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HomeMy WebLinkAboutCD 12-09; Ocean Street Residences; Administrative Permits (ADMIN)11750 SORRENTOVALLEYROAD, SUITE 130 I SAN DIEGO, CA 92121 February 15, 2013 Shannon Werneke Associate Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Re: CD 12-09 -Ocean Street Residences (CT-05-12 I CD 05-11 I COP 05-28) Dear Shannon, WWW.ZEPHYRPARTNERS-RE.COM As we discussed in our meeting with you last week, we have retained Dahlin Group as our architects to move forward and prepare architectural working drawings for submittal and permit Issuance. In working with Dahlin Group, they have brought to our attention some clarifications and minor revisions to the site plan, including the arrangement of parking spaces In the garage structure and outside the structure on the site. In addition, Dahlin has gone through the floor plans and given recommendations related to the elevators, stairways and overall layout. Dahlin prepared the attached letter summarizing these minor modifications. We are preparing to submit grading and improvement plans, the final map and architectural working drawings for plan check and permit Issuance. The grading and Improvement plans and final map submittal should be made next week. Our hope Is to begin demolition ofthe existing buildings on the property in May 2013 and begin work on the property, with permits for construction of the new condominiums available for issuance in June 2013. Please review the attached letter and exhibits provided by the Dahlin Group that we believe are consistent with your review and approval as set forth in the November 21, 2012 Consistency Review Approval letter. Thank you Shannon and I look forward to speaking with you again soon. Sincerely, c3...;..__ ?o/t(~ Jim McMenamin February 15, 2013 Shannon Werneke Associate Planner City of Carlsbad -Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 Shannon: VIA Email As discussed at our meeting on February 7, there have been a few changes at Ocean Street Residences as it has evolved from schematic design to design development. The changes are as follows: Parking Revisions. Previous plans indicated 82 parking spaces total with 5 parking spaces on site and 77 parking spaces in the parking garage. Current plans indicate 82 parking spaces total with 10 spaces on site and 72 spaces in the parking garage (68 resident spaces and 4 accessible spaces). Please note that per CMC Section 21.45.080 Table E, Resident Parking at Multiple-family dwellings with units with two or more bedrooms in the Beach Area Overlay Zone, the required parking spaces may be provided as 1 covered space and 1 uncovered space. (See Site Layout Plans attached.) Site Unit Layout at Building 8. Previous plans showed Building 8 aligned with Building 9. In current plans, Building 8 has been shifted to the north to allow space for additional site parking. (See Site Layout Plans attached.) Unit Revisions. Previous plans indicated total net square footage of 77,175 square feet. In order to maintain the total net square footage, Units 26, 27, 28, 29, 30 and 31 have been enlarged by approximately 7 feet to the north. Units 26 and 27 are located in Building 14, Units 28 and 29 are located in Building 15 and Units 30 and 31 are located in Building 16. (See Site Layout Plans attached.) Elevator height. Previous elevations did not indicate the height of elevators at lagoon units. Current elevations indicate that elevators will protrude 1'-6" above the 30 feet height limit (CMC Section 21.82.050). The elevator height is due to the fact that commercial elevators require minimum overhead clearances for safety and maintenance. Please note that per CMC Section 21.46.020, "Roof structures specifically for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building ... and similar structures may be erected above the height limits prescribe in this title ... "(See Typical Lagoon Plan Elevations attached.) Lagoon Building Plans. Previous lagoon building plans provided for a walkway between the units at the lower level. In current plans, the walkway between the units has been eliminated. (See Site Layout Plans attached.) 539 South Cedros Avenue + 1-858-350-0544 WWW.DAHLINGROUP.COM Solana Beach, California 92075 USA + 1-858-350-0540 fax Letter to Shannon Werneke May 15, 2012 Page 2 of 2 Site Walkways. Previous plans indicated three site stairs and walkways from the Courtyard to the pool recreation area at the following locations--between Buildings 11 & 12, between Buildings 13 & 14 and at the north and east of Building 18. Current plans eliminate the site stairs and walkway to the north and east of Building 18, but maintain two site stairs and walkways from the Courtyard to the pool recreation area--between Buildings 11 & 12 and between Buildings 13 & 14. (See Site Layout Plans attached.) If you have any questions or comments, please do not hesitate to contact me. Sincerely, Jonathan Shapero, AlA LEED AP Architect ARCHITECTURE I PLANNING GARAGE PLAN & LAGOON UNITS SECOND FLOOR PLAN OCEAN STREET RESIDENCES ~ JOB N0.1139.001 DATE 2-06-2013 ~3\ISOuii>C"""'"A""""' s .... "-"""· c,o, 920" - A2. 1 " LAGOON UNITS FIRST FLOOR PLAN OCEAN STREET RESIDENCES • JOB N0.1139.001 DATE 2-06-2013 A2.1A PODIUM UNITS FIRST FLOOR PLAN OCEAN STREET RESIDENCES SCo\IE ···m JOBN0.1139.001 DATE 2-06-2013 A2.2 LETTER OF TRANSMITTAL To: ATTN: City of Carlsbad 1635 Faraday Ave Carlsbad, CA 92008 PH: (760) 602-4621 Shannon Werneke SENT To You VIA: D Mail D E-Mail D Your Pick-Up • • • CONSULTING DATE: RBF JOB No: REFERENCE: DESCRIPTION: November 7, 2012 55-100857.001 Ocean St. Residences CD 12-09 Fire Dept Letter re: GrassPave D Blueprinter D Overnight Delivery (Carrier) ______ _ r8l RBF Messenger D Messenger (Other Courier) ______ _ No. of Copies No. of Pages DESCRIPTION 1 SENT FOR YOUR: D Files REMARKS: Shannon, Letter with Attachments D Approval D Signature D Review D Use D Comments D Information D Per Your Request r8l Submittal to City Enclosed you will find a letter certifying GrassPave2 for use in our proposed fire lane. Please forward to the Fire Department as necessary. If you have questions or concerns, please feel free to contact me at (760) 603-6252. COPIES TO: file RBF CONSULTING r BY: L !2;-f! t/u DavidWiener, P.E. Project Engineer H:IPOAT A\551 00857\Admin\correspndncl857tr004 _ C1ty_Fire letter. docx RECENED ~G'I I) 1 11)\1 p..RLS6P..0 Cln' ~fN~ oi'J\SION pLP..N'" PLANNING • DESIGN • CONSTRUCTION 5050 Avenida Encinas, Suite 260, Carlsbad, CA 92008-4386 • 760.476.9193 • Fax 760.476.9198 Offices located throughout California, Arizona & Nevada • www.RBF.com pnnle<J on recycled pape• November 7, 2012 Dominic Fieri • • • t:CNSULTINI::ll City of Carlsbad Fire Prevention Bureau 1635 Faraday Ave Carlsbad, CA 92008 Subject: CD 12-09 -Ocean Street Residences Mr. Fieri: RECEIVED NOV 0 7 2012 CITY OF CARLSBAD PLANNING DIVISION On behalf of Zephyr Partners, RBF Consulting (RBF) is requesting that the City's Fire Department allow the use of GrassPave2 pervious paver system for the fire lane proposed on the Ocean Street Residences project (CD 12-09). GrassPave2 is proposed on approximately 235 linear feet (5,680 square feet) of fire lane along the site's northern property line. Refer to the attached Tentative Tract Map (CT 05-12) for the limits of GrassPave2, as well as the typical construction cross-section. The GrassPave2 structural section will consist of 10-inch minimum Class 2 permeable base material, over impermeable liner, over subgrade compacted to 90%. A perforated piping subdrain system will be installed in the permeable base section. This design provides GrassPave2 with a system that is structurally capable of supporting H-20 loading, while also draining properly during storm events. GrassPave2 load-bearing capacity is sufficient for a fire truck per the attached "Summary of Lab Test Results" for GrassPave 2. Attached: Discretionary Review Comments, dated 10-31-12 Tentative Tract Map -Sheet 2 of 8 GrassPave2 -Product Brochure GrassPave2 -List of Fire Departments Accepting Use GrassPave2 -Summary of Lab Test Results GrassPave2 -Firelane Detail Sincerely, Timothy M. Thiele, P.E., LEED AP, QSD Senior Associate PLANNIN13 • DE91GIN • CCN!!!ITA:UCTICN 5050 Avenida Encinas., Suite 260 • Carlsbad, California 92008-4386 • 760.476.9193 • FAX 760.476.9198 Offices located throughout California, Arizona & Nevada • www.RBF.com 2 Introduction History of Porous Paving Pebbles. cobblestones, and wood decking structures have been used since the dawn of civilization to reinforce where we walk and the roads we use. Little did we realize that these methods had benefits over the modern trends of sealing up the ground with asphalt and concrete. Porous, permeable or pervious paving-whatever you prefer-became a method for addressing stormwater issues in the early 20th century. Concrete turfblock for grass paving began in the mid-1940s and plastic versions were invented in the late '70s and early '80s. Great advance- waters such as streams, reservoirs, and lakes-our drinking water. This runoff also harms vegetation and wildlife with increased water volumes. velocities. and higher temperatures. The Grasspave2 and Gravelpave2 systems protect against this dangerous runoff by processing and cleaning the water, thus safeguarding the natural water cycle. State of the Earth Invisible Structures, Inc. has developed an entire line of products to address stormwater and environmental concerns. Rainstore3, Slopetame2, Draincore2, and Beachrings2 can work in addition to, or in conjunction with, Grasspave2 and Gravelpave2 to ments have occurred in pervious concrete, pervious asphalt, and other permeable sur- faces. We introduced Grasspave2 in 1982, improving upon these earlier concepts. In 1993, Gravelpave2 was unveiled, the only product specifically developed for gravel porous paving. Fast forward to this millen- nium. and Grasspave2 and Gravelpave2 are considered by most, the finest porous pavers developed. ~~--\~ , .... . .... • • • • • i . ! . ~ ' ', provide your site, home, or office with stormwater and environmental enhance- ments. Our products can store and collect rain, provide erosion and sediment control, efficiently convey and deliver water. and protect natural areas. Infiltration Porous paving allows rainwater to percolate • ~ ! .•.. ./ ,. .. • i ; ; ', \\ ~ ·. ····-.·.··· ~·. i !'l ~'.\ •.. ··.~::_-_.·,·-·",·· .. j l •t , .. , ~ ...,.,. .:'~'~' .. .. ~ .. -·' .. .,.,. ......... . ,.... . ... -. • .. ·-·· .. · •• : : • ~ 1 \ ' '. .· ·"' . ,, .. :. • 'I ; t-~ \-~·\ ..... ,, .. ' .';,," :.: t-:~~-\ ~ ·.- .I , ............ ,.,_.,. ····· ,-.. -~ ....... .. • , .. .': ,...., "t. .. . Grasspavellarge rolls and Gravelpavellarge rolls (not shown) install quickly and conform to the contours of the groood. Advanced Technology The Grasspave2 and Gravelpave2 systems are based on a simple, but impressive technology-a series of rings (cylinders} connected on a flexible grid system. The through the pavement's surface and back into the ground (infiltrating}. where the water is cleaned and returned to ground water supplies. Porous paving improves upon impermeable sur· faces. such as concrete or asphalt, which do not allow for this natural filtration. Rain collects airborne and surface pollutants such as sediment. brake dust, chemicals. vehicle exhaust, oil, salts, fertilizers. bacteria, and animal waste. On impermeable surfaces the polluted rainwater runoff (non-point source poilu· tion} is collected. concentrated. and discharged to downstream cylinders are engineered to withstand significant structural loads and the grid provides stability. flexibility. and continuity for large areas. The grid system also has the unique ability to be rolled up for easy shipping, handling and installation. This engineered design allows for any street-legal vehicle (and sometimes larger} to park or drive on our Grasspave2 or Gravelpave2 surfaces. The point load pressure is transferred from the top of the ring, through the fill material and cylinders. to the engineered base course. 4 The ring and grid structure is 92 percent void space allowing for the healthiest root zone for grass (in Grasspave2) and more deco- rative gravel (in Gravelpave2) for some of the most attractive paved surfaces around. Less plastic means more natural looking surfaces. This technology also makes for better runoff coefficients and better percolation rates. 120 psi Maximum on Public Highways! Even empty. Grasspave2 and Gravelpave2 will support 2,100 psi (14,470 kPa)-well over the 120 psi highest truck tire pressure allowed on public highways. This is a safety factor of 17 times. When Grasspave2 is filled with sand for part of the root zone medium. the strength increases to 5.700 psi (39,273 kPa). The safety factor increases from 17 to 47 times. The heavier a vehicle, the more axles and tires it needs to support the load being carried. Grasspave2 and Gravelpave2 will meet and exceed all loading criteria. Vehide loading Examples: under all conditions. It's also a good design practice to strengthen concrete sidewalks and curbing that will be mounted by fire trucks. CSI 32 12 43 Flexible Porous Pavers In 1997 The Construction Specifiers Institute (CSI) came out with a generalized listing (02795) for all porous paving products. However, since performance and application is varied even in the porous paving industry. the 2004 csr MasterFormat1M has adopt- ed a new number 32 12 43 Flexible Porous Paving. to recognize that Grasspave2 and Gravelpave2 are in a class by themselves. Best Management Practice Porous paving is recognized as a Best Management Practice (BMP) by the Environmental Protection Agency, the Center for Watershed Protection, the U.S. Army Corp of Engineers. and countless other feder- al, state. regional and local authori- ties. In add ition, Grasspave2 and Gravelpave2 are often mentioned by name, as the product of choice for many of these agencies. Auto tires: 40 psi Truck tires: 110 psi DC-I 0 tires: 250 psi F -16 tires: 350 psi Fire truck with outriggers: 78psi (An 85,000 lb. truck distributed to The University of South Alabama, Mobile rsedCiraiii!IOC!ve" and Grasspavel in the spaces. Applications Stormwater Management The Grasspave2 and Gravelpave2 systems can easily handle storm four outrigger pads is equal to 21.250 lbs. for each outrigger pad with I 2' X 18' surface contact with Grasspave2.) All these vehicles are well within our 5,700 psi loading capability. With a sturdy base course design. our rings will easily perform water from an intense storm dropping three inches of rain in less than thirty minutes! In one square meter (40" X 40'1 there are 144 rings. two inches in diameter by one inch high. With one inch of fill in the rings and a standard road base of sandy gravel six 6 inches thick. our porous systems will percolate approximately 'lz inch of rain per hour! A seven-inch section can store 2.4 inches of water (about 20 percent void after compaction). Alternatively, hard surfaces. such as asphalt and concrete, shed 95 percent of storm water. Aesthetics As a designer, engineer, contractor, or homeowner, you can be sure Grasspave2 and Gravelpave2 can deliver a more beautiful surface and add a unique look to a site. Grass simply looks better than asphalt and decorative gravel has been used for centuries in landscaping. Space constraints can be dealt with by combining the beauty of grass or gravel with the utility of paving. Trees and other vegetation not only survive, they thrive with Grasspave2 and Gravelpave2. Porous paving has the ability to deliver water. oxygen and carbon dioxide through the cross sec- tion-all essential to root survival. Concrete and asphalt suffo- cate and starve the root zones of water and air. With Grasspave2 and Gravelpave2, you can now design in as many trees and plants as your site will allow. Grasspave2 and Gravelpave2 prevent com- paction while allowing for ample amounts of water and air. Cars can then drive and park below tree canopies. Saving existing. mature trees is also possible with our products-our structures can come within inches of the mature tree trunk without damage. Our mats have the ability to nex with the tree root growth that would otherwise damage and crack hard surfaces. Environmental Benefits Grasspave2 and Gravelpave2 not only protect the environment, they enhance it. All of our products are made from 100 percent recycled plastic-plastic that goes into improving the environ- ment and not into a landfill. Through bioremediation, porous pavers have the ability to clean pollutants (heavy metals. 96-99 percent; suspended solids, 95 percent; phosphorous, 65 percent; nitrogen, 82 percent. hydrocarbons, up to 100 percent) out of stormwater. Our products also reduce erosion and soil migration, reduce site disturbance, and contribute to airborne dust capture and retention. Cooling the atmosphere and reducing the "urban heat island effect" (cities being up to 10 degrees hotter than undeveloped land) are added benefits of Grasspave2 and Gravelpave2. Both products can mitigate these increased temperatures. In addition. Grasspave2 promotes the conversion of carbon dioxide (green- house gas) into oxygen and has an "air-conditioning effect." Driveways Environmental, economic, and aesthetic enhancements are drawing homeowners and designers to use Grasspave2 and Gravelpave2 in driveways. Most residential driveways are good candidates for our porous duo because of the reduced speed and limited frequency of traffic. Our products can add beauty to residential and commercial driveways. Parking lots Parking for churches and synagogues, stadiums, arenas. and overnow at shopping centers, campuses, parks and more are ideal for Grasspave2 and Gravelpave2. These sites generally support large numbers of vehicles but only on periodic basis. Stormwater management and green space can be combined with parking. red ucing maintenance, real estate, and development costs. A great design idea is combining durable Gravelpave2 drive aisles with attractive Grasspave2 parking bays. Pedestrian, Horse Trails and Bicycle Paths Garden paths, greenhouse aisles, sidewalks, park paths, and wilderness trails paved with Grasspave2/Gravelpave2 provide _j a stable surface for strollers, bicycles. wheelchairs, and horses. There are no puddles or mud and traction is very good. Tree roots break up hard surface sidewalks, but our mats nex to accommodate such shifts and gradient changes. Plus, with the high proportion of air, roots are discouraged from moving upward. Mountain bikers will not be able to tear up paths reinforced with G rasspave2/G ravel pave2. Our products can resist the destructive fo rces of mountain bikes, allowing your trails to be reopened to bikes. Fire Lanes By far, the most common application for Grasspave2 and Gravelpave2 installations is for fire lanes. Our long and established history of providing safe, well- constructed fire lanes began in 1982 with our first installa- tion in Snowmass, Colorado, near Aspen Ski Resort. Since then, we have firmly established credibility for this application. Tests have been conducted by several fire departments in Aurora, Colorado and Irvine, California. Nearly every major U.S. metropolitan area has accepted and used Grasspave2 in a fire lane. You will most likely find a fire lane installation I f in your area. 8 Grasspave2lnstallation-Mats can be rolled out in minutes! 600m2 (6,000 sf) per two-person hour! For steps shown below-100m2 (1.080 sf) per two-person hour! Ready for use afler r..., mowing cycles. 