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HomeMy WebLinkAboutRP 06-02; Roosevelt Plaza; Redevelopment Permits (RP) (2)Citv of Carlsbad Housing & Redevelopment Department December 6, 2006 PATRICK M NORMAN 869 GRAND AVENUE CARLSBAD, CA 92008 SUBJECT: Roosevelt Plaza (RP 06-02) APN: 204-05-02,03 D Dear Pat: As you are aware, on November 21, 2006 the Housing and Redevelopment Commission conditionally approved Major Redevelopment Permit No. RP 06-02 for property located at 3135 & 3147 Roosevelt Street. Enclosed please find a signed copy of tfie final resolution of approval for the proposed mixed-use project. The resolution contains the conditions of approval for the project. I have also enclosed a stamped set ofthe approved plans referenced in the resolution as Exhibits A-E. Your next step is to proceed with the processing of the appropriate grading and building permits to construct the proposed project. Please note many of the conditions of approval must be satisfied prior to the issuance of the grading and building permits. It has been a very rewarding experience working with you, and the architect Judson Pittam on this project. I congratulate you and Mr. Pittam on the approval of the project and I wish you much success in your future endeavors. If you have any questions and/or comments regarding this correspondence, please contact my office at (760) 434- 2813. Sincerely, CLIFF JONES Assistant Planner C: Judson Pittam, Architect Mike Peterson, Building David Rick, Engineering Greg Ryan, Fire Landscape Consultant 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ CITY OF CARLSBAD ENGINEERING DEPARTMENT DEVELOPMENT SERVICES July 26, 2006 TO: Cliff Jones - Assistant Planner FROM: David Rick - Assistant Engineer ISSUES REVIEW PROJECT ID: RP 06-02 ROOSEVELT PLAZA The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues and completeness. The application is deemed complete for processing but the project still has issues that must be addressed. The following is a list of these issues: 1. The water main shall be removed and replaced between joints with a ductile/cast iron fitting and PVC to accommodate installation of the proposed fire hydrant assembly per Carlsbad Municipal Water District Standard W12. Revise note 11 of sheet 2 of the preliminary grading plan to reflect this standard. A "wet" or "hot" tap is not permitted. Removal and replacement with PVC shall also occur for the potable water line as well. 2. General Note B of the preliminary grading plan indicates that an adjustment plat will be processed suggesting that Lots 22, 23 and 24 in Block 32 have never been legally combined into one lot. Since no further information has been provided to validate legal consolidation, this property will be treated as three separate legal lots that will need to be consolidated into one. There is one issue remaining, however. The legal description on Exhibit A of the Title Report includes "Excepting Therefrom: The Northwesterly 0.67 feet of Lot 22". It appears that this 0.67 foot exclusion is not reflected in the preliminary grading boundary which shows a 75.04 feet total lot width. How was the 0.67 feet excluded from Lot 22 and why is it not reflected on the plan. Also, label the three separate lots and lot lines on this plan. 3. Remove General Note A from sheet 2 of the preliminary grading plan. 4. Remove sheets 1, 3 and 4 of the preliminary grading plan. The details and notes provided on these are not needed at this time but will be required with your future submittal for grading plan check. Keep sheet 2 and label Sheet 1 of 1. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Assistant Engineer - Engineering Development Services Division REC#VED Mh JUL 2M P U: n July 23, 2006 -m<^^^D Housma Alio REOEvaopHt H' TO: CliffJones, Assistant Planner DEf ARTMLHT Michele Masterson, Management Analyst Bridget Desmarais, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 3^*^ Review Roosevelt Plaza RP 06-02 3135- 3139 Roosevelt Street PELA file: 49 - Roosevelt Plaza - RP 06-02 - Conl Landscape Architect: Robert Wilkinson, Wilkinson Design Group (760) 434-2152 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 concem. 1. Completed 2. Provide specific species tied to individual symbols so that it can be clearly understood what is planned. A complete review could not be made because there is not sufficient information provided. The large species list of shrubs contains a broad range of shrubs. Clearly indicate the shrubs planned for the following locations: •—Areas surrounding the Rooseveh Street palms Use StrcHtzia or Hemerocallis. Specify specific shrubs & size to be used, •—6 urns in front of the building. • Tyler Street planting. These must be screening shrubs - 5 gallon. Specify specific shrubs to be used. 3^^ Review: One symbol is used for two different type plantings (screen & foundation shrubs and small scale shade tolerant). Provide a different symbol for each so that they can be differentiated on the plans. Insure screen plantings are used along Tyler. The south side of the Tyler street entry shows "drainage area and screening" and indicates "not used within sight areas". These plantings are in sight as they are along Tyler. Please explain. 3. Completed 4. Provide 50% of all shrubs as 5 gallon. Provide quantities of each shrub species used. Not done. It is not possible to tell what quantities apply to the 5 gallon shrubs and which to 1 gallon shrubs. Give quantities for each species used, i"' Review: This comment has not been fully addressed Please clearly indicate the quantity of each size shrub to be used proving that a minimum of 50% will be 5 gallon. Rooseveh Plaza RP 06-02 July 23, 2006 Conceptual Review Page 2 5. Woody shrubs must be planted over herbaceous groundcovers to cover 60% of the groundcover at maturity, lhe response was that this does not apply since it was the landscape architect's understanding that this was an erosion control requirement. That is not true. It is a water conservation requirement. IV. C C. 3- 4.6. 3"^ Review: It is not clear that woody shrubs are used since two symbols used are the same and one possible plant used might be Liriope, an herbaceous ground cover. Please clearly and fully address the comment 6. Completed 7. Completed 8. Provide 2 copies of the landscape concept plan with the red line plan on the next submittal. Citv of Carlsbad Housing & Redevelopment Department July 12, 2006 JUDSON PITTAM 2810 ROOSEVELT STREET CARLSBAD, CA 92008 Subject: Roosevelt Plaza, Major Redevelopment Permit RP 06-02 Dear Jud: The items requested from you earlier to make your administrative redevelopment permit application no. RP 06-02 complete have been received and reviewed by the Housing & Redevelopment Department and all other appropriate departments. It has been determined that the application is now complete for final processing. Although the initial processing of your application may have aiready 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 an effort to continue to process the application in the most expeditious manner as possible, a list of issues identified by staff during the project review period has been included with this correspondence. These issues must be resolved prior to staff making a final determination on the project. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, Cliff Jones Assistant Planner David Rick, Engineering Pamela Elliott, Landscape Consultant File 2965 Roosevelt St., Ste. B • Carisbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Roosevelt Plaza 07/12/2006 Page 2 of3 No. RP 06-02 ISSUES OF CONCERN Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. The proposed project will require a noise study due to its proximity to the railroad and nearby busy streets. 2. Staff suggests the applicant provide additional architectural detail to the west side of the building. This portion of the building could be broken up a bit more with ornamental detail or trellises with landscaping. 3. Staff suggests the applicant provide additional detail to the columns along the retail frontage (i.e. lighting fixtures). 4. Please provide a sample of the enhanced paving that is proposed. Engineering: 1. Engineering Department comments are forthcoming and will be sent under a separate cover. Landscape Plan review: Please make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad Landscape Manual: (Note: These comments were sent to landscape architect on June 30, 2006) 1. Completed 2. Provide specific species tied to individual symbols so that it can be clearly understood what is planned. A complete review could not be made because there is not sufficient information provided. The large species list of shrubs contains a broad range of shrubs. Clearly indicate the shrubs planned for the following locations: • Areas surrounding the Roosevelt Street palms -Use Strelitzia or Hemerocallis. Specify specific stirubs & size to be used. *—6 urns in front ofthe building. • Tyler Street planting. These must be screening shrubs - 5 gallon. Specify specific shrubs to be used. 3. Completed 4. Provide 50% of all shrubs as 5 gallon. Provide quantities of each shrub species used. Not done. It is not possible to tell w/tiat quantities apply to the 5 Roosevelt Plaza 07/12/2006 Page 3 of3 ga//on shrubs and which to 1 gallon shrubs. Give quantities for each species used. 5. Woody shrubs must be planted over herbaceous groundcovers to cover 60% of the groundcover at maturity. The response was that this does not apply since it was the landscape architect's understanding that this was an erosion control requirement. That is not true. It is a water conservation requirement. IV.C C.3-4.6 6! Completed 7. Completed 8. Provide 2 copies of the landscape concept plan on the next submittal. Note: There were no redlines attached to these comments For questions regarding Landscape Plan comments, please contact Pamela Elliott at 760-944-1620. June 30, 2006 TO: Cliff Jones, Assistant Planner Michele Masterson, Management Analyst FROM: Pamela Elliott, Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2"'^ Review Roosevelt Plaza RP 06-02 3135-3139 Roosevelt Street Landscape Architect: Robert Wilkinson, Wilkinson Design Group 760-434-2152 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. 