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HomeMy WebLinkAboutCP 01-08; Bristol Cove; Condo Permit (CP) (3)City of Carlsbad Public Works — Engineering January 2, 2002 Leo Fitzsimon, PE 616 Begonia Avenue Corona Del Mar, CA 92625 SUBJECT: FIRST REVIEW TO DETERMINE COMPLETENESS AND LIST INITIAL ISSUES (MS 01-17, BRISTOL COVE MINOR SUBDIVISION) APN 207-150-13 Thank you for applying for Land Use Permits within the City of Carlsbad. Engineering Department staff has reviewed the tentative parcel map (TPM), application No. MS 01-17, as to its completeness for processing. The application is incomplete, as submitted. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted, the City has 30 days to make determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, there are engineering issues that must be resolved or adequately addressed prior to staff making a determination to approve or deny the project. These incomplete items and issues of concern are as follows: 1. On the TPM, identify the projected average daily traffic (ADT) for the proposed project utilizing latest SANDAG figures. 2. Provide a complete copy of the preliminary title report. On sheet 3 of the facsimile copy of the preliminary title report, "end of Schedule B" is not indicated. Until this is provided, staff cannot be assured there are any more exceptions that impact the property. 3. This project is required to construct the frontage of Adams Avenue. On the TPM, depict the limits of existing and proposed construction required for Adams Avenue. This will require the extension of the existing guardrail for 40-50 feet to ensure protection of the proposed residence. 4. Revise the typical street section of Adams Avenue to both indicate existing and proposed improvements (grading, pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, etc.). 5. Provide a letter from SDG&E stating this project does not interfere with the use of their easement. 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-2720 • FAX (76O) 602-8562 Bristol Cove MS January 2, 2002 Page 2 of 3 6. On the TPM, include the quantity of remedial earthwork. The conclusions in the Geotechnical Report indicate 4-10 foot of removal and re-compaction is required to address the existing compressible soils. 7. Depict the existing edge of pavement along Avenida Encinas and add a symbol for proposed pavement to clarify the limits of proposed street improvements. Additionally, staff has conducted a review of the project for engineering issues of concern. Engineering issues, which must be resolved or adequately addressed prior to staff making a determination on the proposed project, are as follows: [ENGINEERINGISSUES: ( 1. Provide pertinent sections of the operating agreement for Bristol Cove, LLC identifying that Stephen A. Lappin , by himself, is authorized to bind this company. 2. On the TPM, depict the existing or proposed sewer and water laterals that will serve the proposed project. Add symbols on the legend. 3. Revise the legend to list existing and proposed items reflected on the TPM. 4. Add a bar scale to the TPM. 5. Please indicate all existing and proposed utilities along on Cove Drive (i.e., storm drain, water, sewer, etc.) that will serve the development. Indicate gravity flow of sewer facilities via invert elevations. 6. On the site plan, correct the demands for sewer (EDU's) and for potable water (GPM) generated or required by the proposed project. 7. Address redlines as noted on the returned TPM. DEPARTMENT ISSUES; 1. Planning issues to follow when made available. FIREDEPARTMENTISSUES: 1. Fire Department comments to follow when made available. Bristol Cove MS January 2, 2002 Page 3 of 3 Attached is a redlined 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 the engineering issues, please contact me at 760-602-2737. If you have questions regarding planning issues, please call Greg Fisher at 760-602-4629. fe Project ^ngmeer Engineering Development Services Attachment c: Bristol Cove LLC, owner (mail to: 2880 Pio Pico Drive, Carlsbad, CA 92008) Greg Fisher, Project Planner File City of Carlsbad Planning Department November 16, 2001 Leo A. Fitzsimon 616 Begonia Avenue Corona Del Mar, CA 92625 SUBJECT: CP 01-08/AV 01-07 - BRISTOL COVE Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Condominium Permit and Administrative Variance, applications no. CP 01-08/AV01-07, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, November 17, 2001, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. 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. Sincer IGHAEL/0. HOLZMIL MJH:GF:mh c: Chris DeCerbo Jeremy Riddle {/FTie Copy Data Entry Planning Aide 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CP 01-08/AV01-07 - BRISTOL COVE Planning: None Engineering: 1. Provide a complete copy of the preliminary title report. On sheet 3 of the facsimile copy of the preliminary title report, "end of Schedule B" is not indicated. Until this is provided, staff cannot be assured there are any more exceptions that impact the property. 