed administration building are directly routed to an existing storm drain system without going through a numerically sized treatment BMP. The landscape area provided around the building is considered a source control / "LID" design feature since no numeric sizing calculations was provided in the SWMP report. Please provide a numerically sized treatment BMP in addition to LID. Show that the required 10 minute resident time in the proposed swales are met or prove that the proposed BMP adequately treat or remove pollutants of concern. 2. The existing swales cannot be used to treat the new impervious area, since they are intended to treat the existing impervious area. The plan indicates that additional vegetated swale has been added to treat the roof-run-off from the proposed Parish Hall. Please clearly differentiate between the existing and proposed additional swale by using different symbols. Provide numeric sizing calculations to show that the proposed additional swale is adequate to handle the new impervious area from the Parish Hall and northwest parking lot. 3. Page 14 of the SWMP shows that the existing swale is being used as the numerically sized treatment BMP to treat the new impervious area at the southeast parking lot. This is not acceptable for the reason stated in item 2 above. Please provide new treatment BMP for all new impervious areas proposed in this project. 4. Please comply with all other comments shown in the SWMP report. 5. Three of the proposed new parking spaces at the southeast parking lot appear tight. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH June 30, 2008 Page 4 . Show how a passenger vehicle maneuvers in and out of these three proposed parking spaces. Using Caltrans's passenger vehicle template with 28 -foot turning radius, show the inside and outside tire tracks on all critical turns. Please see comments on the plans. 6. For corner parking spaces, please provide 5-foot clearances as shown on the red-lined plans. 7. The proposed 18x9 parking space size does not meet the 170 sq. feet area required by code. Please address. 8. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the next submittal to facilitate continued staff review. Fire: 1. The plans submitted while intended to be for the consideration of improving the site by constructing the remaining two buildings of CUP 139, are misleading and incorrect in their occupancy grouping or classification and their occupant load calculations. Fire makes this point in the likelihood these factors influence parking or some other consideration. 2. The proposed Parish Hall should be classified as an A2 occupancy, and an occupant load of 665 persons. Occupant load is based on available square footage not on a proposed"seating plan. 3. The lower floor office occupant loads are calculated for that of an office or B occupancy, however, the other rooms are and shall be considered as no less than E occupancy space. CBC 508.3.1 would indicate that because this building is separate from the sanctuary it would not be considered as an A-3. Unless the applicant can submit an affidavit stating that these rooms are used for Adult education only, then these rooms shall be considered as E. 4. The building data indicates Type V-B, fully-sprinkled in lieu of 1-hour rated construction. The correct building construction type should be Type V-A (1-hour FR). Because fire sprinklers are already required >5000 sf. you cannot use sprinklers in lieu of rated construction. Landscaping: Please see the attached letter and red-line comments. Police: Please see the attached letter. BETHCUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: None Engineering: None ISSUES OF CONCERN Planning: Park'n9 study completed by RBF consulting does not adequately address staffs concerns regarding parking demands for St. Elizabeth Seton Catholic Church with the addition of the proposed Parish Hall and Administration Building. Pursuant to the parking study, the existing facility is under-parked by up to 130 spaces. Staff's observations of the existing church during Saturday and Sunday services confirms that there is a parking shortage. The report should include an additional analysis based on the City's Parking Ordinance, in addition to the provided parking rate factors derived from the Institute of Transportation Engineers (ITE). The parking analysis should evaluate whether the proposed 210 onsite parking spaces are adequate to accommodate the sum of the combined parking demand at any one time within the St. Elizabeth Seton Catholic Church Campus, including the proposed Parish Hall and Administration Building. The analysis should show the parking demand based on occupied buildings and the proposed scheduled times for the different uses of the buildings using the City's parking regulations. The analysis should also include the total number of teachers and students that will be attending classes at the Parish Hall during church services, and their demand on parking. Regarding the Parish Hall building, please provide the total number Qf. parking spaces required for the social hall to accommodate the potential seating capacity for 320 seats as shown on the floor plans. This analysis should be based on public assembly and the greater of one space/five seats or one space/one hundred square feet of assembly area. The parking study should also address the observed history of on-street parking used during typical peak Saturday and Sunday mass and provide an inventory of available on-street parking within a reasonable distance to the project site. Pending the conclusions of the parking study, the project may have to be redesigned to satisfy parking demand onsite. Alternatively, staff may be willing to recommend support of parking credits for on-street parking spaces immediately adjacent to or within a reasonable distance to the church property to help alleviate the shortage of onsite parking during typical peak mass attendance. In association with this alternative, staff would recommend a condition that prohibits the use of both the parish hall (social hall/dining area) and adult classes concurrent with the Sanctuary unless minimum parking requirements are met. Staff would be happy to meet with you and, your transportation planner to discuss the parking study in greater detail so we may resolve this outstanding issue. Response: RBF has met with staff and revised the Parking Study to incorporate staffs requests. The report is attached for your review. As noted in the study, the church complied with the city's parking requirement for 176 spaces when CUP 139 was approved and was based on the size of the Sanctuary. The Sanctuary remains the same size and therefore, the parking is still in compliance and actually 31 spaces over the required number. Additional on-site and on-street improvements are proposed to improve parking and traffic flow. