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HomeMy WebLinkAboutCDP 00-26; Mullins Residence; Coastal Development Permit (CDP)* FILED City of Carlsbad Planning Department PLANNING COMMISSION NOTICE OF DECISION February 26, 2001 Robert Richardson 2802 State Street, Ste. C Carlsbad, CA 92008 SUBJECT: CDP 00-26 - MULLINS RESIDENCE At the Planning Commission meeting of February 21, 2001, your application was considered. The Commission voted 6-0 (L'Heureux Absent) to APPROVE your request. The decision of the Planning Commission became final on February 21, 2001. The time within which judicial review of this decision must be sought is governed by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code 1.16. Any petition or other paper seeking judicial review must be filed in the appropriate court not later than the ninetieth day following the date which this decision becomes final; however, if within ten days after the decision becomes final a request for the record of the proceedings accompanied by the required deposit in an amount sufficient to cover the estimated cost of preparation of such record, the time within which such petition may be filed in court is extended to not later than the thirtieth day following the date on which the record is either personally delivered or mailed to the party, or his attorney of record, if he has one. A written request for the preparation of the record of the proceedings shall be filed with the Planning Director, Michael J. Holzmiller, Secretary of the Planning Commission, 1635 Faraday Avenue, Carlsbad, CA 92008. If you have any questions regarding the final dispositions of your application, please call the Planning Department at (760) 602-4600. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:GF:mh Enclosed: Planning Commission Resolution No. 4925 c: Wallace Mullins P. O. Box 2327 Carlsbad, CA 92018 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us Date: 02/21/01 To: Planning Commission From: Planning Department Subject - CDP 00-26 - MULLINS RESIDENCE ERRATA SHEET The following two corrections need to be made to the Staff Report: 1) On the first page of the Staff Report, under Roman Numeral Itl; line four; the word "detached" should be replaced with "attached". 2) On the third page of the Staff Report, under Roman Numeral IV; Number 2; line four; the first sentence that states The project does not require a grading permit" should be replaced with the sentence : The project does require a grading permit". City of Carlsbad Planning Department January 30, 2001 Robert Richardson Ste C 2802 State St Carlsbad CA 92008 SUBJECT:CDP 00-26 - MULLINS RESIDENCE The preliminary staff report for the above referenced project will be mailed to you on Friday, February 2, 2001. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on February 12, 2001. A twenty (20) minute appointment has been set aside for you at 9:00. If you have any questions concerning your project you should attend the DCC meeting. It is necessary that you bring your required unmounted colored exhibit(s) with you to this meeting in order for your project to go forward to the Planning Commission. Your colored exhibits must be submitted at this time to ensure review by the Planning Commission at their briefings. If the colored exhibits are not available for their review, your project could be rescheduled to a later time. If you do not plan to attend this meeting, please make arrangements to have your colored exhibit(s) here by the scheduled time above. If you need additional information concerning this matter, please contact your Planner, Greg Fisher at (760) 602-4629. CITY "GARY E. WAYNJ Assistant Planning Director GEW:GF:cs c: Wallace Mullins, PO Box 2327, Carlsbad CA 92018 /Fife Copy^ 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us property is designated an alternative design street. Curb and gutter exist. No sidewalk exists. SEWER: Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 1 (1) edu/dwelling x 1 dwellings = 1 EDU Comment: Sewer facilities exist in Jefferson Street. A sewer lateral already serves the property. WATER: Water District: Carlsbad Municipal Water District GPD Required: 220 gpd/edu x 1 edu = 220 GPD Comment: No major water issues are associated with this proposed project. SOILS & GRADING: Quantities: Cut: 350 cy Fill: 350 cy Export: none Permit required: Yes Off-site approval required: No! Applicant must install retaining wall without trenching for backfill on the neighbor's property or receive letter of permission from the neighbor. The neighbor (The Joesephsons) has verbally informed me that he does not want the neighbor grading on his property. Hillside grading requirements met: N/A Preliminary geo-technical investigation performed by: N/A. To be submitted with grading plan check. Comment: There