2. This project is required to construct the frontage of Adams Avenue. On the site plans, depict the limits of existing and proposed construction required for Adams Avenue. This will require the extension of the existing guardrail for 40-50 feet to ensure protection of the proposed residence. 3. Revise the plans to include a typical street section of Adams Avenue that indicate existing and proposed improvements (pavement, curb, gutter, sidewalk, centerline, street lights, fire hydrants, etc.). 4. On the site plans, list the assessors parcel number affected by this application. 5. Provide a letter from SDG&E stating this project does not interfere with the use of their easement. 6. On the site plan, include the quantity of remedial earthwork. The conclusions in the Geotechnical Report indicates 4-10 foot of removal and recompaction is required to address the existing compressible soils. ISSUES OF CONCERN Planning: 1. The garages must have minimum interior dimensions of 20' x 20' (free & clear). 2. Please provide and label existing grade on the elevation drawings. 3. Pursuant to Chapter 21.95 of the Municipal Code (Hillside Development Regulations), development of uphill perimeter slopes over 40% in inclination is limited to a maximum of six feet. Therefore, all proposed walls must not exceed six feet in height measured from toe of slope. 4. Regarding the grading plan, please clarify the "daylight line of slope cut" shown on sheet two. As a reminder, pursuant to Chapter 21.95 of the Municipal Code (Hillside Development Regulations), no development can occur beyond the six vertical feet. "Development" means grade, erect or construct. 5. As proposed, the project design lacks key Architectural Design Elements. The following Architectural Design Elements should be incorporated into the project design. • There shall be at least 3 separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include but not be limited to building walls, windows, and roofs. • Building facades shall incorporate a minimum of four of the following types of design elements: a) covered front porches; b) a variety of roof planes; c) windows and doors recessed a minimum of 2 inches; d) paned windows and doors; e) exposed roof rafter tails; f) window and door lintels; g) dormers; h) accent and varied shape windows; i) exterior wood elements; j) raised stucco trim around windows and doors; k) accent materials such as brick, stone, shingles, wood or siding, and; I) knee braces 6. Show maximum building height measured from existing grade or new grade whichever is more restrictive. 7. Please show on the site plan the required common recreational area. Refer to Chapter 21.45.090(g)(1), for the specific requirements and satisfying remedies. 8. Please provide the net useable area on the site plan. Engineering: 1. Depict the sewer and water laterals symbols on the plans, as shown on the returned plans. 2. There appears to be excess right-of-way along Adams Avenue. It appears the owner may opt to submit for a street vacation application. This is only an option for the owner, and would be processed independently of this application, since it requires City Council action. 3. On the site plan, correct the demands for sewer (EDU's) and for potable water (GPM) generated or required by the proposed project. 4. Address all redlines as noted on the returned plans. 5. A redlined check print is enclosed for the applicants use in making the requested revisions. This check print must be returned with the plan revisions to facilitate continued staff review. LEO A. FITZSIMON ASSOCIATES CIVIL ENGINEERING, LAND PLANNING, CONSTRUCTION 616 Begonia Avenue Corona Dd Mar, CA 92625 Telephone: (949) 723-1800 Fax: (949)723-5338 January 21, 2002 City of Carlsbad Planning Dept. 1635 Faraday Avenue Carlsbad, CA 92008-7314 Attn: Mr. Greg Fisher Re: CP01-08/AV 01-07 BRISTOL COVE Dear Mr. Fisher, I enclose herewith two (2) prints of the grading plan and the site plan which have been modified to show the revised location and flow direction of the brow ditch (as discussed) and the addition of the common rec. area of approximately 204 SF at the south side of the building. This brow ditch design eliminates the up slope grading previously shown, the added common rec. area wil have a slope of approximately 5% and will require two (2) additional retaining walls which will ncrt exceed 6 ft. of retention. (See cross sections on grading plan). With a consensus on this foot print for the building I am endeavoring to modify the architectural elevations to conform to the requirements specified under 'Planning 5' in your letter of Nov. 16 last and with the guidelines in Policy No. 44 and the council ordinance "Amendment to Planned Development Ordinance" (while maintaining the critical 35 ft. maximum building height) which apparently became effective Dec. 11 last. I find some of the requirements in these documents extremely difficult to comprehend, some appear contradictory. I will forward you a preliminary set of elevation drawings as soon as possible incorporating my understanding of these requirements for your review and comments. The owners are very anxious to get through this approval process as