1. Completed 2. Provide specific species tied to individual symbols so that it can be clearly understood what is planned. A complete review could not be made because there is not sufficient information provided. The large species list of shrubs contains a broad range of shrubs. Clearly indicate the shrubs planned for the following locations: • Areas surrounding the Roosevelt Street palms -Use Strelitzia or Hemerocallis. Specify specific shrubs & size to be used. •—6 urns in front of the building. • Tyler Street planting. These must be screening shrubs - 5 gallon. Specify specific shrubs to be used. 3. Completed 4. Provide 50% of all shrubs as 5 gallon. Provide quantities of each shrub species used. Not done. It is not possible to tell what quantities apply to the 5 gallon shrubs and which to I gallon shrubs. Give quantities for each species used. 5. Woody shrubs must be planted over herbaceous groundcovers to cover 60% of the groundcover at maturity. The response was that this does not apply since it was the landscape architect's understanding that this was an erosion control requirement That is not true. It is a water conservation requirement IV. C C.3-4.6 6. Completed 1. Completed 8. Provide 2 copies of the landscape concept plan on the next submittal. Note: There were no redlines attached to these comments City of Carlsbad Housing & Redevelopment Department June 1, 2006 com PATRICK M NORMAN 869 GRAND AVENUE CARLSBAD, CA 92008 Subject: Roosevelt Plaza, Major Redevelopment Permit RP 06-02 Dear Patrick: Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed your Redevelopment Permit, application No. RP 06-02, as to its completeness for processing. The application is incomplete, as submitted. The attached list includes information that must be submitted to complete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. All list items must be submitted simultaneously and a copy of this list must be included with your submittal. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted to the Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 6, 2006, to either resubmit the appiication or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new appiication must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, Cliff Jones Assistant Planner c: David Rick, Engineering Pamela Elliott, Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 Roosevelt Plaza 06/01/2006 Page 2 of 4 No. RP 06-02 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Staff has completed a review of the subject project for application completeness. The applications and plans submitted for this project are incomplete at this time. Please resubmit 4 sets of plans addressing the following incomplete items: Housing & Redevelopment: 1. The proposed project will require a noise study due to its proximity to the railroad and nearby busy streets. This study should be prepared once the design of the project is acceptable to staff. 2. Please complete the Early Public Notification Package. 3. Please provide a color board (no larger then 9" x 12"), showing building materials and color samples of glass, reveals, aggregate, wood, etc. 4. Please provide two copies of the Preliminary Title report current within the last six (6) months. 5. Please complete a signed "Notice of Time Limits on Discretionary Applications" ^ Engineering: 1. Preliminary title report dated within the last 6 months. Roosevelt Plaza 06/01/2006 Page 3 of 4 No. RP 06-02 ISSUES OF CONCERN Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. Staff is still concerned about the blank building wall elevations along the north and south side. Staff suggests additional surface ornamentation and architectural detail (i.e. tile, wrought iron, etc.) consistent with the Spanish architecture already chosen for the project. 2. Please provide a sample of the enhanced paving that is proposed. 3. Please note on Sheet 2 of the preliminary grading plan that the masonry wall can be no higher 6 foot tall. Please correct the plans. Buiiding: Building Department comments are forthcoming and will be sent under a separate cover. Engineering: 1. Plot corner site distance per Topic 405 of the California Department of Transportafion Highway Design Manual on the landscape plan at the driveway entrance to Tyler Street. The proposed tree located near the westerly corner of the lot appears to interfere with the site distance. Move or remove the palm if it is interfering with the required site distance visibility. 2. According to City records, the property consists of three separate legal parcels. If these lots have been consolidated into one lot, provide proof that they were legally consolidated. If not, the lots will need to be joined to make one parcel via an adjustment plat. 3. The sewer cleanout shall be located on the subject (private) property abutting the public right-of-way boundary. 4. The proposed DCV (backflow preventor) is proposed within the driveway which will create a conflict with vehicles. Locate six inch service line and DCV outside the driveway. The DCV shall be placed on private property as shown per CMWD STND W22. Roosevelt Plaza 06/01/2006 Page 4 of 4 5. The placement of planter boxes for King Palms in the public right-of-way next to the sidewalk on Roosevelt Street will require the approval of the City General Street Services Division. For questions regarding Engineering comments, please contact David Rick at 760- 602-2781. Landscape Plan review: Please make the following corrections to the plans so that they will meet the requirements ofthe City of Carlsbad Landscape Manual: 1. Provide the name, contact informafion and license number for the Landscape Architect who prepared the drawings. 2. Provide specific species tied to individual symbols so that it can be cleariy understood what is planned. A complete review could not be made because there is not sufficient information provided. The large species list of shrubs contains a broad range of shrubs. Cleariy indicate the shrubs planned for the following locafions: • Areas surrounding the Roosevelt Street palms j • 6 urns in front of the building. • Tyler Street planting. These must be screening shrubs. 3. Specify the size of the urns. They are shown as 3' OD which is a desirable size. 4. Provide 50% of ali shrubs as 5 gallon. Provide quantities of each shrub species used. 5. Woody shrubs must be planted over herbaceous groundcovers to cover 60% of the groundcover at maturity. 6. Provide vines (either self supporting or provide a trellis) on the wall of the covered parking (eastern elevation) on the southern side. 7. Correct additional items noted on the redlines. There are many spelling errors. 8. RETURN REDLINES 9. Provide 2 copies of the landscape concept plan on the next submittal. For questions regarding Landscape Plan comments, please contact Pamela Elliott at 760-944-1620. Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: June 1,2006 RP 06-02 ROOSEVELT PLAZA 2"** COMPLETENESS & ISSUES REVIEW Engineering Department stafl' has completed a second review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are stiil incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary title report dated within the last 6 months. The following issues need to be resolved prior to resubmittal: 1. Plot corner site distance per Topic 405 of the California Department of Transportation Highway Design Manual on the landscape plan at the driveway entrance to Tyler Street. The proposed tree located near the westerly corner of the lot appears to interfere with the site distance. Move or remove the palm if it is interfering with the required site distance visibility. 2. According to City records, the property consists of three separate legal parcels. If these lots have been consolidated into one lot, provide proof that they were legally consolidated. If not, the lots will need to be joined to make one parcel via an adjustment plat. 3. The sewer cleanout shall be located on the subject (private) property abutting the public right-of- way boundary. 4. The proposed DCV (backflow preventor) is proposed within the driveway which will create a conflict with vehicles. Locate six inch service line and DCV outside the driveway. The DCV shall be placed on private property as shown per CMWD STND W22. 5. The placement of planter boxes for King Palms in the public right-of-way next to the sidewalk on Roosevelt Street will require the approval of the City General Street Services Division. If you or the applicant has any questions, please either see or contact me at extension 2781. DAVID RICK Assistant Engineer Development Services Division C: Senior Engineer - Development Services Division May 10, 2006 TO: Cliff Jones, Planner FROM: Pamela Elliott, Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 1 Review Roosevelt Plaza RP 06-02 3135- 3139 Roosevelt Street Landscape Architect: Wilkinson Design Group 760-434-2152 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. 1. Provide the name, contact information and license number for the Landscape Architect who prepared the drawings. 2. Provide specific species tied to individual symbols so that it can be clearly understood what is planned. A complete review could not be made because there is not sufficient information provided. The large species list of shrubs contains a broad range of shrubs. Clearly indicate the shrubs planned for the following locations: • Areas surrounding the Roosevelt Street palms • 6 urns in front of the building. • Tyler Street planting. These must be screening shrubs. 3. Specify the size of the urns. They are shown as 3' OD which is a desirable size. 4. Provide 50% of all shrubs as 5 gallon. Provide quantities of each shrub species used. 5. Woody shrubs must be planted over herbaceous groundcovers to cover 60% of the groundcover at maturity. 6. Provide vines (either self supporting or provide a trellis) on the wall of the covered parking (eastem elevation) on the southem side. 7. Correct additional items noted on the redlines. There are many spelling errors. 