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH f) Regarding the parking study, the following error was noted: page 9 of the report and the site plan show a total of 210 parking spaces; page 10 of the report shows 211 parking spaces, please clarify. Response: The plans and parking study have been revised to be consistent. The proposed number of parking places is now 207. Please show the location of the proposed "accent stone" on the elevation drawings as provided on the materials board. Response: The accent stone is a base treatment on the walls, similar to that used on the Church Building. The accent stone will be located on the south and west elevations on the lower +/- 3 feet of the exterior walls and column bases. Please see elevations on Sheet A-1.3 and A-1.4. Note 10. Show how you intend to finish the lightwell retaining wall as it will be seen from classrooms as well as the outdoor patio area. Also, will the retaining wall and/or screen wall, including safety railings, be visible from Alga Road? What materials are being proposed? Response: The uppermost 6' of the wall will be visible from Alga Road. The wall is finished with stucco to match and be consistent with the materials for the building. On the lightwell / patio side of the wall there are tree wells and planting pockets to support the growth of vines which will crawl onto the wall. In our experience, the provision of light, air and a 'walk-out' patio for a lower level vastly increases the quality of the space and eliminates its perception as a buried space. Please see Sheet A1.4 for North Elevation view from Alga Road. Notes 2 and 6 also describe materials proposed for the wall. -•^ Please provide a separate full size exhibit showing the western elevation of the new Parish Hall as viewed from Alga Road. Response: A full-size, colored exhibit showing the western elevation of the new Parish Hall as viewed from Alga Road can be found on Sheet A-1.3s Regarding the proposed retaining wall at the corner of El Fuerte Road and Santa Isabel Street, please provide additional landscaping to soften/screen these walls. Response: Additional vines have been added and qroundcovers to drape over the walls to soften the retaining wall at the comer of El Fuerte Road and Santa Isabel. Please see Sheet L-1 for details. The square footage of the existing sanctuary shown on the site plan is inconsistent with the project data information, please clarify. Response: The square footage of the Sanctuary Hall has been revised on the Site Plan to be consistent with the Project Data. See sheet A-0.0 8. The proposed parking spaces do not meet the minimum 170 square feet area as required pursuant to Section 21.44.050 of the C.M.C. Please revise to comply with this standard. Response: The parking stalls have been modified to comply with the minimum 170 square feet area. Please see revised Site Plan on Sheet A-0.0 CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH Engineering: 1. Numerically sized permanent BMPs must be provided for all proposed impervious area. The plan shows that roof run-offs from the proposed administration building are directly routed to an existing storm drain system without going through a numerically sized treatment BMP. The landscape area provided around the building is considered a source control / "LID" design feature since no numeric sizing calculations was provided in the SWMP report. Please provide a numerically sized treatment BMP in addition to LID. Show that the required 10 minute resident time in the proposed swales are met or prove that the proposed BMP adequately treat or remove pollutants of concern. Response: Numerical sizing of BMPs can be found in the attached and revised Stormwater Management Plan. Section 2. page 14. 2. The existing swales cannot be used to treat the new impervious area, since they are intended to treat the existing impervious area. The plan indicates that additional vegetated swale has been added to treat the roof-run-off from the proposed Parish Hall. Please clearly differentiate between the existing and proposed additional swale by using different symbols. Provide numeric sizing calculations to show that the proposed additional swale is adequate to handle the new impervious area from the Parish Hall and northwest parking lot. Response: The existing swale has been reconfigured and expanded to accommodate treatment for the existing parking lot, portion of education building and proposed Parish Hall. 3. Page 14 of the SWMP shows that the existing swale is being used as the numerically sized treatment BMP to treat the new impervious area at the southeast parking lot. This is not acceptable for the reason stated in item 2 above. Please provide new treatment BMP for all new impervious areas proposed in this project. Response: New treatment has been provided for the new impervious areas. Please see the revised Stormwater Management Plan, page 14. 4. Please comply with all other comments shown in the SWMP report. Response: Please see the Stormwater Management Plan for revisions. 5. Three of the proposed new parking spaces at the southeast parking lot appear tight. Show how a passenger vehicle maneuvers in and out of these three proposed parking spaces. Using Caltrans' passenger vehicle template with 28 -foot turning radius, show the inside and outside tire tracks on all critical turns. Please see comments on the plans. Response: The driveway aisle is 24' minimum wide. Vehicles will be able to maneuver in and out of those three parking spaces. 6. For corner parking spaces, please provide 5-foot clearances as shown on the red-lined plans. Response: We have revised the plans to provide a 5-foot clearance for the comer parking spaces. 7. The proposed 18x9 parking space size does not meet the 170 sq. feet area required by code. Please address. Response: The parking stalls have been modified to comply with the minimum 170 square feet area. Please see revised Site Plan on Sheet A-0.0. CUP 139(B) - ST. ELIZABFTH SETON CATHOLIC CHURCH 8. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the next submittal to facilitate continued staff review. Response: The redline COPY is included with this resubmittal. Please see attached. Fire: 1. The plans submitted while intended to be for the consideration of improving the site by constructing the remaining two buildings of CUP139, are misleading and incorrect in their occupancy grouping or classification and their occupant load calculations. Fire makes this point in the likelihood these factors influence parking or some other consideration. Response: The building construction type, occupancy classification and occupant load, per the 2007 version of the California Building Code, have all been indicated on the plans. These occupant loads are used for the purposes of determining life safety and exiting requirements. These occupant loads are not used for the determination of parking requirements. The parking requirements are established by Carlsbad Municipal Code. Section 21.44.020 (14V See Sheets A-0.0. A-1.0 and A-1.1. 