are no major grading issues associated with this project. DRAINAGE AND EROSION CONTROL: Drainage basin: A Preliminary hydrology study performed by: N/A. Less than one acre. Erosion Potential: Low Comment: There are no major drainage issues associated with this project. LAND TITLE: Conflicts with existing easement: None. Right-of-way boundary is located 40 feet from street centerline as per ROS 14911. Easements dedication required: No Site boundary coincides with land title: Yes Comment: No major land title issues are associated with this project. IMPROVEMENTS: Off-site improvements: None Standard variance required: None Comment: No major improvement issues are associated with this proposed project. ENGINEERING CONDITIONS OF APPROVAL ENGINEERING CONDITIONS NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed tentative map, must be met prior to approval of a building or grading permit, whichever occurs first. General 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the City Engineer for the proposed haul route. 2. Prior to issuance of any building permit, Developer shall comply with the requirements of the City's anti-graffiti program for wall treatments if and when such a program is formally established by the City. 3. Prior to occupancy, Developer shall install rain gutters to convey roof drainage to an approved drainage course or street to the satisfaction of the City Engineer. 4. Developer shall install sight distance corridors at all street intersections in accordance with Engineering Standards. Fees/Agreements 5. Developer shall cause property owner to execute and submit to the City Engineer for recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent property. 6. If the proposed development exceeds a building valuation of $75,000 as determined by the City Building Department at the time of issuance of building permit, developer shall cause property owner to enter into a "Neighborhood Improvement Agreement" with the City for the future public improvement of sidewalk, grading, under grounding or relocation of utilities, and/or retaining walls, prior to the issuance of building permit. 7. Prior to approval of any grading or building permits for this project, Developer shall cause Owner to give written consent to the City Engineer to the annexation of the area shown within the boundaries of the project into the existing City of Carlsbad Street Lighting and Landscaping District No. 1, on a form provided by the City Engineer. 8. Prior to the issuance of a right-of-way permit to grade and construct the retaining wall, the property owner shall enter into an encroachment agreement with the City for all retaining walls located within the public right-of-way. Grading 9. No grading for private improvements shall occur outside the limits of this approval unless Developer obtains, records and submits a recorded copy to the City Engineer a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the City Engineer and Planning Director. 10. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall apply for and obtain a grading permit from the City Engineer prior to issuance of a building permit for the project. Coastal Conditions 11. If a Grading Permit is required, all grading activities shall be planned in units that can be completed by October 1st. Grading activities shall be limited to the "dry season", April 1st to October 1st of each year. Grading activities may be extended to November 15th upon written approval of the City Engineer, obtained in advance, and only if all erosion control measures are in place by October 1st. Code Reminder The project is subject to all applicable provisions of local ordinances, including but not limited to the following 12. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. Water/Sewer 13. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for connection to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. 14. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the Deputy City Engineer - Utilities has determined that adequate water and sewer facilities are available at the time of occupancy. CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW December 18, 2000 TO: Greg Fisher - Assistant Planner FROM: David Rick - Engineering Technician II VIA: Senior Engineer - Development Services Division CDP 00-26 MULLLINS RESIDENCE PROJECT REPORT AND CONDITIONS TRANSMITTAL Engineering Department staff has completed the review of the above-referenced project and are recommending: X That the project be approved subject to the conditions as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Development Section project report for inclusion in the staff report for this project. LAND DEVELOPMENT SECTION Project Report PROJECT ID: CDP 00-26 PROJECT NAME: MULLINS RESIDENCE LOCATION: Most northerly lot on the east