1/y!koseed or lay sod. 1M a regular lawn mower for mainttnatn. Oo notaerart! TheGrasspawl porous pavement system is comprised of a sandy gravel base course, Hydrogruw polymer-fertilizer mixture, the Grasspawl ring and grid structure, sharp concrete sand, and grass seed or sod. Roll sod with heavy roller. -.J Grasspave21nstallation Procedures This installation section is only intended as an overview. Please review our Grasspave2 Technical Specifications {available at www.invisiblestructures.com or call 800-233-151 O) for comprehensive installation instructions. Excavate a space for the base course as determined by site soils and loading requirements. Place and compact sandy gravel which should be a mixture of clean sharp sand and gravel varying in size but not exceeding 314 of an inch. To check porosity, use a hose to see that water flows into the base and drains away. Add subsurface drainage as necessary to low spots or locations with poor draining soils. Install irrigation lines and sprinkler heads if necessary. Apply the Hydrogrow mixture that is included free with your order. Hydrogrow is a mix- ture of polymer and fertilizer designed especially for our Grasspave2 system . Roll out Grasspave2, aligning the side hole fasteners over the side pegs. The warmth of the sun will relax the plastic so it lays flat. Cut the grid between rings using pruning shears. Incorporate the cut pieces in other areas, as needed, keeping the distance between the rings uniform. 9 Fill rings with clean sharp concrete sand (AASHTO M6 or ASTM C-33) using large rakes and brooms so that the tops of the rings show when done. Lay turf over the rings. On warm days, wet the sand first to lower sand temperature and provide moisture for grass roots. Seeding and hydromulching is also an accepted vegetating method at this stage. Repeated hydromulching/seeding may be necessary. Roll sod with heavy roller to eliminate air pockets and make sure roots are in contact with the sand fill. Water lawn as usual according to climatic requirements. Whether the area has been seeded or sodded, wait to drive on grass until two mowings have been completed , by which time the root system will be established and the sod pieces locked into place. In an emergency such as the need for fire truck access, grass may be driven on immediately after installation. Use a regular lawn mower fo r maintenance. There should be no paver parts protruding through the surface that would damage mowers. Do not aerate! 10 II . .., Pl/lCII and compacr sand and gravel road base. Roll our Gravelpavel, ali!Png lht snap fir fasl.tntn. II I Ccmpacr gravel wilh vibraror roller or nar plare rompacror {not shown). Gravelpave2 lnstallation- Gravelpave2 Size/Shape Fill Requirements You will need l" of gravel fill , compacted. Be careful to order enough for the compaction process and choose a gravel size that will nest well into the rings. We have found that lfos" minus crushed stone and sometime 1/a" with limited small sharp screenings (1140 to 11 100 screen) works well. Washed gravel will roll within the rings and will also "roll about." For this reason. we do not recommend pea gravel. even though it is often very attractive. A visit to your local quarry is suggested. We have found that some geological areas of the United States have limited types of sharp gravel available. It has been necessary to import gravel from a neighboring state. but remember the amounts are relatively small- the top one-and-a-quarter inch of the cross sec- tion. Gravel should be as free of fines as possible. To maintain porosity, avoid soft stone materials with low durability that will break easily. Other Fill Materials for Gravelpave2 Please ask our staff for assistance with this category since it is use-specific and often experi- mental. Ground rubber, crushed glass, crushed brick, and many other materials can be useful as attractive fill materials for various applications. Thermoset (epoxy, polyurethane, etc.) binders may be cost prohibitive for most projects, but offer unique design possibilities, including clarity, color enhancement (wet look), flexibility, and durability. Our technical support staff will assist with selection of gravel sources. The photographic samples shown on this page will help you narrow your gravel choices. Should you have questions concerning the selection. please submit a small sample for approval prior to specifying or securing the materials. Mats can be rolled out in minutes! Gravelpave21nstallation Procedure This installation section is only intended as an overview. Please review our Gravelpave2 Technical Specifications (available at www.invisiblestructures.com or call 800-233-15 10) for comprehensive installation instructions. Prepare sandy gravel base course to a depth as determined by a soils engineer. Compact with a vibrating plate compactor or use a heavy motorized roller for large jobs. To test porosity, water with a hose and check to see that water drains readily through the base course before installing the Gravelpave2 mats. Roll out mats with the grain (in the same direction) so that the snap fit fasteners can be used with neighboring mats. To fit around boxes and curbs, cut the grid between the rings with pruning shears and scissors or a small portable electric hand saw. Fasten the mats together using the snap fit fasteners that are molded into the product inserting the prongs into the rectangular openings. Tuck the fabric underneath the fasteners to keep joints closed. A quarter-inch nut driver head (6 mm) fits nicely over the fastener to compress the pieces together. A piece of lumber placed under the Gravelpave2 mat will provide stability to aid in fastening. Supplied anchors must be used to secure the mats to the base. Hammer anchors with washers at a rate of one anchor per six rings in both directions. Use extra anchors around the perimeter of the Gravelpave2 install and in high traffic areas. Reciprocating hammers can be used to speed up the anchoring process. Anchors should be placed inside the rings as close to the center as possible. Begin anchoring from one corner in a radial pattern. 11 Gradually place gravel fill (see suggested fill material on facing page) into rings by using a front-end loader and shaking out the fill as the machine drives forward. Carefully lower the bucket when empty and back up while dragging it above the rings to smooth out the gravel, finishing with a stiff broom. Wheel barrow and shovel works well for small jobs. Contractor tip-you can store excess material for future maintenance, top dressing as may be necessary. Use rakes and/or push brooms to distribute the gravel fill to a level slightly above rings so that compacting the fill will not uncover the rings. Use a vibrating plate compactor or large driving roller again to compact the gravel fill. Additional gravel may be necessary to finish filling the rings. Compact again until the material appears solid in the rings. Wetting the gravel may help it to interlock. Drive on the installation when finished. If car tires make a pattern, there may be too much gravel or it may need additional compaction. It is expected that tops of the rings may be visible. If sides of the rings show, then add more fill material and repeat the compaction process. 12 Golf Industry Gravelpave2 and Grasspave2 golf cart paths give the look of a natural path through trees, along fairways, and around greens. The flush surface requires no trimming or edging. Traction is excellent with Gravelpave2 and Grasspave2 traction is slightly better than grass. Grasspave2 large Rolls Our patented systems have a shipping. handling and installation advantage as well-large rolls. Our standard roll size (model 2020) covers 431 sq. ft. (40m2) and weighs 192 pounds (87 kg). Other roll sizes are available. Installers of our products have repeatedly commented that they and Gravelpave2 can enhance your golf cart staging area, pedestrian traffic area, parking lot, road shoulder. and mainte- nance yard. Lab Compression Test Results Load-bearing capacity of filled Grasspave2/Gravelpave2 rings vs. concrete, and vehicle loading examples enjoy the easy installation. Rolling out Grasspave2 is similar to rolling out carpeting and coverage is fast and effi- Automobile Dealership Displays Car dealerships have discovered that Grasspave2 and Gravelpave2 are perfect for automobile dis- play areas. Dealerships now have an option when it comes to adding paved areas for car transport and display. Dealerships like the "soft" attractive look grass and decorative gravel provide. Utility and Maintenance Vehicle Access Providing your site with impor- tant utilitarian functions with- out compromising beauty Grasspavril/Gravelpave- 5, 720 psi capacity (filled) Concrete-3,000 psi capacity cient. The mat system can be easily cut to fit around trees, irrigation, curbing, or other terrain. The rolls have snap-fit connectors to attach to adjacent rolls, making one unified, con- tiguous system. This unified mat system adds stability and continuity in design. Grasspave2 can just as easily be snapped to Gravelpave2 to add stability and product variation. Hydrogrow Another reason Grasspave2 is simple. Grasspave2 and Gravelpave2 can incorporate a structural road without inter- rupting your landscaping. No obtrusive concrete or asphalt access roads are necessary to get to window washing areas, pump stations, microwave tow- ers. tanks, or electrical boxes. 100% Runoff Comparison Chart Runoff coefficients, Grasspave2/Gravelpave2 and sandy gravel base over various soil types is the industry leader is the addition of Hydrogrow soil amendment, which is supplied with your order. Hydrogrow is engineered to help grass grow in our sand based root zone. The results are amazing and our Grasspave2 areas often Unique Applications Our mats are installed in some unique and interesting places: 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 1 2 3 4 5 6 7 8 9 Asphalt 10 11 12 look healthier than surrounding turf. By using this special mix- ture in the sand, porosity will be maintained, turf will be attractive, and aeration will not be necessary. Sand fill Helicopter landing pads. race car display areas, outdoor amphithe- ater seating, under picnic tables, under concrete pavers (support), airplane display and transport, cemetery marker reinforcement, eave drip lines and more. Installations are not limited Inches of Rain During 24 Hours Grasspave2 is the only grass paver on the market specifying sand as part of its cross section. Sand is the best medium to pro- vide water and air to the roots and still provide high compres- sive strength. The United States Golf Association uses sand for to traditional paved areas. Calculallonslnclude CP'/CV1placed over 6" of sandy gravel base course. laid over native soils Indicated. Grasspave2 Characteristics Ring and Grid Structure Grasspave2 is by most accounts the best flexible grass paver made today. Its unique ring and grid structure allow for flexibility, stability, and exceptional grass growth. With 92 percent void space for healthy roots and 100 percent grass coverage. Grasspave2 is the industry's preeminent choice. Our installations are hard to find because they are invisible! With so little plastic near the crown of the grass, the blades of grass are not smashed by prod- uct. Root development is not interrupted from spreading laterally. The rings are strong and rigid, keeping grass root systems pro- tected from harm. The roots grow directly downward, deep into the sandy gravel base course. every USGA golf course and nearly every professional and colle- giate turf athletic field uses a sand cross section as well. Topsoil (or other organics fill material) in the rings will eventually compact and damage the root zone. Sand negates the need for mechanical aeration, which can damage Grasspave2 and other grass pavers. Strength When Installed When installed over a thick base course and compacted to 95 percent modified Proctor, sand-filled rings can support 5,700 pounds per square inch (psi) without deflection or compromise to safety. The cylinder is the strongest shape to support compressive loads because it has no corners. Supporting heavy loads with the rings allows us to use less plastic in the product creating a 92 percent void area for root development, combined with strength! Less plastic means a lower cost for you. 74 Traffic Frequency Grass as a surface material can withstand from two to six (varies with grass species and environmental conditions) trips daily over the same spot. This suggests that most parking applications we pave with asphalt today could be paved with Grasspave2 instead. Vehicles can remain parked on grass for extended periods of time, provided some relief can be given for a few days for the grass to recover. Lifespan Grasspave2 has a projected lifespan of 60 years. Compared to asphalt with a lifespan of 15 years; and concrete with a lifespan of 25 years, Grasspave2 will save you money on replacement costs. Irrigation Grass needs water and you may need to have irrigation installed. Grasspave2 has a sand based root zone which usually Standard colors include: Should the fasteners of one mat not align over the distance of another mat, then anchor pins (or eight inch ring shank nails and large washers) can be used to secure the mats along the seam. Forcing the alignment can cause the mats to ripple and not lay down evenly. Traffic Frequency Gravelpave2 has no limits on frequency or duration of traffic on the system. Park or drive as often as you like on Gravelpave2. However, speeds should be kept at or below about 20 mph (30 km/h). Durability Grasspave2 and Gravelpave2 are made from flexible High Density Polyethylene (HOPE) plastic with UV inhibitors, which withstands repeated freeze-thaw cycles and continuous subzero tem- requires slightly more water than a normal topsoil or organic root zone. If golf courses in your area use irrigation Tan, Black, Pewter Grey, Terra Cotta. peratures without crack- ing. HOPE resists aggres- sive chemicals such as road salts, motor oils and fuels. HOPE is highly abrasion-resistant and is unaffected by extremes in pH. A well- maintained Gravelpave2 installation will last 25 years in most climates. systems, you probably should in your Grassapave2 installation. Aesthetics Part of what draws many designers to use Gravelpave2 Invisible Structures-Standard Product Roll Sizes Gravelpave2 Characteristics is the ability to have an area maintain a natural look. Many Fabric, Ring and Grid times native soils or gravel can When we developed be used as fill material, comple- Gravelpave2 in 1993, our menting surrounding areas. . Model m ft 01 ft m ft mZ ftZ kg lbs 1010 I 3.3 10 32.8 0.5 1.7 10 108 22 48 ( goal was to provide designers Gravelpave2 is available in four a second option for a porous standard colors black, tan,----- pavement that can tolerate gray, and terra cotta (custom 1020 I 3.3 20 65.6 0.8 2.7 20 215 44 96 1520 1.5 4.9 20 65.6 0.8 2.7 30 323 65 144 high frequency and low-speed colors are available at addi tion- traffic. By molding our ring al cost). Ring colors are intend-2020 2 6.6 20 65.6 0.8 2.7 40 430 87 192 and grid structure onto a non-ed to blend with the gravel woven polyester filter fabric, color so they will be less visible 2520 2.5 8.2 20 65.6 0.8 2.7 50 538 109 240 we were able to create a new Rolls can be Installed manually (2 people advised). Rolls apply to Grasspave'. Gravelpave'. Oralnrore', and Slopetan-.el. should some portion of the rings product that contains gravel show. A small amount of excess and prevents particle migration stone fill should be left above the top of the rings to provide visu- and rutting. al cover and additional UV protection. This excess will migrate, Gravelpave2 is the only system specifically designed for aggregate but usually not very far. containment porous paving. The cylinders displace the load onto an Size and Shape Requirements for Gravel fill engineered base course and hold the decorative gravel in place. The You will need one and a quarter inch (3.2 em) of gravel fill, fabric keeps the top-dress gravel from compacting into the road before compaction. After compaction the gravel should be only base, acts as a weed and vegetation barrier, and suppres~se.:::s~d:..::u:::s.:..:.t. _ _jhtle...;s.llif' ~hil:Jll:)l-lhU,'glhl,IU:..tl:l.'-a.~+.tl'-~~·~~~f!<' ~·~'-~'>1-ffiift..,alJ...:te't'ei)H"T'+t'-e--------_e SJg t )''8 er twiiR twll nAgs \ o IAEH, ., Rlffl aue~·e . rne Traditional pavements, including gravel roads, are designed to following criteria for gravel fill will make the most of the shed water and keep it away from the pavements cross-section. systellls pei fonnance. Grnvclpav~~de~gned~doilieoppo~~ wekoming~\~NMteer~----~Huaurud~re~~~~taannt~W~b*ree~~~ti~ag~~c~ruus~bMi~ag~~~cr~,,~mMb~li~a~g~~~~~~ down through the system. Plus, Gravelpave2 will not rut, wash-Sharp and angular (do not use rounded pea gravel) board, or pudd le like traditional gravel roads. Clean, washed (free of fines) ~-------------~S~i~l~ll~3 ~o~t8~34o~iR~E~AH(~8~Rl~Rl~t~e41~e~m~)~-------------­Snap-Fit Fasteners Designed into Gravelpave2 is a snap-fit fastener, a two-pronged arrow that fits into a rectangular slot. Simply push the slot over the prongs to easily snap together panels of Grasspave2. To take them apart, just squeeze the prongs together and lift off the slot. Other fill material may be used in certain situations, but may be considered use-specific or experimental. Please consult with our technical support staff regarding fill material not meeting the above criteria or for installations requiring binders. 16 Oust Suppression Dirt and gravel roads have the potential to kick up dust and dirt when traversed. Many communities have regulations limiting or eliminating gravel surfaces from new construction. Rest assured, if you design a Gravelpave2 surface you will be getting a virtually dust- free surface. The clean and washed fi ll material required to fill the rings will not have any more dust than an asphalt-paved surface. Gravelpave2's geotextile fabric will prevent the dust-sized particles contained within the base material (existing gravel surface or dirt), from being displaced by moving tire or wind forces. Industry Advantages Economic Advantages Whether you are an engineer, architect, landscape architect, contractor or homeowner you will be concerned with the cost of you project. Grasspave2 and Gravepave2 will save you money. Our products will save on design costs, installa- tion costs, component materials, maintenance/operations expenses and lifecycle costs. We can find a way to reduce your site expenses with our porous pavers. rutting in this ADA accessible trail. When designing. you may be able to eliminate or reduce storm- water fil ters, detention basins, conveyance lines, modifying grading requirements, or many other "necessities" associated with asphalt or concrete. A great deal of your stormwater mitigation plan can be built into Grasspave2 and Gravelpave2. Installers have been astounded by the speed and efficiency for which large areas can be accommodated by our large rolls. Unrolling our mats, snap fitting, and cutting is easy and requires no special machinery. Please view our technical specifications (from www.invisiblestructures.com, ca11800-233-l510, or avail- able through our partner network) for the installation procedure. A brief installation overview is also on pages 8 and 10). Compacted sandy gravel road base placed above compacted subgrade, 95% modified Proctor density. Gravelpavel rolls are laid, pinned, and filled with clean, sharp gravel. In addition to cost savings in the design phase, you may be able to eliminate other components during installation such as root protection for trees, grates, manholes. curbing, and tree and vegetation removal costs. Maintenance and operations costs are significantly reduced over asphalt and concrete surfaces. A. (Andy) E. Lindsey, Director of Grounds Maintenance, University of South Alabama, in his written analysis dated February 18, 1999, compared the cost of our porous systems to asphalt pavement using historical data from university records. The conclusion was a $56,000 savings over 20 years, by using Grasspave2 and Grave1pave2. Our products can save you the most money by combining your surfaces' uses into one area. Multiple surface use means savings on real estate, design costs, maintenance, insur- ance and more. You can have a fire lane that doubles as "green space" for employees or visitors, combine a parking lot with a bio-swale and stormwater mitigation system, and expand your lawn into the driveway. The Grasspave2 and Gravelpave2 installations at Reliant Stadium, Houston, Texas, pull quadruple duty, providing over seven acres of parking, stormwater mitigation, required "green space," and an outdoor festival site which generate additional income. As mentioned above, Grasspave2 and Gravelpave2 have a longer lifespa n than asphalt. Compound the above savings with the longer lifespan, and you can have a lifecycle cost which can save thousand of dollars on even moderately sized installations. Competitive Advantages Our porous pavers not only have advantages over impervious surfaces, we are proud to compete with any other plastic porous pavers manufactured. Our products are the strongest on the market 5.721 psi installed (39,273 kPa, 823,844 psf or 7,4 14,416 psy), or 2,100 psi empty. Grasspave2 and Gravelpave2 have For Grasspave2: Compacted sandy gravel road base placed above compacted subgrade, 95%modified. 