2. The proposed Parish Hall should be classified as A2 occupancy, and an occupant load of 665 persons. Occupant load is based on available square footage not on a proposed seating plan. Response: Per the 2007 version of the California Building Code, the occupancy classification for the Proposed Parish Hall is an A3. The CBC occupant load for this space is depicted on the plans. Please see sheets A-0.0. A-1.0 and A-1.1. 3. The lower floor office occupant loads are calculated for that of an office or B occupancy, however, the other rooms are and shall be considered as no less than E occupancy space. CBC 508.3.1 would indicate that because this building is separate from the sanctuary it would not be considered as an A-3. Unless the applicant can submit an affidavit stating that these rooms are used for Adult education only, then these rooms shall be considered as E. Response: Per the 2007 version of the California Building Code (sec. 305.1 and 508.3.1). the occupancy classification for the Religious Education classrooms is A-3. We will be happy to discuss this with staff if necessary. 4. The building data indicates Type V-B, fully—sprinkled in lieu of 1-hour rated construction. The correct building construction type should be Type V-A (1-hour FR). Because fire sprinklers are already required >5000 sq. ft. you cannot use sprinklers in lieu of rated construction. Response: We have analyzed the proposed Parish Hall building under the 2007 CBC. and the building qualifies as a construction Type V-B (non-rated) building, fully sprinkled per Carlsbad Municipal Code. The sprinklers allow the building one additional story per CBC 504.2. See Sheet A-0.0 Landscaping: Please see the attached letter and red-line comments. Police: Please see the attached letter. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH LANDSCAPE May 30, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review — Conceptual Review — 1 Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road Landscape Architect: DPA, Phone: (619) 294-9042 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please show and label all easements on the plans and insure no trees are located within the easements. Response: The 10' setback on Alga Road is labeled on sheet L-1. The Engineer is still investigating the existence of one easement that we are not sure of and if we find the location on the property we would like to make this a condition of approval that limits or controls the tree planting within the possible easement. 2. Please include a north arrow on sheet L-1. Response: A north arrow has been added to the Landscape Plans. 3. Please indicate tree quantities and approximate shrub quantities. Response: Tree and shrub quantities have been added to Sheet L-1. 4. Generally identify all existing woody plant material to be removed or retained. Trees over 12" in caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to be retained or removed. Response: All trees that are within the limits of work are already identified as to species and caliper size on sheet L-1. Shrubs to remain have been identified on sheet L-1 and as noted on plan. Plant material to be removed is identified on sheet L-2. 5. My recent observation of the use of Fescue in bio-swales and detention areas is that it has performed unsatisfactorily in the bottoms of these structures. Other landscape architects are exploring the use of tight-knit groundcovers on the sides of the slopes with natural grasses such as Carex divulsa (Carex tumulicola) in the bottom. The bottoms of these swales have proven to be very problematic since the plant material provided must be able to survive periods of periodic inundation and often boggy conditions. It is suggested that the applicant explore other Carex species, Juncus species, Acorns species and Lindernia grandiflora as possibilities for the bottoms of the swales. Please review providing an appropriate substitute that is acceptable to the design engineer. The applicant is to insure that the plant provided will thrive and also provide required bio- swale functions Response: We have changed the filter area planting at the bottom of the slope south of the church entry drive to Chondropetalum tectorum. We believe the other bio swales are CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH not a defined V-ditch and are very shallow. Therefore, those bio swales that are in turf block parking areas remain Fescue since the flows are not as concentrated. 6. Prunus does not perform exceptionally well in zones 23 and 24. It is recommended that the use of this tree be limited and a substitute be provided where large quantities are proposed. Response: Prunus has been changed to Pyrus kawakamii. please see Sheet L-1 in the Plant Legend labeled "H". 7. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. 12' high retaining walls are proposed at the southeast corner of the Parish Hall. Please provide appropriate plantings (i.e. wall vines and trees) to soften these walls. Response: Narrow trees and vines have been added to soften the walls. 8. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. 5' high retaining walls are proposed at the southeast corner of the site. Please provide appropriate plantings (wall vines at bottom, cascading shrubs/ground covers at top) to soften these walls. Response: Vines at the bottom of the wall and groundcovers to drape and soften the top of the wall have been added. 9. Landscaping shall be used to accentuate and enhance architecture. Plantings are needed at the south end of the proposed Administration Building. Please provide appropriate plantings (i.e. trees, shrubs, ground covers) to soften and enhance this elevation. Response: The building design has been modified to include planter space in front. Trees and shrubs have been added to soften the elevation. 10. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. Please show and label sight lines on the plans and insure these requirements are met. Response: The planting meets the requirements, sight lines have been labeled on sheet L-1. 11. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Response: New trees and existing trees are provided which more than satisfy the minimum rate required. 12. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please provide appropriate shrubs at the top of slope in locations redlined on the plans to provide for this requirement. Response: The parking areas are lower than the street and existing slope plantings to remain range from 2 1/2-3' high so the screening effect is multiplied. In addition we have added hedges at the top of wall at the corners of El Fuerte and Isabel. The parking lot CUP 139(B) - ST. ELIZABFTH SETON CATHOLIC CHURCH along the corner of Alga and Santa Isabel have hedges shown already. Plant materials will be maintained to grow no more than 30" in height. 