side of Jefferson Street south of the I-5 freeway BRIEF DESCRIPTION : Development of a 2,933 square foot single family residence on a 11,426 square foot lot. ENGINEERING ISSUES AND DISCUSSION: TRAFFIC AND CIRCULATION: Projected Average Daily Traffic (ADT): 10 A Traffic study was not required because of the insignificant amount of traffic expected to occur Comment: No public improvements are required along the project frontage since the 1 City of Carlsbad Public Works — Engineering November 20, 2000 Attn: Robert Richardson Karnak Architecture/Planning 2802 State Street, Suite C Carlsbad, CA 92008 CDP 00-26 MULLINS RESIDENCE ISSUES REVIEW - 3rd CHECK Dear Mr. Richardson: Thank you for making the previous requested corrections and meeting me at the project site on Monday the 20*. As we discussed in the field, several corrections and clarifications need to be shown on the plans. Please address the following comments on the site distance and grading plan: ENGINEERING ISSUES: 1. Specify that the retaining wall is a planted crib wall. Show the various widths of the wall in plan view. 2. The wall is currently proposed on the neighbor's property. Since the neighbor has already indicated that he does not want the wall on his property, relocate the wall to within the public right-of-way. In addition, any portion of the wall over 3.5 feet high will either need to be placed within the public right-of-way or, if the higher wall is to remain in the front yard of the subject property, then approvals for a higher wall must be obtained via a variance through the Planning Department. The property owner responsible for installing any walls within the public right-of-way must enter into an encroachment agreement with the City. 3. If any grading of the neighbor's property is necessary for the installation of the retaining wall, then a letter of permission to grade from the property owner of the abutting lot to the south will be required. On the grading plan, indicate boundaries of excavation for the retaining wall's backfill. 4. As we discussed at the project site, align the proposed retaining wall with the site distance line that provides the best visibility (not the minimum stopping site distance line but the actual attainable line of site) for the driver. End the wall and the slope transition such that at least 5 horizontal feet of right-of-way at 2% grade is maintained adjacent to the curb face for possible future sidewalk. Aligning the wall parallel to the line of site will allow for a reduced wall height. In addition, a slope can be placed against the face of the wall to further reduce the height of the wall. However, based on a 3.9% vertical drop of the line of site (74 ft. el. for the eye of the driver extending 230 feet to a street elevation of 65 ft), this slope cannot rise above this vertical site line. 5. Provide cross sections of the wall approximately every 30 feet. Include the curb, top and bottom of existing and proposed slope and the right-of-way boundary. Use an equal horizontal and vertical scale. 6. It appears that the easement labeled #2 on the grading plan is located along the southern boundary line. Yet, according to the description, the easement's location has not been identified. Please correct the plans by removing easement #2 from the box that identifies the 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (76O) 602-2720 • FAX (760) 602-8562 boundary of easement #1. 7. Correct the scale on the grading plan from 1" = 20 feet to 1" = 10 feet. 8. Provide reference documents that prove that the public right-of-way boundary is located 20 feet from the face of curb for the subject property and the neighbor's property to the south. If the distance is anything other than 20 feet, then some of the aforementioned comments may need to be revised. Attached is a red-lined check print of the project for your use in making the requested revisions. Please be advised, this check print must be returned with the revised plans to facilitate continued staff review. If you have any questions regarding these issues of concern, please contact me at (760) 602-2781. Sincerely, DAVID RICK Assistant Engineer - Land Development Section c: (letter only) file Senior Engineer - Land Development Services Planner-Greg Fisher CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW September 8, 2000 TO: Greg Fisher - Assistant Planner FROM: David Rick - Assistant Engineer ISSUES REVIEW PROJECT ID: CDP 00-26 MULLINS RESIDENCE The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues. The project still has issues that must be addressed. The following is a list of these issues: 1. The "site distance" plan needs to be revised and clarified as follows: a. This plan must be consistent with the site plan. Show the proposed retaining wall on the north side of the