18 92 percent void space for the best root development and grass coverage (Grasspave2) and the most volume available for desired fill (Gravelpave2). Most other plastic pavers come in rigid unit blocks, which are cumbersome to install and difficult to cut and shape. Grasspave2 and Gravelpave2 rolls are considered the favorite to work with by installers, for the flexibility, continuity, and speed of installations. Grasspave2 is the only product on the market specifying sand infill fo r the grass roots. Sand is recom- mended as the in fill of choice for grass pavers by Professor Bruce K. Ferguson, Univ. of Georgia, author of the book, "Porous Pavements." Competing Technologies Porous paving technology has made great strides not only in flexible plastic pavers but in other areas as well. Permeable asphalt, permeable con- crete, interlocking unit blocks, rein- forcement mats, and concrete grid pavements, have all improved and advanced to meet the growing demand .. • Keep the porous paving area free of sediment and erosion from adjacent areas as they can cause drainage and aesthetic issues. Extra care should be taking for use in swales or berms. • Slope should be considered. Grasspave2 and Gravelpave2 perform the best for all vehicles when the slope is no greater than 8 percent. Light vehicles (golf carts), bicycles, and pedestrian areas can have up to a 20 percent slope. Grasspave2 in fire Janes should not exceed five percent (consult your local fire departments). • Check the permeability of existing underlying soils. Percolation rates should be .64 em to 1.3 em of water per hour (EPA guidelines). • The water table should be about three feet (approx. l m) below base course in most instances. • Bedrock should not be closer than two feet (0.6 m) below base course. • Avoid use of Grasspave2 and Gravelpave2 in areas where high- speed acceleration or braking and turning occur. Examples are for environmentally friendly technolo- gies. It is Invisible Structures' firm belief that you should use porous paving, even if it is not our product line. whenever possible. The more Vancouver City Works Yarlt Vancouver. British Columbia-main staff parking lot. done in Gravelpave2. entrances and exits to parking lots that connect to higher speed roads. you use these technologies. the better accepted they become: If you have to pave, porous pave! Invisible Structures also contends that while these competing tech- nologies have their place, in most instances, our Grasspave2 and Gravelpave2 systems outperform, last longer, require less maintenance, look better, and are easier to install. Check with our technical specialists at 800-233-1510 for the latest data. Designing for Grasspave2 and Gravelpave2 Design for Use There is an area in your development, site, or home that will most likely ben- efi t from Grasspave2 and Gravelpave2. We advise that you take a look at prop- er use patterns, site conditions, and other specifications to get full advan- tage and long life out of our products. Considerations for Design: Fire Jane, San Mateo, CA-Many native grasses and other attractive vegetation can be grown in Grasspave2. Base Course Design Calculating the depth and composition of materials for the base course incor- porates the same design criteria as for other pavements: • Load-bearing capacity of native (or fi ll) subsoil, • Plasticity or impact of moisture on strength and longevity. • Frostheave potential, and • Traffic load, frequency and/or duration. Sample Base Course Depths Please consult with a soils engineer for site-specific base requirements. Generally, the depth that is used under asphalt will be the requirement under Grasspave2/Gravelpave2. Golf carts and pedestrian traffic may require nothing over soils, and two to • High use, low speed. and unlimited traffic volume is opt~:======:=_:=:::::::::::::::::::::::::::~~ for Gravelpave2 • Low to moderate use, low speed, with recovery time is perfect for Grasspave2 or Gravelpave2 20 Bedding Sand Not Necessary Do not use a sand setting base with our products. Unlike concrete pavers, bricks, and other rigid pavers-our Grasspave2 and Gravelpave2 are flexible and do not require sand to level. Edge Protection For aesthetic and maintenance considerations, you may want to design in a durable edging material to separate our porous pavers from adjacent areas of turf or to simply delineate a fire lane or path. With Gravelpave2, an edging can prevent vegetation from encroaching onto the system and can prevent the gravel fill from migrating at the edge. Steel, aluminum, wood, brick, or con- crete are all acceptable edging materials. Keep the edging flu sh or slightly higher than the porous paver grade. Maintenance and Operation Grasspave2 Maintenance Irrigation is required in dry climates. Any popular pop-up system can be used. Simply cut out rings to reveal the irrigation head. If golf courses in your area use irrigation systems, you probably should in your Grasspave2 installation. Be careful not to over- water as this will encourage shallow root development. Fertilize once a year with an NPK slow-release fertilizer that contains trace elements. There are many brands on the market. Do not aerate! You'll end up with product damage. When installed using sand in the rings, there will not be a compaction problem. Be careful not to use clay-based sods in pedestrian or vehicular traffic areas-use sandy soil sod, or seed and mulch. There seems to be no problem with sod selection for fire lanes. If the Grasspave2 area has just been seeded or sodded, drive on it only in an emergency. Gravelpave2 Maintenance Potholes will only appear if the base course has not been compacted properly before laying the rings or if the base material is allowed to mix into clay soils below (use nonwoven fabric to keep separate). Should this occur, remove a section by vacuuming the gravel from the rings, unfasten the snap fit fastener, bring the base course to the proper grade and compaction, put the Gravelpave2 square back in place, anchor, and fill to the top of the rings. Seasonally check the rings in high-traffic areas and entrance lanes for lower levels of fill and replace by sweeping gravel from other areas to bring it level again. Leaves should be raked or vacuumed and not allowed to decay. Organic matter will stimulate weed growth and reduce porosity. To attack any occa- sional weeds that may locate within the Gravelpave2 installation, simply spray them with a weed killer {such as RoundupTM) and remove them when dead. Cold Climate Concerns Porous pavement thaws faster than conventional pavements because it allows melted water to flow directly through the pavement, increasing the temperature in the cross-section. Grasspave2 and Gravelpave2 are made from flexible High Density Polyethylene (HOPE) plastic with UV inhibitors, which withstands repeated freeze-thaw cycles and continuous subzero temperatures without cracking. .. 22 Fire departments usually require you to plow snow that is over three inches deep. (7.5 em). Consult with your local fire department for their guidelines. Educate your snow removal crew to take care not to have the plow blade make contact with the Grasspave2 or Gravelpave2 systems. Experienced snowplow drivers can leave a thin layer of snow on the systems or they can attach skids (lf. inch-2 em) to the bottom of the blades. Sales and Technical Support Partners Invisible Structures, Inc. welcomes the opportunity to review designs and answer technical questions. Design details, technical specifica- tions, white papers, and other support material may be downloaded from our web site. See a comprehensive list of project profiles and case studies at www.invisiblestructures.com. In addition to the high-quality, professional, experienced staff at our main headquarters in Colorado, we have excellent partners represent- ing their geographical areas. They are prepared to assist you locally. at all levels, with your project needs. Please contact us or check our web site for your partner name and information. Contact Information Invisible Structures, Inc. 1600 Jackson St. Suite 310 • Golden, Colorado 8040 I. USA 800-233-1510 overseas and locally 303-233-8383 Fax 800-233-1522 overseas and locally 303-233-8282 www.invisiblestructures.com email: sales@invisiblestructures.com Grasspave2 and Gravelpave2 Patent No. 5,250,340 Held by William Bohnhoff. ASLA. Copyright © 2006 Gravelpavel: Available in several roll sizes. Squares weigh 1.97 kg (4.341b) each. Coloo: Cashew Brown, Blade, Pewter Grey, Terra Cotta. Resin: HOPE. Strength: 402 kg/cml (5,720 psi). City of White Rock Operations, White Rock, British Columbia-Gravelpavel is used in the main drive aisle of the works yard and Grasspavel is used for the parking bays. Grasspavel and Gravelpavel: Reusable snap connector requires 51bs to connect and resists 70 lbs of pull·apart force. 24 Beachringsl, a portilble and re-usable plastic boardwalk system, provides an attractive, comfortable, and slip resistant surface for equal access to beaches. Beachringsl also works well for temporary vehicle access over mud and sand. Description Also Included Available in Large. Flexible Rolls Colors Components Needed for System Traffic Compressive System Strength Life Span Recommended Maximum Slope Stormwater Storage Draincorel conveyance layer is used for advanced subsurface and green-roof applications. A replacement for antiquated French drains. Draincorel can maximize drainage {58 gpm per foot width) and minimize costs. Rainstore3 is the new standard in efficient sub-surface stormwater storage. Rainstore3 is modular and stack able for versatile site design. Rains tor~ is 94% void space and can be designed for detention, retention, Slopetamel-much more than an erosion control blanket or mat-a completely integrated system of rings. grid, fabric, anchors, and vegetation to control erosion on some of the toughest slopes. channels. swales and more. or water harvesting for re-use. Quick Reference Guide for Grasspave2 and Gravelpave2 r.a~_r_S'· 2l pave Connectable ring and grid system Connectable ring. grid, and integrated fabric Hydrogrow polymer-exclusively for Geotextile fabric molded to grid (exclusive to Grasspave2 GravelpaveZ) and anchors Yes. various sizes-see roll chart page 14 Yes. various sizes-see roll chart page 14 Black Black. gray. tan. terra cotta, custom colors extra Base course. sand. labor. sod or seed Base course. 1'/." (3.2cm) oP/,." to 'I•" (irrigation is recommended) decorative gravel. and labor Low speed, intermittent to moderate use Low speed. unlimited use Filled: 5.721 psi (39,273 kPa); Filled: to 5. 721 psi (39,273 kPa) Empty: 2.100 psi (14.470 kPa) Empty: 2.100 psi (14.470 kPa) 60 years 25 years 5% fire lanes. 8% car/light truck. 15-20% golf 5% fire lanes. 8% car/light truck. 15-20% golf carts. pedestrian usc. and trails carts. pedestrian use. and trails Yes Yes Clean Pollutants through Bioremediatlon Excellent Good Air-Conditioning Effect Yes Heat Island Mitigation Yes-thermal conductivity. heat storage capacity. density. albedo (.40) and emissivity Reduces Runoff and Non-Point Source Pollution Yes Recycled Content 100% recycled HOPE plastic Erosion Control Yes Airborne Dust Capture and Retention Excellent Promotes and Retains Tree Growth Yes Recharges Groundwater Yes 1600 Jackson St., Suite 310, Golden. CO 80401. USA 800-233-1510 ·Fax: 800-233-1522 Overseas and locally: 303-233-8383 · Fax: 303-233-8282 www.i nvisiblestructures.com email: sales@invisiblestructures.com No Yes-thermal conductivity, heat storage capacity. density. albedo (varies) and emissivity Yes I 00% recycled HOPE plastic. remnant fabric Yes Good Yes Yes Gravelpave2 and Grasspave2 Patent No. 5,250.340 held by William Bohnhoff. ASLA Copyright o 2006 Partial List of Fire Departments Accepting Use of Grasspave2 for Firelanes Aurora, Colorado Springs, and Denver, CO Phoenix, Chandler & Scottsdale, AZ Counties of Los Angeles, Orange, CA Riverside County and Palm Springs, CA Oakland, Sacramento & Fresno, CA San Francisco, San jose, & Santa Clara, CA Portland & Salem, OR Seattle, Kirkland, Bellevue, Olympia & Issaquah, WA Boise & Bellevue, ID Salt Lake City, Orem, & Farmington, UT Forest Lake & Maple Grove, MN Milwaukee & Brookfield/ WI Chicago, Wheeling, & Lombard, IL Naperville, Romeoville, & Bloomington, IL Indianapolis & Columbus, IN Detroit, Ann Arbor, & Plymouth, MI Cleveland, Cincinnati, Dayton, & Toledo, OH Covington & Elizabeth, KY Memphis & Brentwood, TN Boston, Weston, Framingham, & Waltham, MA Pittsburg, Bethlehem, Hazelton, Harrisburg & Philadelphia, PA Gaithersburg, Adelphia, Bethesda, Annapolis & Silver Spring, MD Fairfax County, VA Raleigh, Cary, Durham, and Wilmington, NC Athens, GA Boca Raton & Coral Gables, FL West Palm Beach & jupiter, FL Orlando, Cainsville, & Tampa, FL Birmingham, AL Dallas, Austin, San Antonio, & Texarkana, TX Oklahoma City, OK Kansas City, Lenexa, and Topeka, KS Please note that the presence of a city or county's name on this list does not necessarily constitute their endorsement or "blanket" approval of the Grasspave2 Grass Paving System, only that they have permitted its use for one or more projects within their Jurisdiction. Most fire departments require review and approval of alternative pavement materials with every project. GAASSPAVE FJRfuNE STRAPPING TAPE CONTAINS EITHER GRAVEL, NON-SHRINK MORTAR, CONCRETE ETC. CAAT PATH CAP THAT SNAPS INTO GAASSPAVE CAP 8Y OTrERS GRASSPAVE FIRE'i..ANE SHRUB MASS ~OMPACTED SANDY GAAVEL ROAD!IASE ', ------------------------------- / FIRELANE ! r.::~-s---" l,,,_~~~~~:~~~:~~~~~~~~~~~~~ TREATMENT AREAS NOTE --------fLUSH CONCRETE CURB BOLLARD/LIGHT FIXTURE THIS DETAIL IS SCHEio!ATIC IN NATURE. DESIGNER SKA.l.l sPECIFY SPACNGAND DESIGN OF EDGE TREATMENTS. SPAONG WILL VARY WITH TlJRF TYPE, SLOPE, FIRE 0£PARTt.IRNT REQUIREMENTS, ETC •• NOT TO SCALE Invisible Structures, Inc. GPZFirelaneOS.dwg Grasspave2 Firelane Detail Use this det~il for delineating a Gr~ssp~ve2 firelane 1 600 Jackson Street, Suite 31 0 Golden, CO 80401 800~233-1 510 OR 303-373-1 234 FAX: 303-373-1223 www.invisiblestructures.com rev. 03/05 • Summary of Lab Test Results on Grasspave2 The attached summary of laboratory tests on bare and sand filled rings presents compression resistance data relate to the load bearing capacity of our rings for various applications. Test Data ftom A.G.Wassenaar, Inc., Geotechnical Consultants, Denver, Colorado, 30 April1991. This test used Forney Compression Testing Machine, 400,000 lb capacity, at rates of 200 lb I sec (unfilled rings) and 2000 lb I sec (filled rings). Physical Ring Data: 2.31" 0.0. X 1" high (2.15" 1.0.) 0.778 sq. in. of plastic surface contact area per ring 7.01 sq. in. surface contact area per 9 ring test section Physical Molded Unit Data (injection molded HOPE): • 20" x 20" x 1" high (400 sq. in. per unit),12.9 rings per sq. foot (avg. 11.1 sq.in. per ring) 17.8 oz per unit, 69.93 sq. in. surface contact area per 9 ring test section, filled. • 40" x 40" x 1" high (1600 sq. in. per unit, 12.9 rings/ sf (avg. 11.1 sq in/ ring), 4.5 lbs per unit, 69.93 sq in surface contact area per 9 ring test section, filled. Lab Test Data: Bare Rings, with deflection stopped at 0.032" - 14,720 lbs load to test section (9 rings) 2,100 psi plastic resin strength (14,720/7.01) 1,635lbs per ring (14720/9) 302,400 lbs per square foot load capacity (2100x144) Lab Test Data: Sand Filled Rings, with zero deflection- 400,000 lbs per test section area (max. machine load) 44,444lbs per filled ring (400,000/9)) 5,720 psi load over test section area (400,000 I 69.93) 823,680 lbs per square foot load capacity (5720x144) Examples of Usage -Grasspave2 and Gravelpave2 Auto tires-40 psi vs 5720 psi~ 143x safety factor (6"x6" tire contact area) Truck tires-110 psi vs 5720 psi~ 52x safety factor (6.5"x6.5" tire contact area) DC 10 tires-250 psi vs 5720 psi~ 23x safety factor F-16 tires-350 psi vs 5720 psi~ 16x safety factor Fire Truck Outriggers-70,000 lbs/ 4 ~ 17,500 lbs/ (12"x18") ~ 81 psi vs 5720 psi~ 71x safety factor Heavy Truck Axle Load Demand~ 36,000 lbs on 4 tires (similar to old H-20 loading) (9"x9" tire contact area x 9000 lbs per tire at 110 psi tire pressure) Note: GP2/ GV2 "bare" capacity~ 2100 psi x 81 sqin ~ 170,100 lbs/ tire x 4 ~ 340 ton axle. GP2/GV2 "filled" capacity~ 5700 psi x 81 sqin ~ 461,700 lbs/tire x 4 ~ 923 ton axle load. Actual load bearing capacities of pavements using these products must provide for a rigid base to receive and accommodate the design loads planned -which are transferred from the surface to the base course by the rings. All load figures provided above for Grasspave2, Gravelpave2 and Asphaltpave are based upon lab tests conducted by A.G.Wassenaar, Inc., Denver, Colorado, 30 April1991. 