13. At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. Response: The percentage of landscaped area in the new parking areas is 4.7%. Please see Sheet L-1 under Site Usage, last note. 14. Please provide a colored water use plan that shows where reclaimed water is proposed to be used. This plan will be forwarded to Public Works Maintenance and Operations for review. Any comments will be forwarded to the applicant. Response: All landscaped areas, including existing landscaping, use exclusively reclaimed water. A colored water use plan, sheet L-3 has been added. 15. Please add notes to the plans as follows: Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard I — Cover Crop/Reinforced Straw Matting: 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 matting shall be as approved by the city and staked to the slope as recommended by the manufacturer. Reinforced straw matting shall be required when planting occurs between August 15 and April 15. The cover crop and/or reinforced straw mat shall be used the remainder of the year. 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 characteristics (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 2-3/4 inch liners) 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) per two hundred (200) square feet. Slopes — 6:1 or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3' to 8' in vertical height require Standards #1, #2 and #3. c. In excess of 8' in vertical height require Standards #1, #2, #3, and #4, IZABCTICUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. Response: The above notes have been added to sheet L-1 and are labeled "Slope Planting Notes". 16. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. Response: Enclosed are the above requested redlines and 2 copies of all plans. CUP 139(B) - ST. ELIZABFTH SETON CATHOLIC CHURCH CARLSBAD FIRE DEPARTMENT PLAN REVIEW REPORT PROJECT NAME: St. Elizabeth Seton Church Date: 06/06/08 Project Number: Planning: CUP 139B DWG: Staff Planner: G. Fisher Engineer: Initial review: (Note: This commentary identifies fire protection issues associated with the project, and/or prescribes specific corrections or information needed to achieve Fire Department approval.) Fire department has reviewed this application and offers the following comments: The plans submitted while intended to be for the consideration of improving the site by constructing the remain two buildings of CUP 139, are misleading and incorrect in their occupancy grouping or classification and their occupant load calculations. Fire makes this point in the likelihood these factors influence parking or some other consideration. The proposed Parish Hall should be classified as an A2 occupancy, and an occupant load of 665 persons. Occupant load is based on available square footage not on a proposed seating plan. The lower floor office occupant loads are calculated for that of an office or B occupancy, however the other rooms are and shall be considered as no less than E occupancy space. CBC 508.3.1 would indicate that because this building is separate from the sanctuary would not be considered as an A-3. And, unless the applicant can submit an affidavit that these rooms are used for Adult education only then these rooms shall be considered as E. The building data indicates Type V-B, fully-sprinkled in lieu of 1-hour rated construction. The correct building construction type should be Type V-A (1-hour FR). Because fire sprinklers are already required >5000 sf. you cannot use sprinklers in lieu of rated construction. When considering the Site Plan, Fire shall be looking for the backflow prevention device assemblies that will serve each of the two buildings and where the applicant provide access to Response: Please see Engineering section, questions 1 through 4 for the individual responses to staff's concerns. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH City of Carlsbad Police Department Date: May 23 2008 To: Meghan Jacobson, Planning Department From: J. Sasway, CPS, Carlsbad Police Department Subject: Saint Elizabeth Seton Catholic Church, CUP 139 (B) Response: All Police comments are noted and will be incorporated in the St. Elizabeth Seton project where applicable. Plan Review Recommendations Carlsbad Police Department's Crime Prevention Unit has provided the following optimal security recommendations. The purpose of this document is to safeguard property and public welfare by regulating and reviewing the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures. The standards used in this document represent model national standards. Crime Prevention Through Environmental Design The proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life. The proper design influences this by positively affecting human behavior. The design includes the physical environment, the planned behavior of people, the productive use of space and an effective crime/loss prevention program. Natural Surveillance 1. Place and design the physical features to maximize visibility. This will include building orientation, windows, entrances and exits, parking lots, walkways, landscape trees and shrubs, fences or walls, signage and any other physical obstruction. 2. Design the placement of persons and or activities to maximize surveillance possibilities. 3. Design lighting that provides for appropriate nighttime illumination of parking lots, walkways, entrances and exits. Natural Access Control 1. Use sidewalks, pavement, lighting and landscaping to clearly guide the public to and from entrances and exits. 2. Use fences, walls or landscaping to prevent and or discourage public access to or from dark and or unmonitored areas. Provisions for territorial reinforcement 1. Use pavement treatments, landscaping, art, signage, screening and fences to define and outline ownership or property. Maintenance 1. Use low-maintenance landscaping and lighting treatment to facilitate the principles of natural surveillance, natural access control and territorial reinforcement. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH Lighting Keep in mind when creating a light plan: placement, intensity, reflection, balance, contrast, color and glare. Eyes see lighter colors better than dark. We loose 0% of the light we use if we place it around dark surfaces without anything to reflect the light. Unshielded lights cause a glare and reduce what they eye can see. 1. All types of exterior doors should be illuminated during the hours of darkness, with a minimum maintained one (1) foot-candle of light, measured within a five-foot radius on each side of the door at ground level. 