8. RETURN REDLINES 9. Provide 2 copies of the landscape concept plan on the next submittal. Cc: Michele Masterson (e-mail) Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: March 15,2006 RP 06-02 ROOSEVELT PLAZA COMPLETENESS & ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary title report dated within the last 6 months. The following issues need to be resolved prior to resubmittal: 1. Add calculations for Average Daily Trips to the site plan (4 Apts x 6 ADT/unit = 24 and 2,140 square feet X 40 ADT/1000 sq ft = 85.6). 2. Plot corner site distance per Topic 405 of the California Department of Transportation Highway Design Manual at the driveway entrance to Tyler Street. The trash receptacle appears to interfere with the site distance. Plot any landscaping shown in this area as well so that we can verify that plants will not interfere with site vision. 3. Extend the length of drive aisle an additional 1.5 feet at the end to provide a total 5-foot back up area for the two end parking spaces. 4. According to City records, the property consists of three separate legal parcels. If these lots have been consolidated into one lot, provide proof that they were legally consolidated. If not, the lots will need to be joined to make one parcel via an adjustment plat. 5. Be aware that if the project were to later be subdivided into a condominium project, then separate water service and meters will be required for each separately owned parcel or unit. 6. Locate the sewer lateral outside the driveway The cleanout shall be located on the inside (private side) of the public right-of-way boundary. 7. Plot the backflow preventor and meter on the preliminary grading plan. The meter will need to be placed in the public right-of-way within the sidewalk. The backflow preventer shall be placed on private property as shown per CMWD STND W20. 8. If fire sprinklers are required, then show fire service (must be 6 inch diameter within the right-of-way) and detector check valve. 9. Design area of drainage confluence at the southern corner of the property so that drainage flows over the sidewalk to Tyler Street in the event that the curb drains exceed capacity. Show that drainage will not flow onto the adjacent property (spot elevations, berm, block wall, etc.). Also, explore feasibility of direcfing all parking lot drainage to the grass swale located along the southeasteriy property line. Use a berm, block wall or other means to ensure flow does not traverse onto the abutting property. 10. The sidewalk located next to the southeriy most parking stall is only 1.5 feet wide. This appears to be an inadequate width. In addifion, why is a sidewalk needed here? 11. If separate fire sprinklers are required, then show separate proposed wateriine and backflow preventor The service line must be 6 inches within the public right-of-way. 12. The placement of concrete next to the sidewalk on Roosevelt Street seems to be inconsistent between the landscape, site and grading plan. Please clarify 13. Address redlined comments in the attached SWMP. Submit two new copies of revised plan as well as redlined plan with your next submittal. 14. Address redlined comments on attached site plan. Submit these redlined plans with your next submittal. If you or the applicant has any quesfions, please either see or contact me at extension 2781 DAVID RICK Assistant Engineer Development Services Division C: Senior Engineer - Development Services Division Date: March 7, 2006 To: CliffJones- Redevelopment From: J. Sasway, CPS - Police Department Subject: RP 06-02 Roosevelt Plaza Plan Review Recommendations The following recommendations are optimal security suggestions utilizing Crime Prevention Through Environmental Design (CPTED) and are provided by Carlsbad Police Department's Crime Prevention Unit. The purpose of this document is to safeguard property and public welfare by reviewing and regulating the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures. The Crime Prevention Unit presents recommendations in two sections, site considerations and building recommendations. Site Considerations Create Defensible Space Strategies to consider: Provide clearly defined transitions from public to private space. Use landscaping, fencing and ground cover to create territoriality and an identity for the property. Use natural barriers to designate space and separate activities that may conflict. Design space to increase the perception of natural surveillance. Design the space to direct the flow of people in the manner intended, preventing people from entering unauthorized space. Consider that if people feel comfortable and safe in all areas, they are more Hkely to use the areas. Residential Recommendations Lighting All vehicular drive surfaces, open parking areas and carports should be illuminated with a minimum maintained 1 foot-candle of light at ground level during the hours of darkness. All exterior common area pedestrian walkways and recreation areas should be illuminated with a minimum maintained 0.25 foot-candle of light at ground level during the hours of darkness. Open stairways and enclosed common area corridors should be illuminated with a minimum maintained 0.5 foot-candle of light on all landings and stair treads during the hours of darkness. Enclosed stairways shall be illuminated at all times with a minimum maintained 1 foot-candle of light on all landings and stair treads. Cluster mailboxes and trash enclosures located on the exterior should be illuminated with a minimum maintained 1 foot-candle of light, measured within a five-foot radius at ground level, during the hours of darkness. Recessed areas of building or fences, which have a minimum depth of two feet, a minimum height of five feet, and do not exceed 6 feet in width and are capable of human concealment, shall be illuminated with a minimum maintained 0.25 foot-candles of light at ground level during the hours of darkness. This requirement applies to defined recessed areas that are within 6 feet of the edge of designated walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow landscaping a minimum of two feet in height. Accessible luminaries utilized to meet the requirements of this section shall have vandal resistant light fixtures and be not less than three feet in height from the walking surface when used to illuminate walkways and a minimum of 78 inches in height above the driving surface when illuminating surfaces associated with vehicles. Light fixtures shall be deemed accessible if mounted within 15 feet vertically or 6 feet horizontally from any accessible surface or any adjoining roof, balcony, landing, stair tread, platform or similar structure. The light source utilized to comply with this section to meet parking and drive surface lighting shall have a rated average bulb life of not less than 10,000 hours. Landscaping For surveillance and security, Tree canopies should not be lower than 5 feet. Do not allow trees to provide access to roofs or balconies. Let landscaping augment, not deter from lighting. Plant low profile shrubs, below three feet Apply security plants where necessary to prevent loitering and tampering Install walls and fences that are see through for surveillance. Lock gates and install gates that allow surveillance. Addressing Each individual unit within the complex should display a prominent identification number not less than 4 inches in height, contrasting in color to the background to which it is affixed and clearly visible to approaching vehicles and/or pedestrians. Numerals should be no less than 4 inches in height and illuminated during the hours of darkness. Entrances Keep entranceways clear of clutter. Ensure you allow vision from the front access street to front door entrance. Enclosed Parking Lighting Lighting is the most important security feature in a parking facility. The minimum illuminances in any one point should be 2 foot-candles. Position lights over vehicles or near beams rather than in drive aisles to reduce glare. Or choose fixtures with built in shields to reduce glare. Natural Surveillance Natural surveillance is the next most critical enclosed parking design issue after lighting. Stairways 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. Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted. Stair towers and elevators have been the highest risk for personal injury as they are typically enclosed. 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. 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. Parking Storage Install wooden doors of solid core construction with a minimum thickness of one and three- fourths (1-3/4) inches. Equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler. Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the lock has a one-inch throw that can withstand a cutting tool attack. Choose a deadbolt that embeds at least one inch into the strike plate. Strike plates for deadbolts on all wood framed doors should be constructed ofa minimum 16 U.S. gauge steel, bronze, or brass and secure to the jamb by a minimum of two screws, which should penetrate at least two inches into the solid backing beyond the surface to which the strike is attached. Equip all storage 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. Doors Install wooden doors of solid core construction with a minimum thickness of one and three- fourths (1-3/4) inches. This includes the garage or any other pedestrian door. Further, equip all doors with a single cyhnder dead-bolt lock using a 5-pin tumbler. Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the lock has a one- inch throw that can withstand a cutting tool attack. Choose a deadbolt that embeds at least one inch into the strike plate. Arrange all entry and exit doors to dwelling units so that the occupant has a view of the area immediately outside the door without opening the door. Except doors requiring a fire protection rating that prohibits them, a door viewer having a field of view of not less than 190 degrees may provide such a view. Mounting height should not exceed fifty-four inches from the floor. Further, install no glass panels within forty inches ofa locking device. Doors that are partially glass should have a single cylinder dead-bolt lock. Equip these doors with a burglar resistant glaze to prevent someone from breaking the glass to enter the home. Latch covers are suggested on all common area doors or garage area doors. Strike Plates Strike plates for deadbolts on all wood framed doors should be constructed ofa minimum 16 U.S. gauge steel, bronze, or brass and secure to the jamb by a minimum of two screws, which should penetrate at least two inches into the solid backing beyond the surface to which the strike is attached. Double Doors When pairs of doors are used, a one-piece assembly attached to the full-length edge of the inactive door leaf, incorporating an astragal and flush-bolts for the header and threshold, will take the place of a strike plate, provided the assembly is constructed of aluminum or steel and is a minimum of one-eighth inch in thickness. Hinges Hinges for oust-swinging doors should be equipped with non-removable hinge pins or a mechanical interlock to preclude removal of the door from the exterior by removing the hinge pins. Keying Upon occupancy by the owner, each single unit in a tract constructed under the same general plan, should have locks using combinations that are interchange free from locks used in all other separate dwellings. Windows Choose movable windows with security hardware to prevent them from being lifted from the frame or forced to slide. Mail Boxes Mailboxes should be located in highly visible areas adjacent to common areas. Commercial Recommendations Lighting All types of exterior doors should be illuminated during the hours of darkness, with a minimum maintained one foot-candle of light, measured within a five-foot radius on each side of the door at ground level. 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 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 feet in height. Stairways should be illuminated with a minimum maintained one foot-candle of light on all landings and stair treads, during the hours of operation, including one hour thereafter. All exterior pedestrian walkways, interior common corridors, and open parking lots should be illuminated with a minimum maintained one foot-candle of light on the walking or driving surface during the hours of operation and one hour thereafter. The parking and drive surface lighting should have a rated average bulb life of not less than 10,000 hours. 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 The police department recommends that the exterior landscaping be kept at a minimal height and fullness, giving police, security services and the general public surveillance capabilities into and out of the area. Growth characteristics of plants and their placement in relation to potentially vulnerable areas and especially lighting should be considered. Plant low-profile bushes and shrubs, not exceeding three feet in height. Do not plant landscaping higher than three feet in front of windows or in parking areas. Create space between the bottom of trees and the tops of bushes or shrubs. Make sure tree canopies are not lower than six feet. Landscaping should not detract from Hghting. Keep entranceways clear of clutter. Design perimeter landscaping to allow vision into the property, particularly parking areas and building access doors. Use security landscaping in areas to deter loitering or entrance where pedestrians are not wanted. Addressing 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. Numerals should be no less than six inches in height, if located less than 100 feet from the centeriine ofthe addressed street or 12 inches in height if placed further than 100 feet from the centeriine of the addressed street. The numerals should be illuminated during the hours of darkness. 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. Buildings with a total square footage of at least 10,000 square feet shall 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 Building Recommendations Doors The police department recommends that hollow steel doors 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. Only use glass doors with fully tempered glass or rated burglary resistant glazing. Protect all exterior doors with security hardware. 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. 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. Equip rear doors used for shipping and receiving and employee entrances with a viewer. 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 Equip movable windows with security hardware and burglar resistant glazing. 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 Glaze should be constructed of either two part laminated glazing with a 0.60 inch inner layer or burglary resistant glazing Trash Enclosures Position the trash enclosures away from areas of shipping and receiving. Alarm System When considering 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. If considering electronic assess as a security feature, consider managed electronic access. By, Jodeene R. Sasway Crime Prevention Specialist Carlsbad Police Department (619) 931-2195 Citv of Carlsbad Housing & Redevelopment Department March 6, 2006 PATRICK M NORMAN 869 GRAND AVENUE CARLSBAD, CA 92008 Subject: Roosevelt Plaza, Major Redevelopment Permit RP 06-02 Dear Patrick: Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed your Redevelopment Permit, application No. RP 06-02, as to its completeness for processing. The application is incomplete, as submitted. The attached list includes information that must be submitted to complete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. All list items must be submitted simultaneously and a copy of this list must be included with your submittal. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted to the Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 6, 2006, to either resubmit the application or submit the required informafion. Failure to resubmit the applicafion or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new applicafion must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the applicafion. Sincerely, Cliff Jones Assistant Planner c: David Rick, Engineering Pat Kelley, Building Greg Ryan, Fire Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Roosevelt Plaza 03/07/2006 Page 2 of6 No. RP 06-02 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Staff has completed a review of the subject project for application completeness. The applications and plans submitted for this project are incomplete at this time. Please resubmit 4 sets of plans addressing the following incomplete items: Housing & Redevelopment: lAT^R 1. Pi 1 poi'Z r}!ZZ The proposed project will require a noise study due to its proximity to the railroad and nearby busy streets. This study should be prepared once the design of the project is acceptable to staff. Please complete the Eariy Public Notification Package. Please provide a color board (no larger then 9" x 12"), showing building materials and color samples of glass, reveals, aggregate, wood, etc. Please include the following items on the cover sheet: (These items are requested as part of the application complete checklist) Please correct Zoning to read "V-R Village Redevelopment, District 5" and include the general plan information "V, Village" on the cover page. Under Project Development please add information on the Required Reviews and Permits "Major Redevelopment Permit". At upper right hand corner include the following permit number "RP 06-02". Please identify the cubic footage of tenant storage space per each unit under "Area Calculations." r /'/ f :^ ^ Co Please include the project density the project on the cover sheet. Please include setback range on the cover page for District 5 as well as the proposed setbacks, f/ptZ ^ A'/"/ ! / '"^S Please break down the Average Daily Trips by separate use. Please correct the parking breakdown on the cover sheet. The required parking for the four apartments is (1.5 spaces for the one (1) 1-BR apartment (1.5*1=1.5), 6 spaces forthe three (3) 2-BR apartments(2*3=6), and 2 spaces for the guests (.5*4=2). The required retail parking is 7.2 spaces (2,140/200=7.2). Therefore the total parking requirement is 16.7 or 17 spaces. There are 12 proposed on the plans. Please explain. I/, Please include the following items on the plans: of the application complete checklist) (These items are requested as part ; m ZZiZ(Z • Please show the location of all major vegetation, showing size and type both within the project and for a distance of 150 feet on the cover sheet. Please identify the distance between adjacent buildings and/or structures. Please indicate top and bottom elevations for all fences, walls, and retaining walls. Provide section detail of these walls as it relates to adjacent properties Indicate fences, walls, and planters on elevation sheets. li,%^/'p'/'^ri 6. Please show setback lines on elevation sheets and fioor plans. /•I iZ Roosevelt Plaza 03/07/2006 Page 3 of 6 7. Please clearly indicate existing and finished grade on all elevation and section detail sheets. pof\^ A 5 f\. Z 8. Please provide two copies of the Preliminary Title report current within the last six (6) f:)i^}\.\i months. y J 9. Please complete a signed "Nofice of Time Limits on Discrefionary Applicafions" Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. Roosevelt Plaza 03/07/2006 Page 4 of 6 No. RP 06-02 ISSUES OF CONCERN Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: ^''^1. Staff is concerned with the blank building wall elevations along the north and south iri Qt;ZZ ^ side. Staff suggests additional surface ornamentation and architectural detail (i.e. ^^'^INA divided light windows, shudders around windows, arched openings, file, wrought t ^^^-^ ^» iron, etc.) consistent with the Spanish architecture already chosen for the project. i^r-fc $ 2. The proposed project is eligible to participate in the Parking In-Lieu Fee Program for ffO]i'^ /i?7t > 3 maximum of 50% of the required on-site commercial parking subject to the approval of the Housing & Redevelopment Commission. (Residenfial parking is required to be provided on-site and cleariy marked.) This means the project as proposed is eligible to participate in the parking in-lieu fee program for 3 spaces. ' / ^' willing to support a shared parking arrangement for the guest-parking '^^^ ' ' " requirement of 2 spaces (.5 spaces per unit). ^ 4. As mentioned in the preliminary review, apartments are not evaluated for % conformance with the Planned Development (PD) standards. If the owner wishes to nof^ f\OW^ convert the units to condominiums in the future, the project must be built to the PD standards (Carisbad Municipal Code 21.45.080) or else the project will not be able to be converted to condominiums at a later date. In particular, the PD ordinance will require tenant storage space and private recreational space. Vm-^y 5. Please indicate on the site plan that the commercial space is ^= rt^ f'^kM ^ "Commercial/Retail/Office". This will allow the owner to rent out the space to office, commercial, or retail tenants. iZZ t'^l^t\ 6. Staff has a concern about the trash receptacle being located on the rear property line t>, l-LZCZ(^^--'i close to the street and close to the adjacent property. Staff suggests that the trash 4f Kti^iZJM^'L^^ enclosure be moved away from the street and the wall be moved away from the yZ\ €}(y?