05/04 • Recommendations for Grasspave2: For passenger vehicles & light trucks, 8" minimum base, for utility truck and fire lanes, 10" minimum base. (Base depth thinner than this must be approved by site engineer.) Recommended base: Sandy Gravel material from local sources commonly used for road base construction, passing the following sieve analysis. Sieve %Passing ]" 100 3/4" 90-100 3/8" 70-80 #4 55-70 #10 45-55 #40 25-35 #200 3-8 Base material consisting of lime rock should be mixed with well-draining sand (ASTM C-33) at 30% to ensure long-term permeability. Acceptable alternate base: AASHTO #57 stone mixed with clean, sharp sand (ASTM C- 33) at a rate of70% stone to 30% sand for full depth of base. Compaction: Place base course material over prepared subbase to grades shown on plans, in lifts not to exceed 150 mm (6"), compacting each lift separately to 95% Modified Proctor. Leave 25 mm ( 1.5") for Grasspave2 unit and sod to Final Grade. This can be slightly deeper if you the thickness of your sod is greater than our recommend 0.5''. Hydrogrow: Apply this ferilizer and soil amendment mix over the base with a broadcast spreader set at a rate of I lb per I 00 sq ft. Rake lightly to distribute the mix if needed. Grasspave2: Place, snap together and trim Grasspave2 to fit area. Units can be easily shaped with pruning shears or knife to cut the grid between rings (DO NOT cut rings). Installation of Grass (choose ONE): Seed: Fill the rings with clean, sharp sand to the top. Top dress with 0.5'' of top soil, then seed and mulch. Keep soil surface moist until grass is mature. Sod: Fill the rings with clean, sharp sand to the top. Select and install a thin-cut sod grown in sand or sandy loam. Water regularly until grass is mature and well rooted. Maintain like Regular Grassy Area: After installation, protect the grass from traffic until its root system is well established (2 mowings). Then, simply maintain the grass paving as you would a grass lawn. Regular irrigation will most likely be necessary. Micro-nutrient fertilizers should be applied as needed, in addition to regular fertilization. ... TECHNICAL SPECIFICATION-Grasspave2 with 92% Void Space and Hydrogrow Mixture CSI Master Format 32 12 43 Flexible Porous Pavement (Section 02795 Porous Pavement) PART 1-GENERAL 1.0 I General Provisions A. The Conditions of the Contract and all Sections of Division I are hereby made a part of this Section. 1.02 Description of Work A. Work Included: I. Provide and install sandy gravel road base as per Geotechnical Engineer's recommendations and/or as shown on drawings, to provide adequate support for project design loads. See 2.02 Materials. 2. Provide Grasspave2 Paving System products including Grasspave2 units, Hydrogrow soil polymer, and installation per the manufacturer's instructions furnished under this section. 3. Provide and install clean sharp sand to fill the Grasspave2 units, when needed. 4. Provide and install grass by using sod or hydroseeding. B. Related Work: I. Subgrade preparation under Section 31 20 00 Earth Moving (02200-Earthwork). 2. Utilities and subsurface drainage -Section 33 40 00 Storm Drainage Utilities (02700- Subsurface Drainage and Structures), as needed. 3. Irrigation installation-Section 32 80 00 Irrigation (02810 Irrigation), when needed. 1.03 Quality Assurance A. Follow Section 01 33 23 Shop Drawings, Product Datjl, and Samples (01340 Shop Drawings, Product Data, and Samples) requirements. B. Installation: Performed only by skilled workpeople with satisfactory record of performance on landscaping or paving projects of comparable size and quality. 1.04 Submittals A. Submit manufacturer's product data and installation instructions. B. Submit a I 0" x 10" section of Grasspave2 material for review. Reviewed and accepted samples will be returned to the contractor. C. Submit material certificates for base course and sand fill materials. 1.05 Delivery, Storage, and Handling A. Protect Grasspave2 units from damage during delivery and store under tarp to protect from sunlight, when time from delivery to installation exceeds one week. Keep Hydrogrow in a dark and dry location. 1.06 Project Conditions A. Review installation procedures and coordinate Grasspave2 work with other work affected. Generally, Grasspave2 is installed at the same time as project grass installation, nearly the last site construction activity. B. All hard surface paving adjacent to Grasspave2 areas, including concrete walks and asphalt paving must be completed prior to installation of Grasspave2. C. Gradients for grass porous paving surfaces can vary from flat to 20%, depending upon vehicle types to use the surface. Please note that fire lanes, or other emergency vehicles, will generally require a gradient that is less than 6%. If there are any questions regarding existing gradients on this project, please contact the Project Designer, or Invisible Structures, Inc. D. Cold weather: 1. Do not use frozen materials or materials mixed or coated with ice or frost. Be careful in handling rolls of Grasspave2 in temperatures below 50 degrees F, as product connectors become stiff and can separate, and the individual units will retain the roll curl until warmed to room temperature (aided by placement in sun for 15 to 20 minutes). If cold weather is anticipated, Grasspave2 can be shipped in flat sheets that measure !-meter (40") square. 2. Do not build on frozen work or wet, saturated or muddy subgrade. E. Protect partially completed paving against damage from other construction traffic when work is in progress, and until grass root system has matured (about 3 to 4 weeks). Any barricades constructed must still be accessible by emergency and fire equipment during and after installation. F. Protect adjacent work from damage during Grasspave2 installation. • • PART 2-PRODUCTS 2.01 Availability A. Manufacturer: (Grasspave2, Hydrogrow) Invisible Structures, Inc., 1600 Jackson Street., Suite 310, Golden, Colorado 80401. Call from USA and Canada 800-233-1510 toll free, International 303-233- 8383, Fax 303-233-8282. B. Local Sales Representative: (Contact Manufacturer) 2.02 Materials A. Base Course: Sandy gravel material from local sources commonly used for road base construction (recycled materials such as crushed concrete or crushed aggregate are NOT acceptable), passing the following sieve analysis. Sieve %Passing ]" 100 3/4" 90-100 3/8" 70-80 #4 55-70 #10 45-55 #40 25-35 #200 3-8 1. Sources of the material can include either 11 pit run 11 or 11Crusher run." Crusher run material will generally require sharp sand to be added to mixture (33% by volume) to ensure long-term porosity. If there is difficulty in finding local sources to meet this sieve analysis, and alternative mixture can be created by mixing 2/3 crushed drainage rock (0.75" dia) with 1/3 coarse, well-draining sand (AASHTO M6 or ASTM C-33). 2. Selected materials should be nearly neutral in pH (range from 6.5 to 7 .2) to provide adequate root zone development for turf. 3. Alternative materials such as crushed shell,limerock, and/or crushed lava may be considered for base course use, provided they are mixed with sharp sand (33%), and brought to proper compaction. (Crushed shell and limerock alone can set up like concrete without sand added.) B. Hydrogrow Mix: A proprietary soil amendment manufactured by Invisible Structures, Inc., provided with Grasspave2. C. Grasspave2 Grass Paving Units: I. Lightweight injection-molded plastic units 0.5x0.5x0.025m (20"x20"xl" high, 2.7 ft2 each) with hollow rings rising from a strong open grid allowing maximum grass root penetration and growth. 2. Unit weight= 510 g (18 oz.), volume= 8% solid. 3. The plastic shall be 100% pre-consumer recycled HOPE plastic resin, with minimum 3% carbon black concentrate added for UV protection. 4. Loading capability is equal to 402 kg/cm2 (5721 psi, 823,824 psf, 7.4 million psy, 39,273 kPA, 3707 tons/sq.yd.) when filled with sand, over an appropriate depth of base. 5. Grasspave2 is shipped in pre-assembled rolls that vary from 10 square meters (108 sf) to 50 square meters (1345 sf). 6. Male/Female Fastener Tensile Strength (from a Pull Test) is equal to 80,208 N/m (450 lbsf/in.) 7. Standard color is black. Any products failing to meet these standards will be rejected. D. Sand: To fill the 25 mm (one inch) high rings and spaces between the rings when seeding or using 13 mm (half inch) thick sod (soil thickness): (Choose one of the following paragraphs to suit project requirements.) I. Coarse, well-draining sand (washed concrete sand-AASHTO M6 or ASTM C-33). 2. United States Golf Association (USGA) greens (section) sand mix-"The Root Zone Mixture." E. Grass: Use species resistant to wear by traffic generally a Blue/Rye/Fescue mix used for athletic fields in northern climates, and Zoysia, Fescue, or Bermuda types in southern climates. (Check with local sod and seed suppliers for preferred mixtures.) (Dedicated fire lanes can use same grass species used on surrounding turf.) (Parking applications require greatest wear-resistant species possible, generally available only by seed or sprigging.) (Choose one of the following paragraphs to suit project requirements.) I. Sod: Use 13 mm (0.5'') thick (soil thickness) rolled sod from a reputable local grower. Species should be wear resistant, free from disease, and in excellent condition. Sod shall be grown in sand or sandy loam soils only. Sod grown in soils of clay, silt, or high organic materials such as peat, will not be accepted. • -• 2. Seed: Use seed materials, of the preferred species for local environmental and projected traffic conditions, from certified sources. Seed shall be provided in containers clearly labeled to show seed name, lot number, net weight,% weed seed content, and guaranteed% of purity and germination. Pure Live Seed types and amount shall be as shown on plans. F. Mulch: (Needed only for seeding.) Shall be of wood or paper cellulose types of commercial mulch materials often used in conjunction with hydroseeding operations. Mulches of straw, pine needles, etc. will not be acceptable because of their low moisture holding capacity. G. Fertilizer: A commercial "starter" fertilizer, with Guaranteed Analysis of 17-23-6, or as recommended by local grass supplier, for rapid germination and root development. H. Grasspave2 Sign: A sign to identify the presence of Grasspave2 paving, stating that special maintenance is required, with the Manufacturer's phone number, and made of durable materials for outdoor exposure shall be provided and installed. I. Fire lane Signage & Delineation: Fire lanes must be identified regarding their entrance and physical location with the placement of signs, gates, curbs, bollards, etc. Specific signage wording and other details must be coordinated with and approved by local fire authorities. PART 3-EXECUTION 3.01 Inspection (It is recommended that Fire Department inspectors be scheduled to inspect installation of Grasspave2 during preparation of the subbase, installation of the base course, and installation ofGrasspave2 units. Most small projects can accommodate these inspections all on the same day. Verify with Fire Department if certificates of inspection are required.) A. Examine subgrade and base course installed conditions. Do not start Grasspave2 installation until unsatisfactory conditions are corrected. Check for improperly compacted trenches, debris, and improper gradients. B. Installation constitutes acceptance of existing conditions and responsibility for satisfactory performance. If existing conditions are found unsatisfactory, contact Project Manager for resolution. 3.02 Preparation (Ensure that subbase materials are structurally adequate to receive designed base course, wearing course, and designed loads. Generally, excavation into undisturbed normal strength soils will require no additional modification. Fill soils and otherwise structurally weak soils may require modifications, such as geotextiles, geogrids, and/or compaction (not to exceed 90%). Ensure that grading and soil porosity of the subbase will provide adequate subsurface drainage.) A. Place base course material over prepared subbase to grades shown on plans, in lifts not to exceed 150 mm (6"), compacting each lift separately to 95% Modified Proctor. Leave minimum 25 mm (I") to 35 mm (1.5") for Grasspave2 unit and sand/sod fill to Final Grade. B. Spread all Hydrogrow mix provided (spreader rate= 4.53 kg per 100m2 (10 lbs per 1076 ft2) evenly over the surface of the base course with a hand-held, or wheeled, rotary spreader. The Hydrogrow mix should be placed immediately before installing the Grasspave2 units to assure that the polymer does not become wet and expanded when installing the units. 3.03 Installation of Grasspave2 Units A. Install the Grasspave2 units by placing units with rings facing up, and using pegs and holes provided to maintain proper spacing and interlock the units. Units can be easily shaped with pruning shears or knife. Units placed on curves and slopes shall be anchored to the base course, using IGd Common nails with fender washer, as required to secure units in place. Tops of rings shall be between 6 mm to 13 mm (0.25" to 0.5'') below the surface of adjacent hard-surface pavements. B. Install sand in rings as they are laid in sections by "back-dumping" directly from a dump truck, or from buckets mounted on tractors, which then exit the site by driving over rings already filled with sand. The sand is then spread laterally from the pile using flat bottomed shovels and/or wide "asphalt rakes" to fill the rings. A stiff bristled broom should be used for final "finishing" of the sand. The sand must be "compacted" by using water from hose, irrigation heads, or rainfall, with the finish grade no less than the top of rings and no more than 6 mm (0.25") above top of rings. 3.04 Installation of Grass Grass coverage on the sand-filled rings must be completed within one week. Sand must be re-installed and leveled and Grasspave2 checked for integrity if rings become exposed due to wind, rain, traffic, or other factors. (Choose one paragraph below to meet grass installation method desired.) A. (Preferred method) Hydroseeding/hydro-mulching-A combination of water, seed and fertilizer are homogeneously mixed in a purpose-built, truck-mounted tank. The seed mixture is sprayed onto the site at rates shown on plans and per hydroseeding manufacturer's recommendations. Coverage must be uniform and complete. Following germination of the seed, areas lacking germination larger than 20 em x 20 em (8" x 8") must be reseeded immediately. Seeded areas must be fertilized and kept moist during development of the turf plants. B. Install thin sod directly over sand filled rings, filled no higher than the top of the rings. Sod strips should be placed with very tight joints. Sodded areas must be fertilized and kept moist during root establishment (minimum of 3 weeks). Sodded areas must be protected from any traffic, other than emergency vehicles, for a period of 3 to 4 weeks, or until the root system has penetrated and established well below the Grasspave2 units. C. Install grass seed at rates per grass type. A light "dusting" of commercial topsoil mix, not to exceed 1/2" (25 mm) can be placed above the rings and seed mix to aid germination rates. Seeded areas must be fertilized and kept moist during development of the turf plants. 3.05 Protection (Choose one paragraph below to match grass installation method.) A. Seeded areas must be protected from any traffic, other than emergency vehicles, for a period of 4 to 8 weeks, or until the grass is mature to handle traffic. B. Sodded areas must be protected from any traffic, other than emergency vehicles, for a period of 3 to 4 weeks, or until the root system has penetrated below the Grasspave2 units. 3.06 Cleaning A. Remove and replace segments of Grasspave2 units where three or more adjacent rings are broken or damaged, reinstalling as specified, so no evidence of replacement is apparent. B. Perform cleaning during the installation of work and upon completion of the work. Remove all excess materials, debris, and equipment from site. Repair any damage to adjacent materials and surfaces resulting from installation of this work. END OF SECTION If you have any questions regarding this specification, please call Invisible Structures, Inc. 1-800-233- 1510, overseas call 303-233-8383. Vmion 0612012 Ai~A. C I T Y 0 F VcARLSBAD • Community & Economic Development November 21, 2012 Mr. Jim McMenamin Zephyr Partners 11750 Sorrento Valley Road, Suite 130 San Diego, CA 92121 • SUBJECT: CD 12-09-OCEAN STREET RESIDENCES (CT 05-12/CP 05-11/CDP 05-28) o FIL.E www.carlsbadca.gov The City Planner has completed a review of your application for a Consistency Determination for changes proposed to Ocean Street Residences, a Tentative Tract Map, Condominium Permit and Coastal Development Permit (CT 05-12/CP 05-11/CDP 05-28) for the demolition of a 50-unit apartment complex and the construction of 35 residential air space condominiums located at 2303 Ocean Street (APN 203- 010-12, 203-010-15). The proposed modifications include: • Revise the grading from 13,200 cubic yards of cut, 5,800 cubic yards of fill (i.e., net export of 7,400 cubic yards) to 7,800 cubic yards of cut, 13,300 square feet of fill (i.e., net import of 5,500 cubic yards). In conjunction with the revised grading quantities, the pad height of the lagoon- facing units will be raised three feet in height. In order to retain the maximum 30-foot height, the plate/ceiling height of the 2nd floor of the lagoon-facing units will be reduced by three feet in height; • Eliminate fill in between the parking garage and the first floor of the Ocean Street units (approximately three feet); • Add a second ingress/egress to the parking garage (east side) to create through access and add a second driveway off of Ocean Street; • Eliminate the RV storage area in the parking garage; • Reconfigure the storage for each unit in the parking garage; • Relocate the guest parking stalls from the rear of the project site to an area adjacent to and west of the clubhouse; • Reduce the width of the rear driveway from 28 to 20 feet and shift the driveway from 20 feet to 2.67 feet off the rear (north) property line; • Add plantable retaining walls not to exceed six feet along the entire rear (north) property line; • Extend the extent of grasscrete in fire access lane (subject to approval by the Fire Department); • Eliminate the circular courtyard entry; • Relocate the trash enclosure; • Increase separation between the Ocean Street and lagoon units by adding a landscaped courtyard; in doing so, a stepped retaining wall with landscape pockets adjacent to the north elevation of the Ocean Street units is proposed and assists the Ocean Street units in complying with the definition of a basement; and • Purchase seven (7) affordable housing credits in lieu of converting 7 market rate residences at 3366 Roosevelt Street (SDP 06-10) or constructing the inclusionary units on-site . .,.......,. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 CD 12-09-OCEAN STREET RIENCES November 21, 2012 Page 2 • In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1) No project condition, feature, facility or amenity is changed or deleted that had been considered essential to the project's design, quality, safety or function. 2) The request represents on upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood. 3) The proposed revision does not change the density or boundary of the subject property. 4) The proposed revision does not involve the addition of a new land use not shown on the original permit. 5) The proposed revision does not rearrange the major land uses within the development. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained with the applicable· development standards of the Carlsbad Municipal Code. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation. 8} The proposed change would not result in any health, safety or welfare impacts. 9) There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change. 