2. Recessed areas of buildings or fences, which have a minimum depth of two feet, a minimum height of five feet, and do not exceed six (6) feet in width and are capable of human concealment, should be illuminated with a minimum maintained 0.25 foot- candles of light at ground level during the hours of darkness. This recommendation applies to defined recessed areas, which are within six feet of the edge of a designated walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow landscaping a minimum of two (2) feet in height. 3. All exterior pedestrian walkways, interior common corridors, and open parking lots should be illuminated with a minimum maintained one (1) foot-candle of light on the walking or driving surface during the hours of darkness. 4. Overhead light poles should not be placed in an area planted with shade trees or other canopy producing species. Only basic ground cover, including but not limited to hedges and shrubs, should be used. 5. The parking and drive surface lighting should have a rated average bulb life of not less than 10,000 hours. 6. Accessible luminaries should have vandal resistant light fixtures and be not less than three feet in height from ground level when used to illuminate walkways and a minimum of eight feet in height from ground level when illuminating surfaces associated with vehicles. Light fixtures should be deemed accessible if mounted within fifteen feet vertically or six feet horizontally from any accessible surface or any adjoining roof, balcony, landing, stair tread platform or similar structure. Landscaping 1. To provide greater visibility, demonstration of ownership (territorial reinforcement), an enhanced pedestrian environment, and a suitable buffer with the adjoining properties, the basic landscaping theme should consist of low ground cover with a maximum height of 2 feet and canopy trees with a minimum lower canopy of 6 feet. 2. Overhead light poles should not be placed in an area planted with shade trees or other canopy producing species. Only basic ground cover, including but not limited to hedges and shrubs, should be used. 3. Use security landscaping in areas to deter loitering or entrance where pedestrians are not wanted. CUP 139(B) - ST. ELIZABFTH SETON CATHOLIC CHURCH Addressing 1. Numerals should be located where they are clearly visible from the street on which they are addressed. They should be of a color contrasting to the background to which they are affixed. 2. Numerals should be no less than six inches in height, if located less than 100 feet from the centerline of the addressed street or 12 inches in height if placed further than 100 feet from the centerline of the addressed street. 3. The numerals should be illuminated during the hours of darkness. 4. The rear doors of all building should have address numbers not less than six inches in height and be of a color contrasting to the background to which they are affixed. 5. Buildings with a total square footage of at least 10,000 square feet should have rooftop numbers placed parallel to the addressed street, screened from public view and only visible from the air. The numerals are to be white, block lettered, constructed of weather resistant material, and placed against a black background. Address numbers are to be a minimum of four feet in height and 18 inches wide Doors 1. Hollow steel doors should be a minimum sixteen (16) U.S. gauge and have sufficient reinforcement to maintain the designed thickness of the door when any locking device is installed. 2. Only use glass doors with fully tempered glass or rated burglary resistant glazing. Protect all exterior doors with security hardware. 3. Equip all doors with a latch cover constructed of steel. Ensure the latch cover is a minimum of. 125 inch thick. Attach the latch cover to the outside by welding or with non- removable bolts spaced apart on not more than ten-inch centers. 4. Construct the jamb of all aluminum frame-swinging doors to withstand 1600 pounds of pressure in both a vertical distance of three inches and horizontal distance of one inch each side of the strike, to prevent violation of the strike. 5. Equip rear doors used for shipping and receiving and employee entrances with a viewer. 6. A single or double door shall be equipped with a double cylinder deadbolt with a bolt projection exceeding one inch or a hook-shaped or expanding deadbolt that engages the strike sufficiently to prevent spreading. The deadbolt lock shall have a minimum of five- pin tumblers and a cylinder guard. Windows 1. Equip movable windows with security hardware and burglar resistant glazing. CUP 139(B) - ST. ELIZABETH SETON CATHOLIC CHURCH 2. Cover other vulnerable non-movable windows with burglar resistant glazing. Windows of commercial buildings are vulnerable to breakage during the hours of darkness when the business is non-operational especially windows within 40 inches of any door locking mechanism 3. Glaze should be constructed of either two part laminated glazing with a 0.60 inch inner layer or burglary resistant glazing Stairways 1. Interior doors shall have glazing panels a minimum of five inches wide and 20 inches in height and meet requirements of the Uniform Building Code. 2. Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted. 3. Stairways shall be designed to be completely visible from either the interior or exterior or both, unless mandated by the Uniform Building Code to be enclosed. 4. Fully enclosed interior or exterior stairways with solid walls, when required, shall have shatter resistant mirrors or other equally reflective material at each level and landing and be designed or placed in such a manner as to provide visibility around corners. Elevators 1. Elevator cabs with interiors that are not completely visible when the door is open from a point centered on and 36 inches away from the door, shall have shatter resistant mirrors or other equally reflective material so placed as to make visible the entire elevator cab from this point. 2. The elevator cab should be illuminated at all times with a minimum maintained two foot- candles of light at floor level. Roofs 1. All skylights on the roof of any building should be provided with rated burglary resistant glazing material securely fastened with bolts that are non-removable from the exterior. 2. All hatchway openings on the roof of any building should be secured as follows: a. If the hatchway cover is of wooded material, it should be covered on the inside with at least sixteen (16) gauge steel metal or its equivalent and attached with screws. 