^f(/ltZi^ adjacent use in order to provide landscaping to buffer the appearance of the trash Vi it\f.H.i^fu receptacle. Please revise plans as necessary. Note that parking stalls that abut a V)^'/ wall must be 10-foot wide. 'y / ^ V, r^^ vrf • peaks of the roof may not exceed the 30-foot height requirement. Please verify fY')-} f'f/ op building height is in compliance with Carlsbad Municipal Code (CMC) ' ' - 21.04.065 on elevation sheets and section detail sheets. Building height is 'y f measured along all points from the lowest of existing or finished grade to the peak of the roofiine. /.t^ i:^ ^>: f Please identify the height of the parapet walls that screen the mechanical equipment. (?) Roosevelt Plaza 03/07/2006 Page 5 of 6 ^Hji^- f) 9. Please identify location of A/C units for the residential units. Mechanical ventilation 4 iTiay be required since the project is close to the railroad. {-li-Z~ f ii/jf > '•0. Staff only noticed one water heater. Is there only one water heater proposed for all yC ( zJi^i^ four units? •5U<5* ' ^ • recommends planted pots placed at the front elevations near the entrances to ; f l* f i^^' )the commercial space. This additional landscaping will increase the curb appeal of the project. ff 12. Staff recommends that decorative lighting and/or decorative wrought iron be placed f l<k)C^ ^O^Y' on the columns separating the commercial space along the front entrance. ^..yff z ^'^^ P'®3se explain what the shaded rectangular area is on the second floor plan along p rn 117 w-^ ^I^Q hallway next to the opening to the ground floor. Is this landscaping? If so, please identify this on the landscape plan. ^ iz/^li/Z^ '-^iZ-' T 7./:f? - ficZ' 14. Staff suggests the raised curb adjacent to the rear ofthe building be landscaped in UM'iZ-'*^- iHi^i orderto enhance the appearance ofthe building as viewed from Tyler Street. l>i\ ft-t^ 15 Please provide a sample ofthe enhanced paving that is proposed. V r. - 16. Please note that signage for the project will be approved as a separate permit. (U)^if'Or^i'- .... Building: Z^ fZ' tfy ^fZ 1 • The Accessible parking space has to be a covered parking space (closest to the P^V i^^f<^'/AZ entry). <zri f\ , ^ 2. San Diego Gas & Electric (SDG&E) will not allow gas meters in a closet in the tJ'\'^' ''^'i^^yT' building. The applicant needs to consult with SDG&E about the preferred " !' location for the gas meters. '^tCvP^ The second level has two exits, which is required. However they terminate at r^^lO ^P-^AT^-^ basically the same place in the lower level of the building and occupants are sfill i^iW)^-^^ n K' ^ V not out ofthe building. Better exit separation is needed. To discuss all Building Department related concerns, please contact Principal Building Inspector, Pat Kelley, at (760) 602-2716. Fire: ^"v^j-r- \ L^Z' 1 The proposed location ofthe Fire Sprinkler system backflow assembly and riser ^/^Tr / locations need to be identified. These items also affect placement of fire ^IZriy^'^Zrmi^ hydrants and other utilities, as easements have to be drawn and recorded. WvuzOZi:: ) /4 fyt^l [ 2. Fire Department standards will ask you to provide an area or room for the fire ^ sprinkler riser that is accessible from the exterior. Garage interiors are acceptable so long as the riser assembly can be protected from interruptions and vandalism. Roosevelt Plaza 03/07/2006 Page 6 of 6 To discuss all Fire Department related concerns, please contact Deputy Fire Marshal Gregory Ryan at (760) 602-4663. > ///^ > 'ii^^tm ^ItL ^^Zt^tC) * Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. Landscape Plan review: The City's Landscape Plan Check consultant has completed the initial review of the tZi^ /^V^/iWpreliminary Landscape Plan based upon the plans that were submitted. Corrections and [ /-VfV'4^ 5^/^-suggesfions have been included in red on the Landscape Plan. Please make the , A . necessary changes to the Preliminary Landscape Plan and resubmit the revised plans to ^ the Housing & Redevelopment Department for further review. The enclosed red-lined plans must be returned with the modified plans to assist staff in its continued review of the project. Crime Prevention Plan Review: {Zf'^^ I The City's Crime Prevention Specialist typically reviews plans for larger projects in an tZ'tZ^i-^ Xiy^ ^^^"^ *o increase security through project design. Project design recommendations have been enclosed for your review. For questions regarding the attached comments, please contact Jodee Sasway ofthe Carisbad Police Department at 760-931-2195. Citv of Carlsbad Housing & Redevelopment Department March 16, 2006 PATRICK M NORMAN 869 GRAND AVENUE CARLSBAD, CA 92008 Subject: Roosevelt Plaza, Major Redevelopment Permit RP 06-02 Dear Patrick: This letter is a follow-up to my previous letter to you, dated March 6, 2006, in which the items necessary to complete your applicafion for a Major Redevelopment Permit were identified. In addition to the items listed in my previous letter. Engineering Department's comments on your proposed project are as follows: Engineering: The Engineering Department has completed our review of the above-referenced project for application completeness and has determined that the application and plans submitted for this project are incomplete and unsuitable for a complete review. Engineering staff has identified some issues that are listed below. Addifional issues of concem may be identified on subsequent reviews with more complete information. INCOMPLETE ITEMS 1. Preliminary title report dated within the last 6 months. ISSUES 1. Add calculations for Average Daily Trips to the site plan (4 Apts x 6 ADT/unit = 24 and 2,140 square feet X 40 ADT/1000 sq ft = 85.6). 2. Plot corner site distance per Topic 405 of the California Department of Transportation Highway Design Manual at the driveway entrance to Tyler Street. The trash receptacle appears to interfere with the site distance. Plot any landscaping shown in this area as well so that we can verify that plants will not interfere with site vision. 3. Extend the length of drive aisle an additional 1.5 feet at the end to provide a total 5-foot back up area for the two end parking spaces. 4. According to City records, the property consists of three separate legal parcels. If these lots have been consolidated into one lot, provide proof that they were legally consolidated. If not, the lots will need to be joined to make one parcel via an adjustment plat. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Roosevelt Plaza 03/16/2006 Page 2 of3 5. Be aware that if the project were to later be subdivided into a condominium project, then separate water service and meters will be required for each separately owned parcel or unit. 6. Locate the sewer lateral outside the driveway. The cleanout shall be located on the inside (private side) of the public right-of-way boundary. 7. Plot the backflow preventor and meter on the preliminary grading plan. The meter will need to be placed in the public right-of-way within the sidewalk. The backflow preventer shall be placed on private property as shown per CMWD STND W20. 8. If fire sprinklers are required, then show fire service (must be 6 inch diameter within the right-of-way) and detector check valve. 9. Design area of drainage confiuence at the southern corner of the property so that drainage flows over the sidewalk to Tyler Street in the event that the curb drains exceed capacity. Show that drainage will not flow onto the adjacent property (spot elevations, berm, block wall, etc.). Also, explore feasibility of directing all parking lot drainage to the grass swale located along the southeasteriy property line. Use a berm, block wall or other means to ensure flow does not traverse onto the abutting property. 10. The sidewalk located next to the southeriy most parking stall is only 1.5 feet wide. This appears to be an inadequate width. In addition, why is a sidewalk needed here? 11. If separate fire sprinklers are required, then show separate proposed wateriine and backflow preventor. The service line must be 6 inches within the public right- of-way. 12. The placement of concrete next to the sidewalk on Roosevelt Street seems to be inconsistent between the landscape, site and grading plan. Please clarify. 13. Address redlined comments in the attached SWMP. Submit two new copies of revised plan as well as redlined plan with your next submittal. 