10) The proposed change would not be readily discernable to the decision makers as being substantially different from the project as originally approved. After careful consideration of the circumstances surrounding this request, the City Planner has determined that the application qualifies for a consistency determination with the approved permit and therefore, approves the changes to the project based on Planning Division Administrative Policy No. 35. Please submit two (2) blueline copies (24" X 36") of all applicable exhibits for the project file and a reproducible 24" X 36" mylar copy of the amended site plan. The mylar must be submitted, stamped "Consistency Determination," and signed by the City Planner prior to issuance of any building permits for the project. The Consistency Determination Title Block stamp, and other Title Block stamps, can be downloaded from the City's website at http://www.carlsbadca.gov/services/departments/planning/Pages/applications.aspx. The Title Block (stamp) is located under "Resources" on the right side of the page. DON NEU, AICP City Planner DN:SW:bd c: Principal Planner, Chris DeCerbo Project Engineer, Tecla Levy Fire Inspection, Dominic Fieri File Copy Data Entry t:CNSUL.TINIJ November 28, 2012 Bill Anderson, Fire Division Chief City of Carlsbad Fire Prevention Bureau 1635 Faraday Ave Carlsbad, CA 92008 Subject: CD 12.()9. Ocean Street Residences Mr. Anderson: CITY OF CARlSBAD ARE DEPARTMENT APPROVED Subject to field inspection and requlltd tests, r:m-~·;::'1::-t·erf>nn, cn11dltlons In correspondc 1ce and conformance wtth applicable regulations. The stamping of thOJI'} ~ ,118 ahall not be held Ill parmi 01 i1J11 vtolatlon of any law. s/JL// '1. DateiZ-;1-r:z.. On behalf of Zephyr Partners, RBF Consulting (RBF) is requesting that the City's Fire Department allow the use of GrassPave2 pervious paver system for the fire lane proposed on the Ocean Street Residences project (CD 12-09). GrassPave2 is proposed on approximately 235 linear feet (5,680 square feet) of fire lane along the site's northern property line. Refer to the attached Tentative Tract Map (CT 05-12) for the limits of GrassPave2, as well as the typical construction cross-section. The GrassPave2 structural section will consist of 10-inch minimum Class 2 permeable base material, over impermeable liner, over subgrade compacted to 90%. A perforated piping subdrain system will be installed in the permeable base section. This design provides GrassPave2 with a system that is structurally capable of supporting H-20 loading, while also draining properly during storm events. GrassPave2 load-bearing capacity is sufficient for a fire truck per the attached "Summary of Lab Test Results" for GrassPave 2. GrassPave2 surface is capable of supporting a fire apparatus load of 75,000 pounds, while providing all- weather driving capabilities, as required by the 2010 California Fire Code. Attached: Discretionary Review Comments, dated 10-31-12 Tentative Tract Map-Sheets 2 and 9 GrassPave2 -Product Brochure GrassPave2 -List of Fire Departments Accepting Use GrassPave2 -Summary of Lab Test Results GrassPave2 -Firelane Detail Sincerely, Timothy M. Thiele, P.E., LEED AP, QSD Senior Associate PLAt.IN IN 13 • DESIGN • C l:lt.I!ITRUCTIQN 5050 Avenida Encinas., Suite 260 • Carlsbad. Califomia 92008-4386 • 760A76.9193 • FAX 760.476.9198 Otrlceslocated throughout Califumia. Arizona & Nevada • www.RBf com December 4, 2012 TO: FROM: RE: Shannon Wemeke, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review-Conceptual Review-41h Review Ocean Street Residences, CD 12-09 Ocean Street MELA file: 470-Ocean Street Residences-Con4 Landscape Architect: GMP, Phone: (858) 558-8977 All previous comments have been satisfactorily addressed. A partial set of plans provided by the applicant is returned for City files. November 15,2012 TO: FROM: RE: Shannon Wemeke, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Conceptual Review-2"d Review Ocean Street Residences, CD 12-09 Ocean Street MELA file: 4 70 ~ Ocean Street Residences -Con2 Landscape Architect: GMP, Phone: (858) 558-8977 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS I. Please coordinate civil plans with landscape plans. Civil plans show hardscape in these landscape areas. Check all areas and insure coordination. Provide an updated copy of the civil plans with the next submittal for cross checking. 2nd Review: This retention area appears to have changed Please coordinate with the civil grading plans. Check all areas. 2-5 Completed. 6. Landscape plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide wall vines and appropriate shrubs to soften and screen these walls. 2nd Review: Please address how this wall will be softened (east side of wall). No planting is shown on the east side of the wall. 7-8 Completed. 9. Please relocate trees outside of the utility/water easements. Check all sheets. I 0. Please show and label all easements on the landscape concept plans. II. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. Please also show and label the vehicular sight lines as shown on the civil plans insuring no conflicts with plantings. 2"d Review: Please show and label the 25' sight triangle and insure no plantings over a 30" height. 12-13 Completed. 14. Avoid planting trees and large shrubs above or near sewer laterals, water mains, meter boxes and other utilities. Please review all areas and relocate trees as appropriate. Please Ocean Street Residences Conceptual Plan Review November 15, 2012 Page 2 show all sewer and water lines with meters on the plans and insure no conflicts. 2"d Review: Please show and label all sewer and water lines with meters and insure no conflicts. Please also show all storm drain lines and insure no conflicts. 15. Please add a note indicating that an encroachment agreement will be required where enhanced paving is located within the water easement. Please coordinate insurin.f that the enhanced paving along with this note is shown on the civil grading plans. 2" Review: I do not find the enhanced paving labeled or the note on the civil grading plans. Please address. 16-19 Completed. 20. Provide a colored or hatched plan clearly showing where recycled water, graywater and potable water are proposed to be used for irrigation. Clarify that fountains are to use potable water. This plan will be forwarded to CMWD for review and approval. 2"d Review: The applicant has responded: "No recycled water or greywater proposed. " Please provide a colored or hatched plan showing all areas proposed water use for review by CMWD. The City may require that the project be designed for future recycled water use if it should become available. The plan is to show and label all potable water lines and meters for reference. 21. Please label this wall. Is this an existing wall to remain? 2nd Review: This wall is shown as an existing wall in section C-C. Please correct the section as appropriate. Please also correct section D-D. The wall locations and heights do not appear to be correct. Check all other sections and insure coordination with civil plans. 22. Please label the plantable wall and reference the appropriate detail. 2"d Review: Civil plans do not show a plantable wall. Please coordinate civil to show a plantable wall to match the landscape plans. 23. Completed. 24. The surface area of a water feature, including swimming pools and fountains, shall be included in a hi~h water use hydrozone. Please include in the water use calculations as appropriate. 2" Review: The applicant has responded: "Included. ". I do not see where the water surface areas are added in to the calculations. Please address. 25. Please revise the plant factors using .I for very low water use, .3 for low water use, .5 for medium water use and .8 for high water use. 2nd Review: The applicant has responded: "Revised. " I do not see high water use included in the calculation. The water features and pool are to be included as high water use as should be zone 1, lush plantings. Please address. Check all numbers. 26-28 Completed. 29. Please add the fellewing netes te the plans: ~ilepes e:l er steeper req11iring eresien eentrel meas\ifes as speeified herein shall be treated with ene er mere efthe fell ewing plE!Hting standards: a. Standard 1 Cever Crep/Reinfereed Straw Matting: Cever erep shall be a seed mil< tyjlieally made liJl ef EJ:Iliel< germinating and fast eevering grasses, ele>'ers, anEller 'Nile flewers. S11bmit the speeifie seed mil< fer City EIJlpre•ial prier te applieatien. The eeYer erep shall be applied at a rate and mrumer s11ffieient te previae 90% eeverage 'n'ithin thirty (30) days. Type effeinfereed straw matting shall be as EIJlpre•ied by the eity and stal<ed te the slejle as reeemmended by the manlifaetllrer. Ocean Street Residences Conceptual Plan Review November 15, 2012 Page 3 Reinfereed straw matting sl!all be req1o1ired wl!en jlianting eee1o1rs between AlolglolSt 15 and Ajlril 15. Tl!e eever ereiJ an81er reinfereed straw mat sl!a11 be 1o1sed tl!e remainder eftl!e year. a. Standard #2 Greood Cever One l!lolndred (HJG%) IJereeHt eftl!e area sl!a11 be jllanted witH a gre1o1Hd ee'fer kaewn te l!ave eKeellent seil binding el!araeteristies (!llanteEi frem a minimHm si2:e ef flatted material and siJaeed te IJFSYide full eeYerage witl!in ene year). e. Standard #3 Lew Sh:·1o1as Lew SIJreading 'Needy sl!ruas (IJianted frem a minimlolffi ef2 3/4 inel! liners) sl!all eever a minim1o1m ef seventy (79%) IJereeHt ef tl!e sleiJe faee (at mat1o1re si2:e). d. Standard #4 Trees an81er Large Shrubs Trees an81er large sl!rubs sl!all be (!llanted frem a minimlolffi ef 1 galien eentainers) at a miniFH1olffi rate ef ene (1) IJer tvre HHHdred (2GG) sqHare feet. Slopes-6: I or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #I. b. 3' to 8' in vertical height require Standards #I (erosion control matting shall be installed in lieu of a cover crop). #2 and #3. c. In excess of 8' in vertical height require Standards #I (erosion control matting shall be installed in lieu of a cover crop). #2, #3, and #4. Areas graded flatter tHan e: 1 reqHire Standard # 1 (eever 6F8jl) witl! teffijlerary irrigatien wl!en tl!ey l!a>.·e ene er mere eftl!e felle•Ning eenditiens: a. Skeet graded IJads net sel!edHied fer imjlrevements vritl!in e meHtl!s ef eemiJietien ef reHgl! grading. a. A IJetential eresien IJrealem as determined by tl!e City. e. Identified by tl!e City as l!igl!ly visible areas te tl!e IJHalie er l!ave SIJeeial eenaitiens tHat W!lffant immediate treatment. 2"d Review: Please revise plan notes to match the underlined portion of notes per above. 30. Completed. 31. RETURN RED LINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. NEW COMMENTS I A. Please add the hatch symbol for all homeowner maintained areas. November 26,2012 TO: Shannon Wemeke, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review-Conceptual Review-3'd Review Ocean Street Residences, CD 12-09 Ocean Street MELA file: 470 ·Ocean Street Residences-Con3 Landscape Architect: GMP, Phone: (858) 558-8977 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-5 Completed. 6. LaiHise!ljle plans shall featuFe grsillla ee~·er, shmbs, ana trees te sereen elements ef HI!Sightliness ana sereewseften new imprevements. Please previae wall vines ana !ljlprepriate shmbs te seften ana sereen these walls. 2H<I Review: Please address hew this Viall 'Nill be seftenea (east side efvmll). J>le planting is shewn en the east side efthe walh 3'd Review: The applicant has responded: "Wall has been shifted 3' off property and coordinated with all consultants so that planting can be placed to screen wall. Note added to screen wall with Ligustrum and Bougainvillea. " Please provide a copy of the revised civil plans for cross checking. 7-14 Completed. 15. Please ada a nete inaieating that an enersaehment agreement will be required where enhaneea pa-ving is leeatea within the vtater easement. Please eeerainate insuri!!f that the enhaneea pa ,·ing aleng with this nete is shevffl en the ei¥il grading plans. 2 Re;·iew: I de nat fine the enhaneea paving labeled er the nete en the eivil grading plans. Please address. 3'd Review: The applicant has responded: "Note was added to landscape plans and civil engineer has indicated note has been added to their plans. " Please provide a copy of the revised civil plans for cross checking. 16-19 Completed. 20. Previae a eelerea er hatehea plan elearly shewing where reeyelea water, gr~"Nater ana petaale water are prepesea te be usee fer irrigatien. Clarify that feHHtains are te use petaale water. This plan will be fervfflfaea te CMWD fer review ana !ljlpreval. 2"" Re·;iew: The !lflplieant has respenaea: "J>Ie reeyelea water er greywater prepesea." Please previae a eelerea er hatehea plan shewing all areas prepesea vtater use fer review by CMWD. The City may require that the prejeet be designee fer future reeyelea water use if it sheula beeeme available. The plan is te shew ana label all petaale water lines Ocean Street Residences Conceptual Plan Review November 26,2012 Page 2 and meters fer referenee. 3'd Review: The plan has been forwarded to CMWD for review. Any comments will be returned to the applicant. 21. Completed. 22. Please label the plantallle 'Nail and referenee the lljlprepriate detail. 2H<I Re\·iew: Civil plans de net she·,., a plantallle w-all. Please eeerdinate eivil te shew a plantallle wall te mateh the landselljle plans. 3'd Review: The applicant has responded: "Civil Engineer has indicated he has added note to indicate plantable retaining wall. " Please provide a copy of the revised civil plans for cross checking. 24-30 Completed. 31. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. lA. Completed. NEW COMMENTS lB. Please revise the ETo to 40.0 and the irrigation efficiencies as follows: Micro-spray = .8 Spray= .55 Rotor= .7 Bubbler= .75 Drip= .8 Recalculate the MAW A and ETWU using the above information. (1~ CITY OF • CARLSBAD Community & Economic Development www.carlsbadca.gov October 31, 2012 Mr. Jim McMenamin Zephyr Partners 11750 Sorrento Valley Road, Ste. 130 San Diego, CA 92121 SUBJECT: CO 12-09-OCEAN STREET RESIDENCES The Planning Division has reviewed your 2"d submittal regarding a request for a Consistency Determination, CD 12-09, to modify the design for Ocean Street Residences (CT 05-12, CDP 05-28, CP 05-11, HDP 05-07), and has determined that additional revisions and information will be required prior to making a decision on this request. The comments are attached to this letter. Please contact me at (760) 602-4621 or shannon.werneke@carlsbadca.gov if you have any questions. Sincerely, ~~ SHANNON WERNEKE Associate Planner SW:It c: Chris DeCerbo, Principal Planner Tecla Levy Associate Engineer Dominic Fieri, Fire Prevention File Copy Data Entry ~. Plllnning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® CD 12-09-OCEAN STREET RESIDENCES October 31, 2012 Page 2 Planning: 1. !"lease revise the architectural, civil, and landscape plans to reflect a wall height which does not exceed six feet in height. This applies to all walls, internal as well as around the perimeter of the property. 2. Please indicate where the generator will be located for the sewer pump at the northwest corner and provide screening for it. Ideally the screening will be able to attenuate the noise as well. 3. Please submit 5 sets of the revised plans (civil, architectural, and landscaping) with the next review. Civil plans 4. Please revise the cover sheet to note that the maximum allowable height is 30' instead of 40' (per the Beach Area Overlay Zone). 5. Please revise Sheet 3 of 8 to note the width of the drive aisle in the parking garage. 6. Please revise Sheet 6 of 8 of the civil plans to add three cross sections through the rear driveway from the northern property line to Units 17/18, the rear property line and the pool and between units 5/6 and 26/27. 7. The height of the retaining wall in cross section B-B on Sheet 6 of 8 does not correspond with the TW and BW on Sheet 2 of 8. Please also clarify whether there is an existing wall on the property line. Please reconcile the plans accordingly. 8. Please label the guest parking stalls on the civil site plan. These stalls shall be striped to indicate that they are guest/visitor stalls. In addition, please number all of the parking stalls to correspond with the breakdown of types of parking stalls. Architectural plans 9. Please add the contact information for the owner, engineer, architect, and landscape architect to Sheet A 1. 10. The garage basement criteria on Sheet A 1 are identified in two different tables, each with different infonmation. Please clarify and revise the plans accordingly. 11. Please add a project description to Sheet A 1. 12. Please revise the parking tables on Sheets A.1 and A2.1 to reflect that a total of 12 visitor stalls will be provided. In addition, please note on Sheet A.1 that the parking stalls for the condos shall be covered. 13. Please revise Sheets A2.0-A2.3 to provide greater legibility. Please use different/lighter symbols and remove any duplicating layers. The site plan should match the legibility of the original site plan approved bv the Planning Commission. In addition, please see the originally-approved plans for reference on how to number the buildings for clarity. CD 12-09-OCEAN STREET RESIDENCES October 31, 2012 Page3 14. Please revise Sheet A2.2 to identify the location of the trash enclosure (consistent with other sheets). 15. Based on a review/comparison with the site plan, cross section #1 on Sheet A3.1 appears to be taken through Building 7 instead of Building 5 at Ocean Street. In addition, it is not clear which Lagoon Building it is taken through. It is not #12 as noted on the cross section. As the site plan is hard to read, staff is unable to tell where the cross section ends. Please revise both sheets to provide more clarity. Please use the original plans as a guide. 16. Please clarify why the western and eastern elevations have changed on Sheet A.4. In addition, it appears that the design of the front porch for Building 7 facing Ocean Street has changed (i.e., south elevations). The current site plan as well as the originally- approved elevations indicate there are columns while the elevations do not. 17. Please identify the location and type of fencing and walls for the entire project. In addition, please note any existing fencing or wails to remain. 18. Please shift the patios for Buildings 8 and 9 a minimum of 5 feet off the edge of the driveway to accommodate an area for landscaping. Please see the originally approved plans for reference. Engineering: 1. Provide an update letter from soils engineer that provides design. recommendations for the proposed BMPs/IMPs, including bio-retention basins, flow-through planters and pervious pavers, particularly those adjacent to the proposed building structures. 2. The landscaped areas identified as self-treating in DMA B, DMA P and DMA Q do not appear to meet the criteria for self-retaining BMPs (see page 81 of City SUSMP). Self- retaining area must be bermed all around or depressed concave so that the first 1-inch of rainfall over a study area can be retained and infiltrated into the soil. Slopes are not to exceed 4%; the area has amended soils and vegetation to attain soil permeability and stability. Any area drain inlets must be at least 3" above surrounding grade. 3. Label all IMPs in the BMP/IMP exhibit. Differentiate self-retaining areas from landscape areas. Use different symbols. 4. Some impervious areas are being directed to the proposed self-retaining areas with the maximum ratio of 2 impervious to 1 pervious. Provide volume calculations to show that Hnch of rainfall over each study area can be retained. 5. Soil engineer shall provide percolation rates and design criteria for all self-retaining areas. Provide details to show that the self-retaining areas will drain properly and within 72 hours after a storm event. 