property. Also, the position of the wall near the driveway entrance is inconsistent. Please revise accordingly. Although not critical to the site distance issue, the plotting of the house and garage should be revised for consistency. b. Add the posted speed limit of 35 miles per hour. Intersection site distance measurements shall be based on this speed. Intersection site distance shall be plotted at a distance of 385 feet. If intersection site distance cannot be obtained do to extraordinary expenses or measures, then stopping site distance shall be plotted at a distance of 200 feet. Plot the eye of the driver 13 feet back from the curb. Plot both measurements. c. Show horizontal site distance from the driveway northward. d. Illustrate vertical site distance to scale. This measurement is especially important on the north side of the property at the overpass since a combination of the drop in street grade, vegetation and the guardrail appear to be potential site obstructions. In the opposite direction, show the slope from the neighboring property since this slope may obstruct visibility. Intersection site distance and stopping site distance is to be measured in accordance with Caltrans Highway Design Manual standards Sections 405.1 and 201.1, respectively. 2. On the site plan: a. Change the water meter size from 1" to 5/8" unless a larger size can be justified. The water service line is probably 1". b. Dimension the curb to curb and curb to right-of-way boundary to 40 feet and 10 feet respectively, unless you have information that suggests a different distance. Draw these distances to scale. H:\LIBRARY\ENG\WPDATA\MISC\COMPREV c. Plot the easements described under Part 2, items 6 and 7 of the "Policy Title Insurance". 3. On the grading plan: a. Provide a cross section between the street curb and building foundation. It appears that the solid contour lines are proposed grade lines and the dashed are existing. Please clarify. If my assumptions are correct, then why is a 20% slope proposed between the street curb and retaining wall? Two percent is the maximum grade permissible within the public right-of-way. In addition, the distance between the retaining wall/property line and street curb scales at 20 feet vs. 10 feet shown on the site plan. Please clarify. b. The finished grade elevations and finished surface elevations shown on the driveway appear to differ by approximately 6 feet in vertical height, creating a 60% slope. Please recheck and revise. c. Relocate the grate inlet further north away from the neighbor's property line. A buffer needs to be established from the side property to prevent flooding of the neighbor's property in the event that the drain is obstructed. d. What is the grade of the slope on each side of the driveway entrance? This slope may need to be removed based on my previous comment regarding the proposed 20% slope. e. Will any offsite grading occur? The original site plan suggests that 40 cubic yards of off-site grading was proposed but it appears that no offsite grading is proposed per the current plan. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Assistant Engineer - Engineering Development Services Division H:\UBRARY\ENG\WPDATAWIISC\COMPREV City of Carlsbad Planning Department September 11, 2000 Robert Richardson 2802 State Street, Suite C Carlsbad, CA 92008 SUBJECT: CDP 00-26 - MULLINS RESIDENCE Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Coast Development Permit, application no. CDP 00-26 - Mullins Residence, as to its completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Greg Fisher, at (760) 602-4629, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J7HOLZMILLER Planning Director MJH:GF:mh c: Chris DeCerbo David Rick File Copy Data Entry Planning Aide 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CDP 00-26 - MULLINS RESIDENCE Planning: None Engineering: None ISSUES OF CONCERN Planning: None Engineering: 1. The "site distance" plan needs to be revised and clarified as follows: a. This plan must be consistent with the site plan. Show the proposed retaining wall on the north side of the property. Also, the position of the wall near the driveway entrance is inconsistent. Please revise accordingly. Although not critical to the site distance issue, the plotting of the house and garage should be revised for consistency. b. Add the posted speed limit of 35 miles per hour. Intersection site distance measurements shall be based on this speed. Intersection site distance shall be plotted at a distance of 385 feet. If intersection site distance cannot be obtained do to extraordinary expenses or measures, then stopping site distance shall be plotted at a distance of 200 feet. Plot the eye of the driver 13 feet back from the curb. Plot both measurements. c. Show horizontal site distance from the driveway northward. d. Illustrate vertical site distance to scale. This measurement is especially important on the north side of the property at the overpass since a combination of the drop in street grade, vegetation and the guardrail appear to be potential site obstructions. In the opposite direction, show the slope from the neighboring property since this slope may obstruct visibility. Intersection site distance and stopping site distance is to be measured in accordance with Caltrans Highway Design Manual standards Sections 405.1 and 201.1, respectively. 