3. All air duct or air vent opening exceeding ninety-six (96) square inches on the roof, exterior doors, or exterior walls of any building should be secured by covering the same with the following: a. Iron bars of a least number four (4) steel or equivalent, spaced no more that five (5) inches apart on center, at each direction, welded at all points of intersection, or one by BCTICUP 139(8) -ST. ELIZABETH SETON CATHOLIC CHURCH one-fourth (1 X %) inch flat steel or equivalent, spaced no more then five (5) inches apart on center, welded at all points of intersection. Trash Enclosures 1. Position the trash enclosures away from areas of shipping and receiving. Alarm Systems 1. Consider an alarm system, the police department recommends a "verified system" in an effort to eliminate false alarm activations and increase breach detection. A verified system is verified through audio or visual components. In commercial/industrial areas that are deserted without natural surveillance during the late night, it is necessary to create surveillance through the use of alarms and monitoring systems. 2. If considering electronic assess as a security feature, consider managed electronic access. This information is a representation of information gathered on a national level. The purpose is to provide effective and consistent information. If you would like additional assistance concerning building security or employee security issues, please contact the Crime Prevention Unit at (760) 931-2105. Reviewed by: Jodeene R. Sasway Crime Prevention Specialist Carlsbad Police Department HowesWeiler& Associates LAND USE PLANNING AND CONSULTATION MEETING NOTES PROJECT NAME: St. Elizabeth Seton MEETING DATE: September 23, 2008 LOCATION: City - Development Services ATTENDEES: Don Neu, Chris DeCerbo, Greg Fisher, Jim Murray, Tecla Levy, Bob Davis, Bill Hayes, Mike Howes, Dee Landers A meeting was held with City staff to discuss parking issues related to the proposed conditional use permit. Mike, Bob, and Dee reviewed the history of the project, compliance with the City's parking ordinance and parking on-site and on- street. Bob Davis reviewed the findings of his parking study as well as the graphics illustrating red curb locations and the tic marks on the street. City staff indicated that the graphic would be very useful to point out to the Planning Commission that there was adequate on-street parking available during Masses. Jim Murray indicated that his division had monitored the site on September 21st. He agreed with the findings of the Parking Study and sees no need for further analysis. Jim mentioned that the City would probably not support the use of tic marks on the street but did agree with most of the red curb recommendations. He will submit our request, the parking study, and the results of his field work to Bob Johnson, City Engineer. Jim believes Bob will make a decision on our request for street improvements by September 26th. Red curbs could be painted as early as within a couple of weeks. Staff indicated that the proposed request is consistent with City codes and agreed that overflow, parking is common to churches on Sundays and lasts only a brief period of time. Staff believed the Parking Study provides them with the information they requested regarding the attendance, timing and parking of church activities. Their main concern was presentation to the Planning Commission and assisting the Commission in understanding: 1) That the parking issue is not related to the proposed request; and 2) That there is adequate overflow parking available on the street. HowesWeiler& Associates LAND USE PLANNING AND CONSULTATION Staff will make a decision early the week of September 26th on what type of environmental document will be prepared - an Exemption or a Negative Declaration. The hearing date will not be affected by the decision do one type of environmental review over the other. Dee and Mike mentioned that the Permit Streamlining Act requires the project to be heard by December. Don indicated that a decision on the hearing date will also be provided to us the week of September 26th. If you believe there are any revisions needed to these minutes, please let me know and I will recirculate them. Sincerely Dee Landers Howes Weiler & Associates September 25, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Senior Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2n Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road PELA file: 335 - St. Elizabeth Seton Catholic Church - meraoPA Landscape Architect: DP A, Phone: (619) 294-9042 Please forward Public Works Maintenance and Operations comments to the applicant as follows: 1. There is no recycled water available to this site. The irrigation design is to be designed with potable and incorporate reclaimed purple mainline and lateral pipe for possible conversion to recycled water in the future. November 9, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Senior Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 3rd Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road PELA file: 335 - St. Elizabeth Seton Catholic Church - Con3 Landscape Architect: DPA, Phone: (619) 294-9042 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual, Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1. Please show and label all easements on the plans and insure no trees are located within the easements. 2nd Review: The applicant has responded: "The 10' setback on Alga Road is labeled on sheet L-l. The Engineer is still investigating the existence of one easement that we are not sure of and if we find the location on the property we would like to make this a condition of approval that limits or controls the tree planting within the possible easement." It is recommended that the easement be located prior to approval to insure that all planned items can be implemented as proposed. Otherwise the condition should indicate that once the easement is located, plans will be subject to change as approved by the City. 3rd Review: The applicant has responded: "We would prefer to have the project conditioned that once the easement is located, the landscape plans will be subject to change as approved by the City. " Depending on the location of the easement, all plans may be subject to change. I am agreeable to a condition that reads as follows: All plans are subject to change as approved by the City pending final location of all easements on the site. 2-13 Completed. 14. Please provide a colored water use plan that shows where reclaimed water is proposed to be used. This plan will be forwarded to Public Works Maintenance and Operations for review. Any comments will be forwarded to the applicant. 2nd Review: The water use plan has boon received and forwarded to Public Works Maintenance and Operations for review. Any comments will bo forwarded to the applicant. 3rd Review: Per Public Works Maintenance & Operations there is no recycled water currently available to this site. Please revise notes indicating that the irrigation is to be designed with potable and incorporate reclaimed purple mainline and lateral pipe for possible future conversion to recycled water. 15. Completed. 16. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. CARLSBAD FIRE DEPARTMENT ^MMWUfH JCI*| Fire Protection Services PLAN REVIEW REPORT PROJECT NAME: St. Elizabeth Seton Church Date: 06/06/08 Project Number: Planning: CUP 139B DWG: Staff Planner: G. Fisher Engineer: Initial review: (Note: This commentary identifies fire protection issues associated with the project, and/or prescribes specific corrections or information needed to achieve Fire Department approval.) Fire department has reviewed this application and offer the following comments: The plans submitted while intended to be for the consideration of improving the site by constructing the remain two buildings of CUP 139, are misleading and incorrect in their occupancy grouping or classification and their occupant load calculations. Fire makes this point in the likelihood these factors influence parking or some other consideration. The proposed Parish Hall should be classified as an A2 occupancy, and an occupant load of 665 persons. Occupant load is based on available square footage not on a proposed seating plan. The lower floor office occupant loads are calculated for that of an office or B occupancy, however the other rooms are and shall be considered as no less than E occupancy space. CBC 508.3.1 would indicate that because this building is separate from the sanctuary would not be considered as an A-3. And, unless the applicant can submit an affidavit that these rooms are used for Adult education only then these rooms shall be considered as E. The building data indicates Type V-B, fully-sprinkled in lieu of 1-hour rated construction. The correct building construction type should be Type V-A (1-hour FR). Because fire sprinklers are already required >5000 sf. you cannot use sprinklers in lieu of rated construction When considering the Site Plan, Fire shall be looking for the backflow prevention device assemblies that will serve each of the two buildings and where the applicant provide access to GR CUP 139B St Elizabeth Seton Church Expansion.doc September 22, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Senior Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2nd Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road PELA file: 335 - St. Elizabeth Seton Catholic Church - Con2 Landscape Architect: DP A, Phone: (619) 294-9042 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please show and label all easements on the plans and insure no trees are located within the easements. 2nd Review: The applicant has responded: "The JO' setback on Alga Road is labeled on sheet L-l. The Engineer is still investigating the existence of one easement that we are not sure of and if we find the location on the property we would like to make this a condition of approval that limits or controls the tree planting within the possible easement. " It is recommended that the easement be located prior to approval to insure that all planned items can be implemented as proposed. Otherwise the condition should indicate that once the easement is located, plans will be subject to change as approved by the City. 2-9 Completed. 10. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. Please show and label sight lines on the plans and insure these requirements are met. 2nd Review: Please show and label and correct all sight lines on the plans and insure the above requirements are met. 11-13 Completed. 14. Please provide a colored water use plan that shows where reclaimed water is proposed to be used. This plan will be forwarded to Public Works Maintenance and Operations for review. Any comments will be forwarded to the applicant. 2" Review: The water use plan has been received and forwarded to Public Works Maintenance and Operations for review. Any comments will be forwarded to the applicant. 15. Completed. 16. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. September 25, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Senior Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2n Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road PELA file: 335 - St. Elizabeth Seton Catholic Church - memoPA Landscape Architect: DPA, Phone: (619) 294-9042 Please forward Public Works Maintenance and Operations comments to the applicant as follows: 1. There is no recycled water available to this site. The irrigation design is to be designed with potable and incorporate reclaimed purple mainline and lateral pipe for possible conversion to recycled water in the future. May 30, 2008 TO: Greg Fisher, Assistant Planner Michele Masterson, Management Analyst Meghan Jacobson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review -1st Review St. Elizabeth Seton Catholic Church, CUP139 (B) El Fuerte Street @ Alga Road PELA file: 335 - St. Elizabeth Seton Catholic Church - Conl Landscape Architect: DP A, Phone: (619) 294-9042 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please show and label all easements on the plans and insure no trees are located within the easements. 2. Please include a north arrow on sheet L-l. 3. Please indicate tree quantities and approximate shrub quantities. 4. Generally identify all existing woody plant material to be removed or retained. Trees over 12" in caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to be retained or removed. 5. My recent observation of the use of Fescue in bio-swales and detention areas is that it has performed unsatisfactorily in the bottoms of these structures. Other landscape architects are exploring the use of tight-knit groundcovers on the sides of the slopes with natural grasses such as Carex divulsa (Carex tumulicola) in the'bottom. The bottoms of these swales have proven to be very problematic since the plant material provided must be able to survive periods of periodic inundation and often boggy conditions. It is suggested that the applicant explore other Carex species, Juncus species, Acorus species and Lindernia g'andiflora as possibilities for the bottoms of the swales. Please review providing an appropriate substitute that is acceptable to the design engineer. The applicant is to insure tljiat the plant provided will thrive and also provide required bio-swale functions 6. Prunus does not perform exceptionally well in zones 23 and 24. It is recommended that the use of this tree be limited and a substitute be provided where large quantities are proposed. ' 7. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. 12' high retaining walls are proposed at the southeast corner of the Parish Hall. Please provide appropriate plantings (i.e. wall vines and trees) to soften these walls. 8. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. 5' high retaining walls are proposed at the southeast corner of the site. Please provide appropriate plantings (wall vines at bottom, cascading shrubs/ground covers at top) to soften these walls. • St. Elizabeth Seton Catholic Church, CUP 139 (B) May 30, 2008 Conceptual Plan Review Page 2 9. Landscaping shall be used to accentuate and enhance architecture. Plantings are needed at the south end of the proposed Administration Building. Please provide appropriate plantings (i.e. trees, shrubs, ground covers) to soften and enhance this elevation. 10. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. Please show and label sight lines on the plans and insure these requirements are met. 11. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. 12. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please provide appropriate shrubs at the top of slope in locations redlined on the plans to provide for this requirement. 13. At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 14. Please provide a colored water use plan that shows where reclaimed water is proposed to be used. This plan will be forwarded to Public Works Maintenance and Operations for review. Any comments will be forwarded to the applicant. 15. Please add notes to the plans as follows: Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard 1 - Cover Crop/Reinforced Straw Matting: 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 matting shall be as approved by the city and staked to the slope as recommended by the manufacturer. Reinforced straw matting shall be required when planting occurs between August 15 and April 15. The cover crop and/or reinforced straw mat shall be used the remainder of the year. 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 characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). c. Standard #3 - Low Shrubs St. Elizabeth Seton Catholic Church, CUP 139 (B) May 30, 2008 Conceptual Plan "Review Page 3 Low spreading woody shrubs (planted from a minimum of 2-3/4 inch liners) 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) per two hundred (200) square feet. Slopes -6:1 or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3'to 8'in vertical height require Standards #1, #2 and #3. c. In excess of 8' in vertical height require Standards #1, #2, #3, and #4. Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. 16. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM June 18, 2008 TO: Greg Fisher, Planning FROM: Tecla Levy, Engineering SUBJECT: CUP 139 (B), ST ELIZABETH SETON CHURCH Engineering Department staff has completed the 1st review of the above referenced project. Staff determined that the application submitted for this project is complete. However, additional issues of concern have been identified. Prior to next submittal, it is suggested the following items are adequately addressed: 1. Numerically sized permanent BMPs must be provided for all proposed impervious area. The plan shows that roof run-offs from the proposed administration building are directly routed to an existing storm drain system without going through a numerically sized treatment BMP. The landscape area provided around the building is considered a source control / "LID" design feature since no numeric sizing calculations was provided in the SWMP report. Please provide a numerically sized treatment BMP in addition to LID. Show that the required 10 minute resident time in the proposed swales are met or prove that the proposed BMP adequately treat or remove pollutants of concern. 2. The existing swales cannot be used to treat the new impervious area, since they are intended to treat the existing impervious area. The plan indicates that additional vegetated swale has been added to treat the roof-run-off from the proposed Parish Hall. Please clearly differentiate between the existing and proposed additional swale by using different symbols. Provide numeric sizing calculations to show that the proposed additional swale is adequate to handle the new impervious area from the Parish Hall and northwest parking lot. 3. Page 14 of the SWMP shows that the existing swale is being used as the numerically sized treatment BMP to treat the new impervious area at the southeast parking lot. This is not acceptable for the reason stated in item 2 above. Please provide new treatment BMP for all new impervious areas proposed in this project. 4. Please comply with all other comments shown in the SWMP report. 5. Three of the proposed new parking spaces at the southeast parking lot appear CUP 139 (B), Saint Elizabeth Seton Church Project Page 2 of 2 May 18, 2008 tight. Show how a passenger vehicle maneuvers in and out of these three proposed parking spaces. Using Caltrans's passenger vehicle template with 28 - foot turning radius, show the inside and outside tire tracks on all critical turns. Please see comments on the plans. 6. For corner parking spaces, please provide 5-foot clearances as shown on the red-lined plans. 7. The proposed 18x9 parking space size does not meet the 170 sq. feet area required by code. Please address. 8. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the next submittal to facilitate continued staff review. If you or the applicant has any questions, please contact Tecla Levy at 760-602-2733. Attachment cc: File CARLSBAD FIRE DEPARTMENT Fire Protection Services PLAN REVIEW REPORT PROJECT NAME: St. Elizabeth Seton Church Date: 06/06/08 Project Number: Planning: CUP 139B DWG: Staff Planner: G. Fisher Engineer: Initial review: (Note: This commentary identifies fire protection issues associated with the project, and/or prescribes specific corrections or information needed to achieve Fire Department approval.) Fire department has reviewed this application and offer the following comments: The plans submitted while intended to be for the consideration of improving the site by constructing the remain two buildings of CUP 139, are misleading and incorrect in their occupancy grouping or classification and their occupant load calculations. Fire makes this point in the likelihood these factors influence parking or some other consideration. The proposed Parish Hall should be classified as an A2 occupancy, and an occupant load of 665 persons. Occupant load is based on available square footage not on a proposed seating plan. The lower floor office occupant loads are calculated for that of an office or B occupancy, however the other rooms are and shall be considered as no less than E occupancy space. CBC 508.3.1 would indicate that because this building is separate from the sanctuary would not be considered as an A-3. And, unless the applicant can submit an affidavit that these rooms are used for Adult education only then these rooms shall be considered as E. The building data indicates Type V-B, fully-sprinkled in lieu of 1-hour rated construction. The correct building construction type should be Type V-A (1-hour FR). Because fire sprinklers are already required >5000 sf. you cannot use sprinklers in lieu of rated construction When considering the Site Plan, Fire shall be looking for the backflow prevention device assemblies that will serve each of the two buildings and where the applicant provide access to GR CUP 139B St Elizabeth Seton Church Expansion.doc