6. The SWMP & DMNBMP exhibit identifies the grass-paver driveway as self-retaining BMP and as the treatment control BMP for DMA L. Please show how a grass-paver driveway meets the self-retaining criteria in the SUSMP as mentioned in item 2 above. DMA L has significant amount of impervious surface, approximately 12,000 square feet (roof and concrete pavement), therefore requires an effective treatment and flow control facility. The grass paver driveway cannot be considered as adequate treatment BMP CD 12-09-OCEAN STREET RESIDENCES October 31, 2012 Page4 since it has no treatment layer. It may be considered as self-treating if it meets the criteria shown on page 81 of the City SUSMP but cannot treat additional area other than itself. 7. SWMP report shows a run-off factor of 0.2 is used for the solid unit pavers on the driveways. Please label these solid unit pavers as pervious. Provide details showing solid pavers on a granular base and have a minimum of 3/16" joint space between pavers. Please ensure that the pavers are suitable to use on a 13% slope driveway as the required gap between solid pavers may cause them to move. 8. The BMP map shows that all inlet/outlet structures of bioretention IMPs are interconnected by one storm drain system with one discharge point at the northwest corner of the property. Provide details of the outlet structures. Show the location of the orifice for flow control to meet hydro modification and show the outlet for the 100 year storm event. 9. The DMA map shows that DMA Y and DMA K drain to POC2. Show how this is accomplished since DMA Y and DMA K are at lower elevations than POC2. 10. DMA Q drains into a landscape area, identified as self-retaining, adjacent to the building. The soils engineer may require this landscape area to be lined with impermeable liner. Lined landscape area cannot be considered as self-retaining since no infiltration can occur. Please provide a separate IMP for DMA Q or route it to another IMP. Show its discharge point. . 11. As indicated in item 2 above, DMA P does not meet the self-retaining criteria. However, DMA P can be considered self-treating since it is mostly landscaped area that discharges directly offsite, provided that no impervious surface drains into it. The walkways shown within DMA P can be paved with pervious pavers to satisfy the self- treating requirements. 12. DMA C, D, F, are each draining into several flow-through planter IMPs. Per SUSMP, page 68, one drainage management area cannot drain into more than one IMP. Show how several fiow through planters are interconnected to act as one IMP or revise to provide only one flow through planter for each DMA. 13. Provide details of the proposed flow through planters. Indicate the ponding depth and the treatment layer depth and specifications. Provide details of the outlet structures and show the discharge points on the plan. 14. In order to complete our review of the SDHM analysis, please submit the following: a) SDHM project file (.whm)-to examine the details of the input specifications. b) Project report generated by SDHM. c) HSPF input files (.UCI for user control input) for pre-development and post development simulation. 15. The bioretention basin detail shown on the BMP map does not reflect design results from SDHM analysis. Show the soil type and the thickness of each of the three layers as modeled in SDHM analysis. CD 12-09-OCEAN STREET RESIDENCES October 31, 2012 Page5 16. Some bioretentions are adjacent to the building structures. The soils engineer may require impermeable lining. It is not clear from the SDHM generated report if infiltration was assumed in the analysis. If lined, no infiltration must be assumed in SDHM analysis. 17. The SDHM sizing results for bioretention basins do not show flow control orifices sizes. Please provide explanation in the narrative. This seems to indicate that 100% of the hydromodifications flows are infiltrated into the ground. Please revise SDHM analysis as required to be consistent with the soils engineer recommendations. 18. SDHM results do not provide flow-through planter sizing, including storage volume and flow control orifice. Please provide explanation in the narrative. 19. Provide access driveway profiles. Ensure that no street run-off drains into the driveways. Locate the high point at the right-of-way line. 20. Provide a storm drain easement for the existing storm drain system that traverses the south easterly comer of the property. 21. Comply with all other comments shown on the red-lined preliminary grading plan and SWMP report. Resubmittal: 22. Please submit the following docum~nts in the next review submittal: a. 5 copies of the revised plans, Including the tentative map including revised grading plan and utility plan b. Two copies of a revised Storm Water Management Plan c. 1st review redllned plans Landscaping: Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please coordinate civil plans with landscape plans. Civil plans show hardscape in these landscape areas. Check all areas and insure coordination. Provide an updated copy of the civil plans with the next submittal for cross checking. 2. Please correct the sheet number. 3. Please provide a detail for the enhanced planter wall. 4. Please provide a detail for the glass patio wall. 5. Please provide a detail with proposed finishes for these walls. 6. Landscape plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide wall vines and appropriate shrubs to soften and screen these walls. CD 12-09-OCEAN STREET RESIDENCES October 31,2012 Paqe6 7. All signs (including monuments) require separate permits. Please add the following note to the plans: "All project signage and monuments shall require a separate permit under the City of Carlsbad signage review process." 8. Sheets 8-11 appear to be missing. Please provide all sheets. 9. Please relocate trees outside of the utility/water easements. Check all sheets. 10. Please show and label all easements on the landscape concept plans. 11. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. Please also show and label the vehicular sight lines as shown on the civil plans insuring no conflicts with plantings. 12. Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. 13. Invasive species shall not be added to a landscaped area. Please review all plantings against the Cal-l PC lists and insure no invasive species are used. 14. Avoid planting trees and large shrubs above or near sewer laterals, water mains, meter boxes and other utilities. Please review all areas and relocate trees as appropriate. Please show all sewer and water lines with meters on the plans and insure no conflicts. 15. Please add a note indicating that an encroachment agreement will be required where enhanced paving is located within the water easement. Please coordinate insuring that the enhanced paving along with this note is shown on the civil grading plans. 16. Landscape plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide wall vines and/or appropriate shrubs to screen the trash enclosure. 17. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please address. 18. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. 19. Street trees shall be located a minimum of seven feet from any sewer line and in areas that do not conflict with public utilities. Please address. 20. Provide a colored or hatched plan clearly showing where recycled water, graywater and potable water are proposed to be used for irrigation. Clarify that fountains are to use potable water. This plan will be forwarded to CMWD for review and approval. 21. Please label this wall. Is this an existing wall to remain? CD 12-09 -OCEAN STREET RESIDENCES October 31,2012 Page 7 22. Please label the plantable wall and reference the appropriate detail. 23. Please provide a detail reference for all walls. 24. The surface area of a water feature, including swimming pools and fountains, shall be included in a high water use hydrazone. Please include in the water use calculations as appropriate. 25. Please revise the plant factors using .1 for very low water use, .3 for low water use, .5 for medium water use and .8 for high water use. 26. Please revise the design as appropriate providing an ETWU that is equal to or less than the MAW A. Total water use currently shows that it exceeds the allowable water use. 27. Include a statement on the plans signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the City of Carlsbad's Water Efficient Landscape Regulations. I understand that construction drawings are to be prepared in compliance with those regulations and the Landscape Manual. I certify that the plans will be prepared implementing those regulations to provide efficient use of water." 28. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. 29. Please add the following notes to the plans: Slopes 6: 1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard 1 -Cover Crop/Reinforced Straw Matting: Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within thirty (30) days. Type of reinforced straw matting shall be as approved by the city and staked to the slope as recommended by the manufacturer. Reinforced straw matting shall be required when planting occurs between August 15 and April 15. The cover crop and/or reinforced straw mat shall be used the remainder of the year. b. Standard #2-Ground Cover One hundred (1 00%) percent of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). c. Standard #3-Low Shrubs Low spreading woody shrubs (planted from a minimum of 2-3/4 inch liners) shall cover a minimum of seventy (70%) percent of the slope face (at mature size). d. Standard #4-Trees and/or Large Shrubs CD 12-09-OCEAN STREET RESIDENCES October 31, 2012 Page 8 Trees and/or large shrubs shall be (planted from a minimum of 1 gallon containers) at a minimum rate of one (1) per two hundred (200) square feet. Slopes-6:1 or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3' to 8' in vertical height require Standards #1 (erosion control matting shall be installed in lieu of a cover crop), #2 and #3. c. In excess of 8' in vertical height require Standards #1 (erosion control matting shall be installed in lieu of a cover crop), #2, #3, and #4. Areas graded flatter than 6:1 require Standard #1 (cover crop) with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. 30. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking Jot setbacks. The trees shall be located in close proximity to the spaces they are to shade. 31. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. Fire: Comments to follow under a separate cover. CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU . Discretionary Review Checklist PROJECT NUMBER: ~C~D~1~2~-0~9~----------------------~------------- BUILDING ADDRESS: _;2::;3:.::0.::.3.:0:.::c:::.ea::.:n.:.S=:t::..:re::.:e:.:.t ------------------- PROJECT DESCRIPTION: _O=ce::.:a::.:nc.::S:::I:..:re:.::e::_l :...:R=es=ld::.:e:.:.n:.:::c=es=----------------- ASSESSOR'S PARCEL NUMBER: FIRE DEPARTMENT APPROVAL The ~em you have submitted for review has been approved. The approval is based on plans, information and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field modlflcations, must be reviewed by this offica to insure continued conformance ~h applicable codes. Please review carefully all comments attached, as failure to comply with Instructions in this report can result In suspension of permit to build. By: -------Date: AITACHMENTS COMMENTS DENIAL. Please see the attached report of deficiencies marked with 1:&1. Make necessary corrections to plans or spsciflcatlons for compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. Date: 10-31-12 By: --------Date: By: --------Date: FIRE DEPARTMENT CONTACT PERSON NAME: Dominic Fieri ADDRESS: 1635 Faraday Ave Carlsbad, CA 92008 PHONE: (760) 602-4665 The grass pavers were only permitted for the turn-around portion of the of the rear fire access as Indicated on red lines on sheet 2 of 8. Please make correction on site plan. REVIEW CHECKLIST SITE PLAN 1ST1 2ND. 3RDE 0 X 0 1. Access: 0 Fire Department access inadequate. Provide fire access road in accordance with CMC 17.04.01 0. This access shall provide an unobstructed width of 24 feet, and a unobstructed vertical clearance or "clear-to-sky''. D Gates .. Gates securing access roads shall provide a clear opening of 16 feet in width, be provided with Optical pre-emptive sensing equipment and an approved keyed override switch D Dead-End access. Dead-end streets, aisles and driveways in excess of 150 linear feet shall be constructed in such a manner that fire apparatus can maneuver to reverse direction on the road. Or must provide appropriately designed turn-around. D Fire Access Road surface. The surface of all fire department access routes shall be of an impervious "all-weather" surface material, designed to carry a minimum load of 75,000 pounds axel weight. X Alternative road surface. Alternative road surface materials such as turf block or grass crete may be approved by the Chief If; the applicant requests by letter for an approval of the use of Alternate Means and Materials and provide performance specifications and construction details which have been reviewed and certified by a licensed engineer. X Fire Lanes. If fire lanes are designated they shall become the responsibility of the developer to have said access restrictions recorded, that the owner is responsible to provide and maintain to Identify and ensure enforcement of those designated access. WATER IMPROVEMENT 1ST• 2N01 3RDo 0 0 0 1. Hydrants Additional on-site public water mains and fire hydrants are required. 0 Provide additional fire hydrants at intervals of 300 feet along public streets and/or private driveways. Hydrants should be located at street intersections when possible, but no closer than 100 feet from the terminus of a street or driveway. 0 Provide additional fire hydrants at Intervals of 500 feet along public streets and/or private driveways. Hydrants should be located at street Intersections when possible, but no closer than 100 feet from the terminus of a street or driveway. 0 Provide additional fire hydrants at intervals of 1 000 feet along public streets LANDSCAPE 1srm 2Now 3RD1 0 0 0 1. Distance form structure or building to brush. 0 Indicate the distance from each structure to existing native vegetation or wildland area. 0 0 0 0 0 0 0 0 0 o Rear yard set-backs. Provide dimensions from rear property line to structure o Fire control planting. Indicate how the proposed plan conforms to the City of Carlsbad Landscape Guidelines by depleting various fine control plantings or management zones which buffer structures from the hazards of undisturbed native vegetation. o Fire Control maintenance responsibility. Provide a maintenance plan which Identifies who will be responsible for periodic fire control maintenance, how it will be accomplished, what maintenance benchmarks or standards are proposed and how they will be documented. o Access for emergency vehicles and maintenance. Provide access to all designated fire suppression zones for emergency vehicles and maintenance. FIRE SPRINKLERS 1. An automatic fire sprinkler system is required for this project because: o This project is located on a street that does not meet the minimum street width of twenty-eight (28) feet in a fire hazard zone. o This project is accessed from a Private street or driveway less than 24 feet in width. o This project is located on a street, access roadway or driveway that exceeds the maximum gradient of 10.0% (5.7degrees). o This project is located less than ten (1 0) feet from adjacent buildings (eave to eave) o The center or the furthest most wall or projection of the dwelling exceeds 150 feet from the ."Center-line" of the nearest fire department access. This distance Is measured along a path that simulates the route a firefighter may take to access all portions of the exterior of a structure from the nearest public road or fire access road. o This project exceeds or expands the aggregate flOor area of five-thousand (5,000) square feet. Mezzanines and garages shall be Included in the aggregate square footage calculation. Detached buildings such as cabanas, pool houses, 'granny flats' and the like shall be Included in the total square footage if they meet any of the above conditions. 2. Provide notes on all plans submitted for review that indicate that fire sprinklers are required. 3. Submit fire sprinkler plans to the Fire Department for review. WATER METERS 4. You will be required to install a one inch (1") or greater water service and water meter. This is to ensure that there is adequate water provided In the event of a fire sprinkler activation during periods of other uses and/or demands, e.g. Irrigation. October 30, 2012 TO: Shannon Wemeke, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michele Masterson, Senior Management Analyst FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review -Conceptual Review -I" Review Ocean Street Residences, CD 12-09 Ocean S tree! MELA file: 470-Ocean Street Residences-Coni Landscape Architect: GMP, Phone: (858) 558-8977 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements ofthe City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please coordinate civil plans with landscape plans. Civil plans show hardscape in these landscape areas. Check all areas and insure coordination. Provide an updated copy of the civil plans with the next submittal for cross checking. 2. Please correct the sheet number. 3. Please provide a detail for the enhanced planter wall. 4. Please provide a detail for the glass patio wall. 5. Please provide a detail with proposed finishes for these walls. 6. Landscape plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide wall vines and appropriate shrubs to soften and screen these walls. 7. All signs (including monuments) require separate permits. Please add the following note to the plans: "All project signage and monuments shall require a separate permit under the City of Carlsbad signage review process." 8. Sheets 8-11 appear to be missing. Please provide all sheets. 9. Please relocate trees outside of the utility/water easements. Check all sheets. I 0. Please show and label all easements on the landscape concept plans. II. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. Please also show and label the vehicular sight lines as shown on the civil plans insuring no conflicts with plantings. 12. Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. Ocean Street Residences Conceptual Plan Review October 30,2012 Page2 13. Invasive species shall not be added to a landscaped area. Please review all plantings against the Cal-IPC lists and insure no invasive species are used. 14. Avoid planting trees and large shrubs above or near sewer laterals, water mains, meter boxes and other utilities. Please review all areas and relocate trees as appropriate. Please show all sewer and water lines with meters on the plans and insure no conflicts. 15. Please add a note indicating that an encroachment agreement will be required where enhanced paving is located within the water easement. Please coordinate insuring that the enhanced paving along with this note is shown on the civil grading plans. 16. Landscape plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide wall vines and/or appropriate shrubs to screen the trash enclosure. 17. 50% of the shrubs (except on slopes 3: I or steeper) shall be a minimum 5 gallon size. Please address. 18. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. 19. Street trees shall be located a minimum of seven feet from any sewer line and in areas that do not conflict with public utilities. Please address. 