2. On the site plan: a. Change the water meter size from 1" to 5/8" unless a larger size can be justified. The water service line is probably 1". b. Dimension the curb to curb and curb to right-of-way boundary to 40 feet and 10 feet respectively, unless you have information that suggests a different distance. Draw these distances to scale. c. Plot the easements described under Part 2, items 6 and 7 of the "Policy Title Insurance". 3. On the grading plan: a. Provide a cross section between the street curb and building foundation. It appears that the solid contour lines are proposed grade lines and the dashed are existing. Please clarify. If my assumptions are correct, then why is a 20% slope proposed between the street curb and retaining wall? Two percent is the maximum grade permissible within the public right-of-way. In addition, the distance between the retaining wall/property line and street curb scales at 20 feet vs. 10 feet shown on the site plan. Please clarify. b. The finished grade elevations and finished surface elevations shown on the driveway appear to differ by approximately 6 feet in vertical height, creating a 60% slope. Please recheck and revise. c. Relocate the grate inlet further north away from the neighbor's property line. A buffer needs to be established from the side property to prevent flooding of the neighbor's property in the event that the drain is obstructed. d. What is the grade of the slope on each side of the driveway entrance? This slope may need to be removed based on my previous comment regarding the proposed 20% slope. e. Will any offsite grading occur? The original site plan suggests that 40 cubic yards of off-site grading was proposed but it appears that no offsite grading is proposed per the current plan. City of Carlsbad . ^ ^Pi^VMBBI^HHVi^H^^^^P^V^^^HHHHHHHiiH^^^^BBlHPlanning Department June 19, 2000 Robert Richardson 2802 State Street, Suite C Carlsbad, CA 92008 SUBJECT: CDP 00-26 - MULLINS RESIDENCE Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Coast Development Permit, application no. CDP 00-26 - Mullins Residence, as to its completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Greg Fisher, at (760) 602-4629, if you have any questions or wish to set up a meeting to discuss the application. Sincen MICHAEl/J. HOLZMIL1ER Planning Director MJH:GF:mh c: Chris DeCerbo David Rick File Copy Data Entry Planning Aide 1635 Faraday Avenue • Carlsbad, CA 92OO8-7314 • (760) 602-4600 • FAX (760) 602-8559 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CDP 00-26 - MULLINS RESIDENCE Planning: None Engineering: None ISSUES OF CONCERN Planning: 1. The proposed building height appears to exceed the maximum height limit of 30 feet per the R-1 Zoning Ordinance. Please redesign the building to comply with the maximum building height. 2. The garage requires a minimum interior dimension of 20 feet square. You may propose two one car garages with each garage having a minimum interior dimension of 20' x 12'. Engineering: 1. Plot the required intersection site distance per the standards of the California Department of Transportation Highway Design Manual. Draw the line-of-site in each direction for a motorist waiting to exit the driveway onto Jefferson Street. To properly illustrate site distance, show physical structures/topography of the adjacent property to the south and the freeway overpass to the north. The proposed retaining wall fronting the property may need to extend across the neighbor's property in order to obtain safe site distance. If not, show how the proposed retaining wall will transition into the neighbor's slope. Also, provide street elevations along the line of site as well as a street profile to illustrate safe vertical site distance. 