14. Address redlined comments on attached site plan. Submit these redlined plans with your next submittal. Please be advised, additional items of concern may be identified after requested Information has been provided. A red-lined 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. To discuss all Engineering Department related concerns, please contact David Rick at 760-602-2781. Please contact my office at (760) 434-2813 if you have any questions regarding the information contained in this letter. Roosevelt Plaza 03/16/2006 Page 3 of3 Sincerely, — Cliff Jones Assistant Planner c: David Rick, Engineering Enclosures Citv of Carlsbad Housing & Redevelopment Department March 6, 2006 PATRICK M NORMAN 869 GRAND AVENUE CARLSBAD, CA 92008 Subject: Roosevelt Plaza, Major Redevelopment Permit RP 06-02 Dear Patrick: Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed your Redevelopment Permit, application No. RP 06-02, as to its completeness for processing. The application is incomplete, as submitted. The attached iist includes informafion that must be submitted to complete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. All iist items must be submitted simultaneously and a copy of this list must be included with your submittal. No processing of your applicafion can occur until the application is determined to be complete. When ali required materials are submitted to the Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 6, 2006, to either resubmit the applicafion or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the applicafion. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, Cliff Jones Assistant Planner c: David Rick, Engineering Pat Kelley, Building Greg Ryan, Fire Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Roosevelt Plaza 03/07/2006 Page 2 of 6 No. RP 06-02 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Staff has completed a review of the subject project for applicafion completeness. The applicafions and plans submitted for this project are incomplete at this time. Please resubmit 4 sets of plans addressing the following incomplete items: Housing & Redevelopment: 1. The proposed project will require a noise study due to its proximity to the railroad and nearby busy streets. This study should be prepared once the design of the project is acceptable to staff. 2. Please complete the Early Public Notification Package. 3. Please provide a color board (no larger then 9" x 12"), showing building materials and color samples of glass, reveals, aggregate, wood, etc. 4. Please include the following items on the cover sheet: (These items are requested as part of the application complete checklist) Please correct Zoning to read "V-R Village Redevelopment, District 5" and include the general plan information "V, Village" on the cover page. Under Project Development please add information on the Required Reviews and Permits "Major Redevelopment Permit". At upper right hand corner include the following permit number "RP 06-02". Please identify the cubic footage of tenant storage space per each unit under "Area Calculations." Please include the project density the project on the cover sheet. Please include setback range on the cover page for District 5 as well as the proposed setbacks. Please break down the Average Daily Trips by separate use. Please correct the parking breakdown on the cover sheet. The required parking for the four apartments is (1.5 spaces for the one (1) 1-BR apartment (1.5*1=1.5), 6 spaces forthe three (3) 2-BR apartments(2*3=6), and 2 spaces for the guests (.5*4=2). The required retail parking is 7.2 spaces (2,140/200=7.2). Therefore the total parking requirement is 16.7 or 17 spaces. There are 12 proposed on the plans. Please explain. 5. Please include the following items on the plans: (These items are requested as part of the application complete checklist) • Please show the location of all major vegetafion, showing size and type both within the project and for a distance of 150 feet on the cover sheet. • Please identify the distance between adjacent buildings and/or structures. • Please indicate top and bottom elevations for all fences, walls, and retaining walls. Provide section detail of these walls as it relates to adjacent properties • Indicate fences, walls, and planters on elevation sheets. 6. Please show setback lines on elevation sheets and floor plans. Roosevelt Plaza 03/07/2006 Page 3 of 6 7. Please clearly indicate existing and finished grade on ali elevation and secfion detail sheets. 8. Please provide two copies of the Preliminary Title report current within the last six (6) months. 9. Please complete a signed "Notice of Time Limits on Discretionary Applications" Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. Roosevelt Plaza 03/07/2006 Page 4 of 6 No. RP 06-02 ISSUES OF CONCERN Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. Staff is concerned with the blank building wall elevations along the north and south side. Staff suggests addifional surface ornamentation and architectural detail (i.e. divided light windows, shudders around windows, arched openings, tile, wrought iron, etc.) consistent with the Spanish architecture already chosen for the project. 2. The proposed project is eligible to participate in the Parking In-Lieu Fee Program for a maximum of 50% of the required on-site commercial parking subject to the approval of the Housing & Redevelopment Commission. (Residential parking is required to be provided on-site and cleariy marked.) This means the project as proposed is eligible to participate in the parking in-lieu fee program for 3 spaces. 3. Staff is willing to support a shared parking arrangement for the guest-parking requirement of 2 spaces (.5 spaces per unit). 4. As mentioned in the preliminary review, apartments are not evaluated for conformance with the Planned Development (PD) standards. If the owner wishes to convert the units to condominiums in the future, the project must be built to the PD standards (Carisbad Municipal Code 21.45.080) or else the project will not be able to be converted to condominiums at a later date. In particular, the PD ordinance will require tenant storage space and private recreational space. 5. Please indicate on the site plan that the commercial space is "Commercial/Retail/Office". This will allow the owner to rent out the space to office, commercial, or retail tenants. 6. Staff has a concern about the trash receptacle being located on the rear property line close to the street and close to the adjacent property. Staff suggests that the trash enclosure be moved away from the street and the wall be moved away from the adjacent use in order to provide landscaping to buffer the appearance of the trash receptacle. Please revise plans as necessary. Note that parking stalls that abut a wall must be 10-foot wide. 7. The peaks of the roof may not exceed the 30-foot height requirement. Please verify that the building height is in compliance with Carisbad Municipal Code (CMC) 21.04.065 on elevafion sheets and secfion detail sheets. Building height is measured along all points from the lowest of existing or finished grade to the peak of the roofiine. 8. Please identify the height of the parapet walls that screen the mechanical equipment. Roosevelt Plaza 03/07/2006 Page 5 of 6 9. Please identify location of A/C units for the residential units. Mechanical venfilafion may be required since the project is close to the railroad. 10. Staff only noticed one water heater. Is there only one water heater proposed for all four units? 11. Staff recommends planted pots placed at the front elevations near the entrances to the commercial space. This additional landscaping will increase the curb appeal of the project. 12. Staff recommends that decorative lighting and/or decorative wrought iron be placed on the columns separating the commercial space along the front entrance. 13. Please explain what the shaded rectangular area is on the second floor plan along the hallway next to the opening to the ground floor. Is this landscaping? If so, please identify this on the landscape plan. 14. Staff suggests the raised curb adjacent to the rear of the building be landscaped in order to enhance the appearance of the building as viewed from Tyler Street. 15. Please provide a sample of the enhanced paving that is proposed. 16. Please note that signage for the project will be approved as a separate permit. Building: 1. The Accessible parking space has to be a covered parking space (closest to the entry). 2. San Diego Gas & Electric (SDG&E) will not allow gas meters in a closet in the building. The applicant needs to consult with SDG&E about the preferred location for the gas meters. 3. The second level has two exits, which is required. However they terminate at basically the same place in the lower level of the building and occupants are still not out ofthe building. Better exit separation is needed. To discuss all Building Department related concerns, please contact Principal Building Inspector, Pat Kelley, at (760) 602-2716. Fire: 1. The proposed location of the Fire Sprinkler system backflow assembly and riser locations need to be identified. These items also affect placement of fire hydrants and other utilities, as easements have to be drawn and recorded. 2. Fire Department standards will ask you to provide an area or room for the fire sprinkler riser that is accessible from the exterior. Garage interiors are acceptable so long as the riser assembly can be protected from interruptions and vandalism. Roosevelt Plaza 03/07/2006 Page 6 of 6 To discuss all Fire Department related concerns, please contact Deputy Fire Marshal Gregory Ryan at (760) 602-4663. Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. Landscape Plan review: The City's Landscape Plan Check consultant has completed the inifial review of the Preliminary Landscape Plan based upon the plans that were submitted. Corrections and suggestions have been included in red on the Landscape Plan. Please make the necessary changes to the Preliminary Landscape Plan and resubmit the revised plans to the Housing & Redevelopment Department for further review. The enclosed red-lined plans must be returned with the modified plans to assist staff in its confinued review of the project. Crime Prevention Plan Review: The City's Crime Prevenfion Specialist typically reviews plans for larger projects in an effort to increase security through project design. Project design recommendations have been enclosed for your review. For questions regarding the attached comments, please contact Jodee Sasway ofthe Carlsbad Police Department at 760-931-2195. City of Carlsbad Police Department Date: To: From: March 2, 2006 CliffJones- Redevelopment J. Sasway, CPS - Police Department Subject: RP 06-02 Roosevelt Plaza Plan Review Recommendations The following recommendations are optimal security suggestions utilizing Crime Prevention Through Environmental Design (CPTED) and are provided by Carlsbad Police Department's Crime Prevention Unit. The purpose of this document is to safeguard property and public welfare by reviewing and regulating the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures. The Crime Prevention Unit presents recommendations in two sections, site considerations and building recommendations. Site Considerations Create Defensible Space Strategies to consider: Provide clearly defined transitions from public to private space. Use landscaping, fencing and ground cover to create territoriality and an identity for the property. Use natural barriers to designate space and separate activities that may conflict. Design space to increase the perception of natural surveillance. Design the space to direct the flow of people in the manner intended, preventing people from entering unauthorized space. Consider that if people feel comfortable and safe in all areas, they are more likely to use the areas. Residential Recommendations Lighting All vehicular drive surfaces, open parking areas and carports should be illuminated with a minimum maintained 1 foot-candle of light at ground level during the hours of darkness. All exterior common area pedestrian walkways and recreation areas should be illuminated with a minimum maintained 0.25 foot-candle of light at ground level during the hours of darkness. Open stairways and enclosed common area corridors should be illuminated with a minimum maintained 0.5 foot-candle of light on all landings and stair treads during the hours of darkness. 2560 Orion Way • Carlsbad, CA 92010-7240 • (760) 931-2100 • FAX (760) 931-8473 @ Enclosed stairways shall be illuminated at all times with a minimum maintained 1 foot-candle of light on all landings and stair treads. Cluster mailboxes and trash enclosures located on the exterior should be illuminated with a minimum maintained 1 foot-candle of light, measured within a five-foot radius at ground level, during the hours of darkness. Recessed areas of building or fences, which have a minimum depth of two feet, a minimum height of five feet, and do not exceed 6 feet in width and are capable of human concealment, shall be illuminated with a minimum maintained 0.25 foot-candles of light at ground level during the hours of darkness. This requirement applies to defined recessed areas that are within 6 feet of the edge of designated walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow landscaping a minimum of two feet in height. Accessible luminaries utilized to meet the requirements of this section shall have vandal resistant light fixtures and be not less than three feet in height from the walking surface when used to illuminate walkways and a minimum of 78 inches in height above the driving surface when illuminating surfaces associated with vehicles. Light fixtures shall be deemed accessible if mounted within 15 feet vertically or 6 feet horizontally from any accessible surface or any adjoining roof, balcony, landing, stair tread, platform or similar structure. The light source utilized to comply with this section to meet parking and drive surface lighting shall have a rated average bulb life of not less than 10,000 hours. Landscaping For surveillance and security, Tree canopies should not be lower than 5 feet. Do not allow trees to provide access to roofs or balconies. Let landscaping augment, not deter from Hghting. Plant low profile shrubs, below three feet Apply security plants where necessary to prevent loitering and tampering Install walls and fences that are see through for surveiUance. Lock gates and install gates that allow surveillance. Addressing Each individual unit within the complex should display a prominent identification number not less than 4 inches in height, contrasting in color to the background to which it is affixed and clearly visible to approaching vehicles and/or pedestrians. Numerals should be no less than 4 inches in height and illuminated during the hours of darkness. Entrances Keep entranceways clear of clutter. Ensure you allow vision from the front access street to front door entrance. Enclosed Parking Lighting Lighting is the most important security feature in a parking facihty. The minimum illuminances in any one point should be 2 foot-candles. Position lights over vehicles or near beams rather than in drive aisles to reduce glare. Or choose fixtures with built in shields to reduce glare. Natural Surveillance Natural surveillance is the next most critical enclosed parking design issue after lighting. Stairways 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. Areas beneath stairways at or below ground level shaill be fully enclosed or access to them restricted. Stair towers and elevators have been the highest risk for personal injury as they are typically enclosed. 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. 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 comers. Parking Storage Install wooden doors of solid core construction with a minimum thickness of one and three- fourths (1-3/4) inches. Equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler. Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the lock has a one-inch throw that can withstand a cutting tool attack. Choose a deadbolt that embeds at least one inch into the strike plate. Strike plates for deadbolts on all wood framed doors should be constructed of a minimum 16 U.S. gauge steel, bronze, or brass and secure to the jamb by a minimum of two screws, which should penetrate at least two inches into the solid backing beyond the surface to which the strike is attached. Equip all storage 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. Doors Install wooden doors of solid core construction with a minimum thickness of one and three- fourths (1-3/4) inches. This includes the garage or any other pedestrian door. Further, equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler. Connect the deadbolt to the inner portion of the lock by connecting screws. Ensure the lock has a one- inch throw that can withstand a cutting tool attack. Choose a deadbolt that embeds at least one inch into the strike plate. Arrange all entry and exit doors to dwelling units so that the occupant has a view of the area immediately outside the door without opening the door. Except doors requiring a fire protection rating that prohibits them, a door viewer having a field of view of not less than 190 degrees may provide such a view. Mounting height should not exceed fifty-four inches from the floor. Further, install no glass panels within forty inches ofa locking device. Doors that are partially glass should have a single cylinder dead-bolt lock. Equip these doors with a burglar resistant glaze to prevent someone from breaking the glass to enter the home. Latch covers are suggested on all common area doors or garage area doors. Strike Plates Strike plates for deadbolts on all wood framed doors should be constructed of a minimum 16 U.S. gauge steel, bronze, or brass and secure to the jamb by a minimum of two screws, which should penetrate at least two inches into the solid backing beyond the surface to which the strike is attached. Double Doors When pairs of doors are used, a one-piece assembly attached to the full-length edge of the inactive door leaf, incorporating an astragal and flush-bolts for the header and threshold, will take the place of a strike plate, provided the assembly is constructed of eduminum or steel and is a minimum of one-eighth inch in thickness. Hinges Hinges for oust-swinging doors should be equipped with non-removable hinge pins or a mechanical interlock to preclude removal of the door from the exterior by removing the hinge pins. Keying Upon occupancy by the owner, each single unit in a tract constructed under the same general plan, should have locks using combinations that are interchange free from locks used in all other separate dwellings. Windows Choose movable windows with security hardware to prevent them from being lifted from the frame or forced to slide. Mail Boxes Mailboxes should be located in highly visible areas adjacent to common areas. Commercial Recommendations Lighting All types of exterior doors should be illuminated during the hours of darkness, with a minimum maintained one foot-candle of light, measured within a five-foot radius on each side of the door at ground level. 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 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 ein unobstructed pathway to it, not hindered by walls or hedgerow landscaping a minimum of two feet in height. Stairways should be illuminated with a minimum maintained one foot-candle of light on all landings and stair treads, during the hours of operation, including one hour thereafter. All exterior pedestrian walkways, interior common corridors, and open parking lots should be illuminated with a minimum maintained one foot-candle of light on the walking or driving surface during the hours of operation and one hour thereafter. The parking and drive surface lighting should have a rated average bulb life of not less than 10,000 hours. 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 The police department recommends that the exterior landscaping be kept at a minimal height and fullness, giving police, security services and the general public surveillance capabilities into and out of the area. Growth characteristics of plants and their placement in relation to potentially vulnerable areas and especially lighting should be considered. Plant low-profile bushes and shrubs, not exceeding three feet in height. Do not plant landscaping higher than three feet in front of windows or in parking areas. Create space between the bottom of trees and the tops of bushes or shrubs. Make sure tree canopies are not lower than six feet. Landscaping should not detract from lighting. Keep entranceways clesir of clutter. Design perimeter landscaping to allow vision into the property, particularly parking areas and building access doors. Use security landscaping in areas to deter loitering or entrance where pedestrians are not wanted. Addressing 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. Numerals should be no less than six inches in height, if located less than 100 feet from the centeriine of the addressed street or 12 inches in height if placed further than 100 feet from the centeriine of the addressed street. The numerals should be illuminated during the hours of darkness. 