20. Provide a colored or hatched plan clearly showing where recycled water, graywater and potable water are proposed to be used for irrigation. Clarify that fountains are to use potable water. This plan will be forwarded to CMWD for review and approval. 21. Please label this wall. Is this an existing wall to remain? 22. Please label the plantable wall and reference the appropriate detail. 23. Please provide a detail reference for all walls. 24. The surface area of a water feature, including swimming pools and fountains, shall be included in a high water use hydrazone. Please include in the water use calculations as appropriate. 25. Please revise the plant factors using .I for very low water use, .3 for low water use, .5 for medium water use and .8 for high water use. 26. Please revise the design as appropriate providing an ETWU that is equal to or less than the MAW A. Total water use currently shows that it exceeds the allowable water use. 27. Include a statement on the plans signed under penalty of peijury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the City of Carlsbad's Water Efficient Landscape Regulations. I understand that construction drawings are to be prepared in compliance with those regulations and the Landscape Manual. I certify that the plans will be prepared implementing those regulations to provide efficient use of water." 28. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. 29. Please add t\le following notes to the plans: Slopes 6: I or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard I -Cover Crop/Reinforced Straw Matting: Ocean Street Residences Conceptual Plan Review October 30, 2012 Page 3 Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within thirty (30) days. Type of reinforced straw matting shall be as approved by the city and staked to the slope as recommended by the manufacturer. Reinforced straw matting shall be required when planting occurs between August 15 and April 15. The cover crop and/or reinforced straw mat shall be used the remainder of the year. b. Standard #2-Ground Cover One hundred (I 00%) percent of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). c. Standard #3 -Low Shrubs Low spreading woody shrubs (planted from a minimum of2-3/4 inch liners) shall cover a minimum of seventy (70%) percent of the slope face (at mature size). d. Standard #4-Trees and/or Large Shrubs Trees and/or large shrubs shall be (planted from a minimum of I gallon containers) at a minimum rate of one (I) per two hundred (200) square feet. Slopes-6: I or steeper and: a. 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #I. b. 3' to 8' in vertical height require Standards #I (erosion control matting shall be installed in lieu of a cover crop), #2 and #3. c. In excess of 8' in vertical height require Standards #I (erosion control matting shall be installed in lieu of a cover crop), #2, #3, and #4. Areas graded flatter than 6: I require Standard #I (cover crop) with temporary irrigation when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. c. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. 30. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. 31. RETURN RED LINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) on the next submittal. (~~CITY OF ~CARLSBAD Memorandum October 25, 2012 To: Shannon Werneke, Associate Planner From: Tecla Levy, Associate Engineer Re: CD 12-09-Ocean Street Residences Land Development Engineering staff has completed the 2"d review of the above application submittal documents for completeness. The application documents submitted for this project are complete. Prior to next submittal, it is suggested the following items are adequately addressed: Issues of Concern: 1) Provide an update letter from soils engineer that provides design recommendations for the proposed BMPs/IMPs including bioretention basins, flow-through planters and pervious pavers, particularly those adjacent to the proposed building structures. 2) The landscaped areas identified as self-treating in DMA B, DMA P and DMA Q do not appear to meet the criteria for self-retaining BMPs (see page 81 of City SUSMP). Self- retaining area must be bermed all around or depressed concave so that the first l-inch of rainfall over a study area can be retained and infiltrated into the soil. Slopes are not to exceed 4%, the area has amended soils and vegetation to attain soil permeability and stability. Any area drain inlets must be at least 3" above surrounding grade. 3) Label all IMPs in the BMP/IMP exhibit. Differentiate self-retaining areas from landscape areas. Use different symbols. 4) Some impervious areas are being directed to the proposed self-retaining areas with the maximum ratio of 2 impervious to 1 pervious. Provide volume calculations to show that l-inch of rainfall over each study area can be retained. 5) Soil engineer shall provide percolation rates and design criteria for all self-retaining areas. Provide details to show that the self-retaining areas will drain properly and within 72 hours after a storm event. 6) The SWMP & DMA/BMP exhibit identifies the grass-paver driveway as self-retaining BMP and as the treatment control BMP for DMA L. Please show how a grass-paver driveway meets the self-retaining criteria in the SUSMP as mentioned in item 2 above. Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov CD 12-09-Ocean Street Residences October 25, 2012 Page 2 DMA L has significant amount of impervious surface, approximately 12,000 square feet (roof and concrete pavement), therefore requires an effective treatment and flow control facility. The grass paver driveway cannot be considered as adequate treatment BMP since it has no treatment layer. It may be considered as self-treating if it meets the criteria shown on page 81 of the City SUSMP but cannot treat additional area other than itself. 7) SWMP report shows a run-off factor of 0.2 is used for the solid unit pavers on the driveways. Please label these solid unit pavers as pervious. Provide details showing solid pavers on a granular base and have a minimum of 3/16" joint space between pavers. Please ensure that the pavers are suitable to use on a 13% slope driveway as the required gap between solid pavers may cause them to move. 8} The BMP map shows that all inlet/outlet structures of bioretention IMPs are interconnected by one storm drain system with one discharge point at the northwest corner of the property. Provide details of the outlet structures. Show the location of the orifice for flow control to meet hydro modification and show the outlet for the 100 year storm event. 9) The DMA map shows that DMA Y and DMA K drain to POC2. Show how this is accomplished since DMA Y and DMA K are at lower elevations than POC2. 10} DMA Q drains into a landscape area, identified as self-retaining, adjacent to the building. The soils engineer may require this landscape area to be lined with impermeable liner. Lined landscape area cannot be considered as self-retaining since no infiltration can occur. Please provide a separate IMP for DMA Q or route it to another IMP. Show its discharge point. 11} As indicated in item 2 above, DMA P does not meet the self-retaining criteria. However, DMA P can be considered self-treating since it is mostly landscaped area that discharges directly offsite, provided that no impervious surface drains into it. The walkways shown within DMA P can be paved with pervious pavers to satisfy the self-treating requirements. 12) DMA C, D, F, are each draining into several flow-through planter IMPs. Per SUSMP, page 68, one drainage management area cannot drain into more than one IMP. Show how several flow through planters are interconnected to act as one IMP or revise to provide only one flow through planter for each DMA. 13} Provide details of the proposed flow through planters. Indicate the pending depth and the treatment layer depth and specifications. Provide details of the outlet structures and show the discharge points on the plan. CD 12-09-Ocean Street Residences October 25, 2012 Page 3 14) In order to complete our review of the SDHM analysis, please submit the following: a) SDHM project file (.whm)-to examine the details of the input specifications. b) Project report generated by SDHM. c) HSPF input files (.UCI for user control input) for pre-development and post development simulation. 15} The bioretention basin detail shown on the BMP map does not reflect design results from SDHM analysis. Show the soil type and the thickness of each of the three layers as modeled in SDHM analysis. 16) Some bioretentions are adjacent to the building structures. The soils engineer may require impermeable lining. It is not clear from the SDHM generated report if infiltration was assumed in the analysis. If lined, no infiltration must be assumed in SDHM analysis. 17) The SDHM sizing results for bioretention basins do not show flow control orifices sizes. Please provide explanation in the narrative. This seems to indicate that 100% of the hydromodifications flows are infiltrated into the ground. Please revise SDHM analysis as required to be consistent with the soils engineer recommendations. 18} SDHM results do not provide flow-through planter sizing, including storage volume and flow control orifice. Please provide explanation in the narrative. 19} Provide access driveway profiles. Ensure that no street run-off drains into the driveways. Locate the high point at the right-of-way line. 20) Provide a storm drain easement for the existing storm drain system that traverses the south easterly corner of the property. 21} Comply with all other comments shown on the red-lined preliminary grading plan and SWMP report. Resubmittal: 22) Please submit the following documents in the next review submittal: a) 1 c·opy of the revised tentative map including revised grading plan and utility plan b) One copy of a revised Storm Water Management Plan c) 1st review redlined plans (t~ CITY OF • CARLSBAD Memorandum August 13, 2012 To: Shannon Werneke, Associate Planner From: Tecla Levy, Associate Engineer Re: CD 12-09-Ocean Street Residences Land Development Engineering staff has completed the first review of the above application submittal documents for completeness. The application documents submitted for this project are incomplete. Prior to next submittal, it is suggested the following items are adequately addressed: Incomplete items: 1) The applicant must submit a revised Storm Water Management Plan demonstrating how this project complies with Hydromodification requirements per the city's SUSMP, latest version. Complete the HMP applicability checklist, Figure 2-1, on page 30 of the city SUSMP. For HMP exemption, the project must comply with the expanded HMP exemption criteria provided on page 32 of the city SUSMP. If claiming for Figure 2-1, node 5 exemption (directly discharging into an exempt water body), please provide evidence and/or justifications for this claim. The project does not appear to discharge directly into an exempt water body which is the Pacific Ocean. 2) The architectural plans show changes to the overall building layout and access driveway layout, addition of east driveway, increased courtyard area, increased community recreation space, elimination of slopes at the northern boundary, increased finished grade elevation from 18.66 feet to 21.66 feet. These proposed changes will significantly change the approved preliminary grading and utility plans. Provide a revised tentative map, a revised preliminary grading plan, a revised utility plan, a revised stormwater facilities, reflecting the above changes. Show revised finished grade elevations, finished contours, revised retaining walls, top and bottom of wall elevations, and the new east driveway. Provide revised grading quantities. Issues of Concern: 1) The proposed bioswale along the northern boundary of the project site appears inadequate to treat the entire project site. The revised architectural plan shows that the Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov CD 12-09 -Ocean Street Residences August 13, 2012 Page 2 north access driveway has been moved 16 feet closer to the northern boundary further reducing the size of the proposed bioswale BMP to 4 feet wide (top width). This will not meet the minimum bioswale design requirement. A bioswale must have a minimum bottom width of 2 feet, a side slope of 3:1 and a 1 foot freeboard. Note that the proposed bioswale must also be designed to handle the 100-year storm event discharge. A check dam is also required at 50 to 100 foot intervals. Provide bioswale sizing calculations and cross section. Ensure that adequate area is provided on-site to meet treatment BMP requirement. Revise SWMP to include bioswale sizing BMP map, and cross-section. Show and label all proposed Storm Water treatment control BMPs on the preliminary grading plan. 2) Provide access driveway profiles. Ensure that no street run-off drains into the access driveway. Locate the high point at the right-of-way line. (See the red-lined plans). 3) The addition of east driveway would require elimination of the terraced retaining wall along the eastern boundary shown in the previously approved preliminary grading plan. Show a revised, non-terraced retaining wall design on the preliminary grading plan, indicate top and bottom of wall elevations and provide retaining wall cross-section. Resubmittal: 4) Please submit the following documents in the next review submittal: a) 1 copy of the revised tentative map including revised grading plan and utility plan b) One copy of a revised Storm Water Management Plan c) 1st review redlined plans . ~ftiW) '0/aB)!:). • ~CARLSBAD • L:J FILE Planning Division August28,2012 Zephyr Partners Attn: Mr. Jim McMenamin 11750 Sorrento Valley Road, Suite 130 San Diego, CA 92121 SUBJECT: CD 12-09-OCEAN STREET RESIDENCES www.carlsbadca.gov The Planning Department has reviewed your request for a Consistency Determination, (CD 12- 09) to modify the design for Ocean Street Residences (CT 05-12, COP 05-28, CP 05-11, HOP 05-07), and has determined that some revisions and additional information will be required prior to making a decision on this request. The comments are attached to this letter. Please contact me at (760) 602-4621 or shannon.werneke@carlsbadca.gov if you have any questions. Sincerely, er-w~ SHANNON WERNEKE Associate Planner SW:sm c: Chris DeCerbo, Principal Planner Tecla Levy Associate Engineer Dominic Fieri, Fire Prevention File Copy Data Entry CD 12-09 -OCEAN ST-T RESIDENCES August28,2012 Page 2 Planning: '· .,. .. • 1. Staff is unable to complete the review of the Consistency Determination until the revised civil plans, architectural, and landscape plans have been submitted for review. The information, such as the locations of cross sections and reference to details, should be replicated for ease of review and reference. Please be advised that additional comments may be forthcoming based on review of the full set of plans. 2. On the cover page, please replicate the format for the previous approval. Please add the entire (updated) "General Information" table on Sheet A1 to the plans. In addition, please clarify whether the Ocean Street units are flats (and not two-story units as shown on the cover page). 3. Please submit a separate table which analyzes the projects compliance with the Planned Development Ordinance (Tables C and E). 4. Please submit a plan which analyzes the project's compliance with the definition of a basement. 5. Please clearly identify the property lines and building setbacks on resubmittal. 6. A minimum of two standard covered parking stalls are required per unit (170 square feet, minimum width of 8.5 feet). The proposed plan does not comply with this requirement. If feasible, please convert one or two of the accessible parking stalls in the garage to standard parking stalls. 7. Please identify the location and type of fencing and walls for the entire project. 8. All required parking stalls shall be located out of the required setbacks (i.e. stalls at northwest and southeast corner of property). 9. A minimum 24' feet vehicle back-up/maneuvering space shall be provided for all parking stalls. It does not appear that some of proposed stalls comply with this requirement. 10. Please provide dimensions from all perimeter driveways and parking spaces to the nearest property line. 11. Please shift Building 18 outside of the setback area. 12. The trellis attached to the rear elevation of Building 16/17 is permitted to encroach a maximum of two feet into the required rear yard setback. It currently scales out to an approximate six-foot encroachment. Please revise the plans accordingly. 13. Please identify the fire pit and bbq in the pool area (as previously approved). 14. In addition to all of the cross sections that were provided with the original project, please provide two cross sections taken through the courtyard which separates the lagoon flats from the Ocean Street flats. This information will help staff assess the revised overall height of the Ocean Street flats and changes in grade between the Ocean Street and Lagoon flats. 15. Please provide revised elevations for all elevations which have changed. I • CD 12-09-OCEAN STREET RESIDENCES • August 28, 2012 Page 3 16. Please add a pedestrian connection from the guest stalls adjacent to the fire department turn-around at rear of the lot to the units and common recreation area. 17. Please shift the patios for Buildings 8 and 9 a minimum of 5 feet off the edge of the driveway to accommodate an area for landscaping. Please see the originally approved plans for reference. 18. Please identify the location of enhanced paving. 19. Please identify the location of the trash enclosures. Please ensure that the design complements the design of the project. A trellis or solid roof is recommended over the enclosures. In addition, please confirm with Waste Management that the proposed access is acceptable (i.e. the turn-around is proposed to be eliminated at front of building). 20. Please submit 5 sets of the revised plans with the next review. Engineering: 1. Please submit a revised Storm Water Management Plan demonstrating how this project complies with the Hydromodification requirements per the latest version of the city's SUSMP. In addition, please complete the HMP applicability checklist, Figure 2-1, on page 30 of the city SUSMP. To qualify for an HMP exemption, the project must comply with the expanded HMP exemption criteria provided on page 32 of the city SUSMP. If claiming for Figure 2-1, node 5 exemption (directly discharging into an exempt water body), please provide evidence and/or justifications for this claim. The project does not appear to discharge directly into an exempt water body which is the Pacific Ocean. 2. The architectural plans identify changes to the overall building and access driveway layout, addition of east driveway, increased courtyard area, increased community recreation space, elimination of slopes at the northern boundary, and an increased finished grade elevation from 18.66 feet to 21.66 feet. These proposed changes will significantly change the approved preliminary grading and utility plans. Please provide a revised tentative map, a revised preliminary grading plan, a revised utility plan, a revised stormwater facilities, reflecting the above changes. Please show the revised finished grade elevations, finished contours, revised retaining walls, top and bottom of wall elevations, and the new east driveway. In addition, provide revised grading quantities. 