2. On the site plan: a) Show the location of any public utilities (water and sewer mains, storm drains, etc.) within the street and indicate utiljty size and pipe material. Show the location of proposed sewer and water lateral as well as water meter. b) Clarify the right-of-way width. The street centerline to property line dimension shown on Section A'-A' indicates 50 feet. Yet the site plan scales to 40 feet. Some plans on file at the City suggest that it is 30 feet. Which is correct? Plot the dimension on the site plan. Also, dimension the distance between curb and property line. c) Reference is made to civil grading plans yet none were submitted. Please submit these plans. d) Show where the 40 cubic yards of offsite grading will occur and identify the lot and address of the property. e) A portion of the driveway is labeled at a 14% grade but based on the elevations provided, the driveway appears to be at a 5% grade. Please recheck. Also, the driveway must not exceed a grade of 2% within the driveway apron (portion within the public right-of-way). The driveway is currently proposed at 10%. f) Useascaleof1"=10'or1"=20'. g) Provide TW/BW elevations at a minimum of 5 locations along the retaining wall, h) Distinguish existing and proposed contour lines. i) Identify the easements described under Part 2, items 6 and 7 of the "Policy Title Insurance". j) Is the driveway concrete? 3. Sidewalk must be installed according to current standards. On the site plan, illustrate that a P.C.C. sidewalk is proposed along the project frontage. Currently, this site is under a moratorium. No grading or building permits can be issued until the moratorium is lifted. The City must first determine whether an alternative design for street improvements as recommended by a citizens committee is appropriate at this location as well as other areas in Carlsbad. As a result, this requirement to add sidewalk could change during the course of project review. 4. Provide a copy of the property deed. 5. Based on the quantities of soil proposed, this project will require a grading permit. In addition, a temporary grading/construction easement will need to be granted from the property owner of the land for which you wish to grade offsite. 6. If no streetlights are currently located along this portion of Jefferson, then you may be required to install one. Indicate where the nearest streetlight is located. C f^JII^...." ^ ' _...^Iir~IZZ '""IZI "If age 'JQ Memorandum TO: Greg Fisher - Assistant Planner FROM: David Rick - Assistant Engineer DATE: June 17, 2000 CDP 00-26: MULLINS RESIDENCE COMPLETNESS AND ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for completeness and engineering issues of concern. All items needed for engineering review are provided for determining the application as complete. Engineering issues, which need to be resolved or adequately addressed prior to staff making a determination on the proposed project, are as follows: 1. Plot the required intersection site distance per the standards of the California Department of Transportation Highway Design Manual. Draw the line-of-site in each direction for a motorist waiting to exit the driveway onto Jefferson Street. To properly illustrate site distance, show physical structures/topography of the adjacent property to the south and the freeway overpass to the north. The proposed retaining wall fronting the property may need to extend across the neighbor's property in order to obtain safe site distance. If not, show how the proposed retaining wall will transition into the neighbor's slope. Also, provide street elevations along the line of site as well as a street profile to illustrate safe vertical site distance. 2. On the site plan: a. Show the location of any public utilities (water and sewer mains, storm drains, etc.) within the street and indicate utility size and pipe material. Show the location of proposed sewer and water lateral as well as water meter. b. Clarify the right-of-way width. The street centerline to property line dimension shown on Section A'-A' indicates 50 feet. Yet the site plan scales to 40 feet. Some plans on file at the City suggest that it is 30 feet. Which is correct? Plot the dimension on the site plan. Also, dimension the distance between curb and property line. c. Reference is made to civil grading plans yet none were submitted. Please submit these plans. d. Show where the 40 cubic yards of offsite grading will occur and identify the lot Greg Fisher - GDP 00-26 Mullins Residence complete with issues..doc and address of the property. f. A portion of the driveway is labeled at a 14% grade but based on the elevations provided, the driveway appears to be at a 5% grade. Please recheck. Also, the driveway must not exceed a grade of 2% within the driveway apron (portion within the public right-of-way). The driveway is currently proposed at 10%. g. Use a scale of 1"=10'or 1"=20'. h. Provide TW/BW elevations at a minimum of 5 locations along the retaining wall. i. Distinguish existing and proposed contour lines, j. Identify the easements described under Part 2, items 6 and 7 of the "Policy Title Insurance", k. Is the driveway concrete? 