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. Buildings with a total square footage of at least 10,000 square feet shall 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 Building Recommendations Doors The police department recommends that hollow steel doors 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. Only use glass doors with fully tempered glass or rated burglary resistant glazing. Protect all exterior doors with security hardware. 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. 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. Equip rear doors used for shipping and receiving and employee entrances with a viewer. 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 Equip movable windows with security hardware and burgleir resistant glazing. 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 Glaze should be constructed of either two part laminated glazing with a 0.60 inch inner layer or burglary resistant glazing Trash Enclosures Position the trash enclosures away from areas of shipping and receiving. Alarm System When considering 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. If considering electronic assess as a security feature, consider managed electronic access. By, Jodeene R. Sasway Crime Prevention Specialist Carlsbad Police Department (619) 931-2195 • City of Carlsbad Housing & Redevelopment Department December 9, 2003 PATRICK NORMAN 839 GRAND AVE CARLSBAD, CA 92008 SUBJECT: Preliminary Review for Roosevelt Plaza APN: 204-085-02 & 03 A preliminary review of your project was completed on December 8, 2003. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminarv review does not represent an In-depth analvsis of vour project. Additional issues of concern mav be raised after vour application is submitted and processed for a more specific and detailed review. Housing & Redevelopment: Housing & Redevelopment Department comments on the preliminary review are as follows: 1. The required land use permit for a project of this size is a Major Redevelopment Permit. This will require a public hearing before the Design Review Board for recommendation and a public hearing before the Housing & Redevelopment Commission for final decision. The required application can be acquired from the Housing & Redevelopment DepartmenL 2. Please submit a fully completed environmental impact assessment form with the formal application submittal to determine what level of environmental review is required. It is anticipated that the project will be exempt from environmental review per California Environmental Quality Act (CEQA) Guidelines. 3. On the formal project submittal, please show all adjacent uses and indicate their proximity to the subject property. 4. Required parking for the project is 1.5 spaces for the one-bedroom unit, 2 spaces for each of the two-bedroom units, and 1 space for every 300 square feet of gross floor area for the retail space. Staff will support a shared parking arrangement for the guest-parking requirement of 2 spaces (.5 spaces per unit). Therefore, the total parking requirement for the site is 15.44 spaces or 16 parking spaces, because any parking requirement resulting in a fracfion is rounded up to the next highest number. The parking requirement can be satisfied by purchasing one parking space through the Parking In-Lieu Fee Program (current cost is $11,240 per space) or by reducing the total amount of retail space by 132 square feet. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ PRE 03-64 Avocado Court 12/09/2003 Page 2 5. A solid masonry wall shall be required along any common lot line where the project adjoins a residential use. 6. Due to the high visibility of the trash enclosure, please consider the use of a split face masonry wall or similar material that will resist graffifi. Engineering must approve locafion of trash enclosure to insure it does not impact visibility of drivers exifing the site. 7. On the formal plan submittal, please include an open space calculafion. A minimum of 20% of the site must be maintained as open space. The areas that qualify as open space include; landscaped planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are permitted in the open space calculation. 8. In Land Use District 5 the minimum roof pitch is 4:12. The proposed 5:12 roof pitch is fine, but the lower pitch is permitted if you are having difficulty meeting the 30-foot height limit. 9. Please discuss with staff the intent of the roof area. Housing & Redevelopment staff supports the use of a mansard roof onlv as a means of shielding roof equipment. However, the recessed area in the center of roof should be limited to the size necessary to service roof equipment. 10. Incorporate an abundance of landscaping into the project. If you have any questions regarding Housing and Redevelopment Department comments please contact Lori Rosenstein at 760-434-2813. Enqineering: Engineering Department staff has completed a preliminary review of the above- referenced project. Prior to formal applicafion submittal the following items must be adequately resolved/addressed: 1. Per Secfion F.l .b.(1) of the California Regional Water Quality Control Board San Diego Region Order No. 2001-01 and the City Standard Urban Storm Water Mitigation Plan dated April 2003, the project must ensure that pollutant discharges and runoff flows from the development are reduced to the maximum extent practicable using best management practices during the project's planning, construction and post-construction phase. A Storm Water Management Plan is required with your Redevelopment Permit applicafion. 2. Show site drainage. Because of the narrow distance between the building and southeriy side property line (5 feet), provide a letter from a soils engineer stafing that they concur with a drainage design comparable to City standard GS-15. 3. Indicate the grading quantifies. A grading permit is most likely required. Also, show all existing and proposed contour lines/spot elevations. PRE 03-64 Avocado Court 12/09/2003 Page 3 4. Plot the Right-of-Way boundary of Tyler Street. Also, plot the half street dimensions of Roosevelt Street and Tyler Street. 5. Plot corner site distance at the driveway on Tyler Street. Design shall be per Topic 405 of the California Department of Transportation Highway Design Manual. It appears that the trash receptacle may interfere with safe site distance. In addition, the receptacle also confiicts with Parking Stall No. 1. 6. Add at least 5 feet of additional driveway to accommodate back up of vehicles from Parking Stall 8 and 9. Parking spaces next to a wall (i.e. 9 and 10) are required to be 10 feet wide unless it can be illustrated that the walls will not interfere with the car doors. 7. Plot neighboring property boundaries and structures within 50 feet of the subject property. 8. Plot exisfing and/or proposed sewer laterals and water services and meters. Provide a separate sewer lateral and water service and meter for the apartment units and the retail/office space. In addition, separate services will also be required for each apartment unit if you ever plan to subdivide the units into condominiums. If you have any quesfions regarding Engineering Department comments please contact David Rick at 760-602-2781. Fire: The following Fire Department conditions will apply to the proposed project: 1. The proposed structure shall be required to have installed an approved Automatic Fire Sprinkler system. If you have any questions regarding Fire Department comments please contact Greg Ryan at 760-602-4663. Building: The Building Department had the following comments on the preliminary review: 1. The south property line walls in the first floor office has openings which must be fire-rated glazing systems - achievability is dubious and very expensive for a glazing system that large. 2. The covered parking appears to measure out to be considered a "private garage" or carport by definition. The covered parking will be classified as a "U" occupancy if it stays under 1,000 sq. il and is used for resident parking. This area may have openings on the south property line if the opening is at least 3 feet from the property line. PRE 03-64 Avocado Court 12/09/2003 Page 4 3. However, there has to be some sort of occupancy separation from the garage/carport area and the adjacent occupancy (the offices). It's very open now, and the offices have unprotected openings and stairs adjacent to the garage openings. Anything burning in the garage will suck right up both stairs and preclude exiting from above. 4. The exits for the dwelling units appear to terminate in this garage area, because the hallway is covered and entirely open to the garage. These exits have to reach the pubic way without traversing a more hazardous occupancy such as an enclosed parking area. A corridor leading north and south may be needed to achieve items 3 and 4. 5. The center exit hallway upstairs may end up as a rated corridor with protected openings. This should not affect the look of the building from the exterior, but it may affect the interior feel and the large skylights. 6. The roof drains somewhere thru the interior of the units and probably into the rear driveway. The plan shows that driveway sloping west over the sidewalk. Engineering may want to have an underground, filtered drainage system so the storm water does not traverse the sidewalk. If you have any questions regarding Building Department comments please contact Pat Kelley at 760-602-2716. This preliminary review does not constitute a complete review of the proposed project; additional items of concern may be idenfified upon formal project applicafion submittal. Please contact Lori Rosenstein in the Housing and Redevelopment Department at (760) 434-2813 if you have any questions regarding the informafion contained in this letter. Sincerely, LORI H. ROSENSTEIN Management Analyst