3. The proposed bioswale along the northern boundary of the project site appears inadequate to treat the entire project site. The revised architectural plan shows that the north access driveway has been moved 16 feet closer to the northern boundary further reducing the size of the proposed bioswale BMP to 4 feet wide (top width). This will not meet the minimum bioswale design requirement. A bioswale must have a minimum bottom width of 2 feet, a side slope of 3:1 and a 1 foot freeboard. Note that the proposed bioswale must also be designed to handle the 100-year storm event discharge. A check dam is also required at 50 to 100 foot intervals. Please provide bioswale sizing calculations and a cross section. Ensure that adequate area is provided on-site to meet treatment BMP requirement. Revise SWMP to include bioswale sizing BMP map, and cross-section. Show and label all proposed Storm Water treatment control BMPs on the preliminary grading plan. ~·--~·~.7 •. --~~~.-~~--~~--~------------------~------------------------~ • CD 12-09 -OCEAN sTAT RESIDENCES August 28, 2012 Paqe4 • 4. Please provide access driveway profiles. Ensure that no street run-off drains into the access driveway and locate the high point at the right-of-way line (see the red-lined plans). 5. The addition of the easterly driveway requires the elimination of the terraced retaining wall along the eastern boundary shown in the previously approved preliminary grading plan. Show a revised, non-terraced retaining wall design on the preliminary grading plan,· indicate top and bottom of wall elevations and provide a retaining wall cross- section. ' · · · 6. Please submit the following documents in the next review submittal: a. 5 copies of the revised tentative map including revised grading plan and utility plan; b. Two copies of a revised Storm Water Management Plan; and c. 1st review of Engineering red lined plans. Fire: 1. Fire sprinklers are required for all units. 2. Please show specifications for grasscrete (i.e., supports the weight of 75,000 pounds and all-weather). 3. If barricades or obstructions such as bollards are proposed, please provide specification sheets. Please be advised that metal bollards may not be acceptable. 4. Please identify existing and proposed fire hydrant locations. 5. If a gate is proposed, please provide a Knox switch. 6. Approval from the Fire Department is required to reduce the driveway width to less than 24 feet. \ Recording Reauested bY: City of Carlsbad When Recorded Mail to: City of Carlsbad City Clerk's Office Ann: City Clerk 1200 Carlsbad Village Drive Carlsbad. California 92008 DOC# 2012-0788056 llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll DEC 14,2012 11:25 AM ./ 6'. OFFICIAL RECORDS (1 ;>_ SAN DIEGO COUNTY RECORDER'S OFFICE () Ernott J. DrononbtJrg, Jr, COUNTY RECORDER FEES: 0.00 PAGES: 7 ~~~~IIIDW~IIWDIDIDII~ImllmiiDIDIIIWIIIDimmllll (Space above for Recorder's Use) AFFORDABLE HOUSING AGREEMENT (Purchase or Credits) THIS AF ORDABLE HOUSING AGREEMENT ("Agreement") is entered into this J.,cc,day of , 2012, by and between the CITY OF CARLSBAD, a municipal corpo tion ("City") and Zephyr Ocean Street Investors ("Developer"), a limited liability company, with reference to the following: RECITALS A. Developer is the owner of certain real property in the City of Carlsbad, County of San Diego, State of California, described in "Exhibit A", which is attached hereto and incorporate!~ herein by this reference, and which is the subject of a Tentative Map (CT 05-12), which provides conditional approval of the construction of 35 residential air-space condominium dwelling units ("Project"). B. Chapter 21.85 of the Carlsbad Municipal Code requires that this Agreement shall be entered into between the City and the Developer as a means of satisfying the Developer's affordable housing obligation, as such is defined under Chapter 21.85 of the Carlsbad Municipal Code. Planning Commission Resolution No.6394 provides that the Affordable Housing Obligation of seven (7) units ("Affordable Housing Obligation") will be satisfied by the purchase of affordable housing credits, as provided for in Chapter 21.85, Section 2 I .85.080. NOW, THEREFORE, incorporating the foregoing Recitals and in consideration of the mutual covenants contained herein, the parties agree as follows: 1. The Recitals are true and correct. 2. THAT SATISFACTION OF DEVELOPER'S AFFORDABLE HOUSING REQUIREMENT WILL BE BY THE PURCHASE OF AFFORDABLE HOUSING CREDITS. (a) Perfonnance under this Agreement satisfies the Developers' obligation for affordable housing under Chapter 21.&5 of the t:arlsbad Municipal Code as applied to the land covered by Carlsbad Tract No. 05·12 by reason of the approvals of the Tentative Map ofCT 05- CA 611 S/20 I I 12, including Condition No. 13 of Planning Commission Resolution No. 6394, and any other applicable approval. . ./ 6' 8_ (b) The Developer shall purchase seven (7) affordable housing credits in the <?0 Roosevell Gardens Affordable Housing developments (within the Northwest Quadrant of the City of Carlsbad), based on availability, for an amount established by resolution of the City Council and as required by Condition No. 13 of Planning Commission Resolution No. 6394 no later than two (2) years following City Council approval of this Agreement. The credit fee shall be paid prior to the Developer receiving any building permits for the project. The subject housing credits will be reserved for said Developer for no longer than (2) years following City Council approval of this Agreement. If the Developer does not purchase the subject credits within the Roosevelt Gardens Combined Affordable Housing Project within two (2) years of the date of this Agreement, the City may make the credits available to one or more alternate developers and the Developer for !his Agreement may then be required to satisfy its inclusionary obligation through allernate methods as approved by the City including, but not limited to, the purchase of housing credits within an alternate approved combined affordable housing project wilhin the Northwest Quadrant of the City to the extent that credits within the Roosevelt Gardens Combined Affordable Housing Project are not available to satisfy the entire credit requirement. The Housing and Neighborhood Services Director is aulhorized to amend and execute this agreement to allow Developer to purchase housing credits in an alternate combined affordable housing project within the Northwest Quadrant of the City, which has been previously approved by the City Council. 3. REMEDIES Failure by tbe Developer to perform in accordance with this Agreement will constitute failure to satisfy the requirements of Chapter 21.85 of the Carlsbad Municipal Code and Condition No. 13 of Planning Commission Resolution No. 6394. Such failure will allow the City to exercise any and all remedies available to it including but not limited to withholding the issuance of building permits for the lots shown on Carlsbad Tract No. 05-12. 4. HOLD HARMLESS Developer will indemnify and hold harmless (without limit as to amount) City and its elected officials, officers, employees and agents in !heir official capacity (hereinafter collectively referred to as "lndemnitees"), and any of them, from and against all loss, all risk of Joss and all damage (including attorneys' fees and expenses) sustained or incurred because of or by reason of any and all claims, demands, suits, or actions, obtained, allegedly caused by, arising out of or pertaining in any manner to Developer's actions or defaults pursuant to this Agreement, and shall protect and defend lndemnitees, and any of them with respect thereto. This provision shall survive !he term of !his Agreement. 5. NOTICES All notices required pursuant to this Agreement shall be in writing and may be given by personal delivery or by registed or certified mail, return receipt requested to the party to receive such notice at the address set forth below: TO THE CITY: City of Carlsbad Housing &. Neighborhood Services Department Attn: Housing &. Neighborhood Services Director 2 CA 6/IS/201 t TO THE DEVELOPER: 2965 Roosevelt Street, Suite B Carlsbad, California 92008·2389 Zephyr Panners Attn: Brad Termini 11750 Sorrento Valley Rd. Suite 130 San Diego, Ca. 92121 Any party may change the address to which notices are to be sent by notifying the other parties of the new address, in the manner set forth above. a. ENTIRE AGREEMENT This Agreement constitutes the entire agreement between the parties and no modification hereof shall be binding unless reduced to writing and signed by the parties hereto. 7. DURATION OF AGR£EMENT This Agreement shall tenninate and become null and void upon the payment of the affordable housing credits, or the repeal, termination, or modification of any applicable ordinance which act would render the Affordable Housing Obligation unnecessary or unenforceable . . 8. SUCCESSORS This Agreement shall benefit and bind the Developer and any successive owners of affordable housing lots. II II II II II II JNTENTlONALL Y LEFT BLANK II II II II II II 3 CA 6115/20 II ... 16682 9. SEVERABILITY In the event any provision contained in this Agreement is to be held invalid, void or unenforceable by any court of competent jurisdiction, the remaining provisions of this Agreement shall nevertheless, be and remain in full force and effect. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed as of the day and year first above written. DEVELOPER ~y: ________ _ Name: Title:--------- Name: Dane Chapin Title: Co-Manager Dated: _/L41...:';s.:O:.:z.Q..:;-...:.I~.g_~-- By: ~ARLSBAD A . &.a-t..) Debbie Fountain, Housing and Neighborhood Services Director Dated: --.!...:ll:...~;/:30~~!..!j;l-:.....-____ _ (Chairman, president or vice-president and secretary, assistanr secretary, CFO or assistant treasurer must sign for corporations. Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the office(s) signing to bind the corporation.) (If :rigned by an individual partner, the partnership must attach a statement of partnership authorizing the partner to execute this instrument.) (Proper notarial acknowledgment of execution by Contractor must be attached.) APPROVED AS TO FORM: Ronald R. B I, c· Allomey ' Dmed: ~/J._..-.e;.;.),z..../_-J'--'2-'_....,... 4 CA 6/15/lOII EXHIBIT A 16683 LEGAL DESCRIPTION OF PROPERTY That portion of Lot "A" of Granville Park Unit No.2 according to Map thereof No. 2037 and that portion of Laguna Drive of Granville Park adjacent thereto (vacated by Resolution No. 918 of the City Council of the City of Carlsbad, California, recorded July 19, 1963 as Document No. 126793, Records of San Diego County California) according to Map thereof No. 1782-all in the City of Carlsbad, County of San Diego, State of California and filed in the Office of the County Recorder of said County. s CA 611512011 16684 CALIFORNIA ALL·PURPOSI ACKNOWLEDGMENT CML COOl I 1 tal State of California } County orSU' V~ on\\ {O~I&t>l~ beforeme, L1'Cdc;o.vt\t'Bzro.r, N~lli\A?~&I'Jlic, Dett \ .._. tn•"-Nam. •IICI rllllt ollhe orrcer " personally appeared ~ r ,~\ (\ <Mi•~·-·l who proved to me on the basis or satisfactory evidence to be Ills person(s) whose neme(s) is/are subscribed to 1t1e within Instrument and acknowledged to me that he/she/they executed the same In hlslherlthelr authorized capaclty(les), and that by his/her/their signature(s) on the Instrument the person(s), or the entity upon behalf of which the person(s) acted, executed fhslnstrument I certify under PENAL TV OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and officiel seal. ,_......,...,_ Slgnatunt: J'?1J:_,,_,;_ ----------~-----OPTIONAL--,~~-~~------------ Though tholofonnatlon l>slowls not required by law, n may provo vstusble to porscns rolyttlg on tha ctocument and could fJ18VIIt'lf traudutem remt'JV81 and resnachmtnt of nus form to snother dOCttment Description ol Attached Document Tille or Type of Document------------------------ DOCllment Date:----------------Number of Pages:----- Stgner(s) Other Than Named Above:--------------------- Capaclty(les) Claimed by Slgner(s) Signer's Name:----------- 0 Corporate Officer -Tille(s): ------ 0 Individual 0 Partnar -0 Umijed 0 Genarel 0 Attorney 1n Fact 0 Trustee 0 Guardian or Conservator 0 Other:------- Signer Is Representing: __ _ Signer's Name:----------- 0 Corporate Officer-Title(s): _____ _ 0 Individual 0 Partner -0 Llmijed 0 General Teo o1...,.. ,_ 0 AHomey in Fact 0 Trustee 0 Guardian or Conservator 0 Other: ______ _ Signet Is Representing: __ _ lltm 1St07 16685 CALIFORNIA ALL·PURPOSE ACKNOWLEDGMENT } Stale of California County ot Sm Di'to On t-\tt.~em\,er ;30 lnq before me, "':tta::!:lUJI'J...I,e....\~ oaae I - personally appeared JC<:}~~bC:h[illie~.!to:O..~,;~xxtn~~-,~Ob,;;;,;;;;;.;::::=======-- Narnt(•) of !i;niii1t) e PATRICIA l. CAfSCEIIll Cammlnlan • 1181!195 :f Notar, P•bUC • Call1o11111 z San Diego COIIIIIY -J •• , ... r~aT"tet'""•J 24iu2!1!1 who proved to me on the basis of satisfactory evidence to be the person~ whose na~ Is/are subscribed to the wlfhln Instrument and acllnowledged to me that Nl/she/1~ executed the same In Ai&'herltl<eir authorized capa~. and thai by hlslher/theif slgnature()4 on the instrument the person~-or the en\lly upon behalf ol which the person~acted, exeruted the instrument. I certify under PENAL TV OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. Though lho Information below Is not ~rod by law. It may provtl valuable to pers011S relying on lho doa'mo,ny snd could prewmt trsudul&nt rtmtOVBI and resttachment of this form to another document. Description of Attached Document Tme ot Document: -------------------..,4---- Signefs ,.~,,.~., ___ ...;:.....,~------ 0 Corporate Officer-Tltle(s): O.I<!On:10re1te Officer-Tltle(s): ------ 0 Individual 0 Partner -0 Umlted 0 General 0 Attomey In Fact 0 Trustea 0 Guardian or Col>ss:IVal'~"' 0 Other. ----,,.£---- 1\ll>lll lttU~,,!WA!Nf 01-' SIGNEU TOP of lhumb here -----------~-----··-·----·-----·-·-· ···-· I • • CITY OF CARLSBAD APPLICATION FORM FOR PRELIMINARY REVIEW APPLICATION CITY USE ONLY Project Number: C. PROJECTNAME: 0 LEif,..J SIU'CCE( rresru/2-.vt:-0.5 Assessor's Parcel Number(s): ~03-Q# Q .. eta. Q}Q'3-0 (Q-J'$ D~scription of proposal (add attachment if necessary): Cot-.~~ r.:s lEt--! c-'( R r=v, sc.J .J)E:TBt.M•"-~A.Tl<O,.j -S-.~P-,.s\~TIAL ~1\J ANt-E: I Would you like to orally present your proposal to your assigned staff planner/engineer? Yes No D Please list the staff members you have previously spoken to regarding this project. If none, please so state. SI+A.-~t--loN vJZ::.IRN e..lf'('E , ~:51d?HE..C ~c.r:-;133o, GLYbE::- OWNER NAME (Print): ~Y\C ~N~i<.-S I MAILING ADDRESS: (1/.SO j~&-:>IU VAI.lk'J' ~:V. , CITY, STATE, ZIP: ::ltf30, SA-.} y1loE>01c.A-Cj2.U.-I TELEPHONE: S',\~ .. 4f, I -Sf 0 3 EMAIL ADDRESS: _j '""'P3 ~"'€~~ -<e...·U.""'- "'Owner's signature indicates permission to conduct a preliminary review for a development proposal. I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE D OR T TO THE BEST QF MY KNO'XD/t ~ Be•~ DATE M NO EDGE. 0'/2/tz..- DATE APPLICANT'S REPRESENTATIVE (Print): __ '--J...;;:,t...:,l..:.>11::!...,,..;f:,.:'l1~t--::.:M/J:.::....r.-:~=-~o:,.:...:..._' ~--'2:of'.....:l!pi...-~.Q..-.:.......;--VU2.r--S--­ MAILINGADDRESS (//so So~ V(.Ole.,..y rtd. J1 t3o CITY,STATE,ZIP s~ l>l~, CA-U 9:U~/ TELEPHONE 2_-... )4-~-~ EMAIL ADDRESS: <:.;\& y-~ -tre,.,. ~ c I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT T~E BEST OF MY K@WLEDGE~ ~tA 8 ·z.._., /L IGNATURE DA E Page 3 of 3 RECEIVED AUG 0 3 2012 CITY OF CARLSBAD PLANNING DIVISION sOS~ 1)'-"'0 Revised 07/10 11750 SORRENTO VALLEY ROAD, SUITE 130 I SAN DIEGO, CA 92121 August 2, 2012 Shannon Werneke Associate Planner City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Dear Shannon, Re: CT 05-12, CP 05-11, CDP 05-28-Ocean Street Residences WWW.ZEPHYRPARTNERS-RE.COM Accompanying this letter is our submittal for your review in accordance with the Planning Department's Administrative Policy No. 35, "Discretionary Permit Consistency Determinations" and Engineering Department Policy Number 30, "Substantial Conformance to Approved". 1 have also attached a submittal fee check in the amount of $663.00 along with a Preliminary Review application. We have provided five (5) sets of the following sheets A1, A2, A2.1, A2.2, A2.3, A3 and A4 for your review. We have also provided the corresponding sheets from the approved plan. The primary components of our Consistency Review submittal entail the garage structure and the creation of additional space in the separation of the street frontage and lagoon homes, thereby creating opportunities for additional landscaping and light in the interior breezeway corridor of the plan. Our submittal reflects an improvement in the design of the garage structure, with two points of entry and exit and direct access into the central breezeway corridor. The architecture and elevations for the homes remain the same as per the approved plans. The finished floor elevations on the homes located above the garage structure are the same as per the original approval. Please refer to the attached comparison of approved versus proposed unit count, parking, building lot coverage, community recreation space, storage space, units square footage and garage structure square footage. On parking, the approved plan shows parking spaces of variable widths, 8.5 feet wide standard. We are showing typical 10-foot wide by 20-foot wide parking spaces for 69 spaces. Using the approved plan criteria, we may add up to an additional eight (8} spaces of widths minimum 8.5 feet. • Shannon Werneke CT 05-12, CP 05-11, CDP 05-28-Ocean Street August 2, 2012 Page 2 • The Project Statistics sheet summarizes that the building coverage, parking, storage space and landscape areas do not substantially change with these proposed consistency review revisions. On sheet A3, please refer to the approved finished grade of 18.66 feet, and the proposed finished grade of up to 21.66 feet. Increasing this finished grade by up to 3 feet would not increase the maximum ridge height of the lagoon area units greater than 45.00 feet, per the approved plan, as we could adjust building plate heights and offer vaulted space in second floor areas. We would propose this change as it improves the slope gradient on the site plan from Ocean Street to the common area and to the lagoon area of the site. At the same time, this alteration in finished grade may serve to reduce the amount of export on the site. We would refine our design with our civil engineer in final grading and improvement drawings if your department finds this to be an acceptable consistency item. We offer these proposed revisions in consistency and substantial conformance with the goal to maintain the highest quality in design for these homes. In summary, after receiving your review and approval of our submittal, we would transition from design development to working drawings toward a formal building plans submittal as soon as possible. We are anxious to move this plan forward and commence with final site work and construction plans and permits. We appreciate your review and look forward to working with you on this exciting residential community. Sincerely, a~~~------. Jim McMenamin OCEAN STREET CONSISTENCY REVIEW DETERMINATION COMPARISON APPROVED VERSUS PROPOSED CATEGORY UNIT COUNT PARKING BUILDING LOT COVERAGE • . COMMUNITY RECREATION SPACE CLUBHOUSE STORAGE SPACE UNITS SF GARAGE SF • APPROVED 35 70 RESIDENT, 12 VISITORS 47% 7,000 SF 1,955 SF 14,780 CF 04 392 CF PER UNIT 83,084 SF 36,756 SF PROPOSED 35 69 RESIDENT (10FT X 20FT TYP.), 14 VISITORS 43% 7,000 SF 2,400 SF 28,800 CF OR 810 CF PER UNIT 82,310 SF 28,300 SF