3. Sidewalk must be installed according to current standards. On the site plan, illustrate that a P.C.C. sidewalk is proposed along the project frontage. Currently, this site is under a moratorium. No grading or building permits can be issued until the moratorium is lifted. The City must first determine whether an alternative design for street improvements as recommended by a citizens committee is appropriate at this location as well as other areas in Carlsbad. As a result, this requirement to add sidewalk could change during the course of project review. 4. Provide a copy of the property deed. 5. Based on the quantities of soil proposed, this project will require a grading permit. In addition, a temporary grading/construction easement will need to be granted from the property owner of the land for which you wish to grade offsite. 6. If no streetlights are currently located along this portion of Jefferson, then you may be required to install one. Indicate where the nearest streetlight is located. If you or the applicant has any questions, please either see or contact me at 602-2781. DAVID RICK Assistant Engineer Land Development Division Memorandum TO: Greg Fisher-Assistant Planner FROM: David Rick -Assistant Engineer DATE: June 17, 2000 CDP 00-26: MULLINS RESIDENCE COMPLETNESS AND ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for completeness and engineering issues of concern. All items needed for engineering review are provided for determining the application as complete. Engineering issues, which need to be resolved or adequately addressed prior to staff making a determination on the proposed project, are as follows: 1. Plot the required intersection site distance per the standards of the California Department of Transportation Highway Design Manual. Draw the line-of-site in each direction for a motorist waiting to exit the driveway onto Jefferson Street. To properly illustrate site distance, show physical structures/topography of the adjacent property to the south and the freeway overpass to the north. The proposed retaining wall fronting the property may need to extend across the neighbor's property in order to obtain safe site distance. If not, show how the proposed retaining wall will transition into the neighbor's slope. Also, provide street elevations along the line of site as well as a street profile to illustrate safe vertical site distance. 2. On the site plan: a. Show the location of any public utilities (water and sewer mains, storm drains, etc.) within the street and indicate utility size and pipe material. Show the location of proposed sewer and water lateral as well as water meter. b. Clarify the right-of-way width. The street centerline to property line dimension shown on Section A'-A indicates 50 feet. Yet the site plan scales to 40 feet. Some plans on file at the City suggest that it is 30 feet. Which is correct? Plot the dimension on the site plan. Also, dimension the distance between curb and property line. c. Reference is made to civil grading plans yet none were submitted. Please submit these plans. d. Show where the 40 cubic yards of offsite grading will occur and identify the lot and address of the property. e. A portion of the driveway is labeled at a 14% grade but based on the elevations provided, the driveway appears to be at a 5% grade. Please recheck. Also, the driveway must not exceed a grade of 2% within the driveway apron (portion within the public right-of-way). The driveway is currently proposed at 10%. f. Use a scale of 1 "= 10' or 1 "=20'. g. Provide TW/BW elevations at a minimum of 5 locations along the retaining wall. h. Distinguish existing and proposed contour lines. i. Identify the easements described under Part 2, items 6 and 7 of the "Policy Title Insurance", j. Is the driveway concrete? 3. Sidewalk must be installed according to current standards. On the site plan, illustrate that a P.C.C. sidewalk is proposed along the project frontage. Currently, this site is under a moratorium. No grading or building permits can be issued until the moratorium is lifted. The City must first determine whether an alternative design for street improvements as recommended by a citizens committee is appropriate at this location as well as other areas in Carlsbad. As a result, this requirement to add sidewalk could change during the course of project review. 4. Provide a copy of the property deed. 5. Based on the quantities of soil proposed, this project will require a grading permit. In addition, a temporary grading/construction easement will need to be granted from the property owner of the land for which you wish to grade offsite. 6. If no streetlights are currently located along this portion of Jefferson, then you may be required to install one. Indicate where the nearest streetlight is located. If you or the applicant has any questions, please either see or contact me at 602-2781. DAVID RICK Assistant Engineer Land Development Division