soon as possible so that they can submit to the Coastal Commission for their approval allowing the start of construction. Please contact me should you have comments on the enclosed plans. Sincec Leo A. Fitzsimon Cc: Steve A. Lappin LEO A. FTTZSIMON ASSOCIATES CIVIL ENGINEERING, LAND PLANNING, CONSTRUCTION 616 Begonia Avenue Corona Del Mar, CA 92625 Telephone: (949) 723-1800 Facsimile: (949)723-5338 The City of Carlsbad, Planning Dept. June 4, 2001 1635 Faraday Ave. Carlsbad, CA 92008-7314 Attention: Mr. Paul Godwin Re: Concept Approval for Development of Two Condominiums on Lot 13 Map No. 5162, Shelter Cove, Carlsbad Dear Mr. Godwin, Following our discussion at the counter on May 30th last I have, as you suggested, prepared this exhibit for a concept approval of the owner's proposed development for this lot. The existing grade at the rear of the lot up to Adams Street was cut in years past when this area was graded for the row of lots on Cove Drive and the adjacent roads. The subject lot is the last remaining lot, the adjacent Cove Drive Jots-haveiajW)een developed with 2 story residences built over a ground floor garage setback 10 ft. from the front property line. The contours shown on this exhibit derive from-aJotsurvey and topo performed by a licensed surveyor under my direction in May of this year. The building footprint has been sited to respect the maximum retaining wall height of 6 ft. specified in 'The Hillside Grading Ordinance'; this height at the left rear corner of Unit "A" reduces to a nominal height at the right rear corner of Unit "B". The architectural details and roof line details of the proposed units have not been developed at this time since they will be greatly influenced by the configuration of the building footprint that is actually approved and will be developed to the approved footprint. The cross sections indicate the anticipated elevations for the floor levels and roof plate line. The footprint has been sited to minimize the amount of grading which is quite minimal as indicated on the plot plan. Your earliest possible review of this concept plan would be greatly appreciated by the owners who are under time restraints to submit detail plans to thdvj&ftAl Commission and the City. Leo A. Fitzsimo RCE. 17,976 LEO A. FTTZSIMON ASSOCIATES CIVIL ENGINEERING, LAND PfcANNDVG, CONSTRUCTION 6860 Shearwaters Dr. Carlsbad, CA 92009 Telephone: 760-929-2255 Fax: 760-929-1337 June 20,2002 The City of Carlsbad Planning Dept. 1635 Faraday Ave. Carlsbad, CA 92008-7314 Attention: Mr. Greg Fisher, Associate Planner Subject: CP01-08 Bristol Cove Discretionary Permit Consistency Determinations in Conformance with Policy No. 35 This application results from a request from the undersigned to the owners to consider having an outside architectural consultant review the design as presented in the interest of enhancing the exterior elevations of the project without any compromising of the project as approved. I also suggested that they review the interior room layout, foot traffic pattern, etc. There are no proposed changes in the tentative parcel map (MS 01-17) which has received preliminary approval, in the building foot print, overall height, set backs, common recreation area, landscaping, driveways, parking or garages, etc. The primary intent of the changes was to emphasize and make more consistent the desired Spanish/Mediterranean aspects of this building. The proposed enhancements are as follows: 1. Substitution of old mission style roof tile (high barrel 'Capistrano' by Eagle Roofing Products) for the composition shingle roofing previously proposed. This includes the use of hipped gables as generally incorporated with Spanish style roof, in place of the 'Dutch gable' type usually used with compo shingle roofing. 2. The revision of the interior room layout necessitates relocation and resizing of some of the windows. The exterior enhancements of the windows with applied shutters, surrounds etc. remain. 3. Replacement of the previously proposed exposed steel columns supporting the exterior balconies with masonry columns with stucco finish to match the building finish. An arched stucco spandrel has been added between the columns to enhance the appearance. 4. The entry door area has been modified with a revised entry door type more suitable for the desired architectural effect. We believe the proposed revisions to be consistent with the approved project and can be found tojsomply with all ten findings listed in Policy No. 35. Leo A. Fit^simon LEO A. FTTZSIMON ASSOCIATES CIVIL ENGINEERING, LAND PLANNING, CONSTRUCTION 6860 Shearwaters Dr. Carlsbad, CA 92009 Telephone: 760-929-2255 Fax: 760-929-1337 June 20, 2002 The City of Carlsbad Planning Dept. 1635 Faraday Ave. Carlsbad, CA 92008-7314 Attention: Mr. Greg Fisher, Associate Planner Subject: CP01-08 Bristol Cove Discretionary Permit Consistency Determinations in Conformance with Policy No. 35 This application results from a request from the undersigned to the owners to consider having an outside architectural consultant review the design as presented in the interest of enhancing the exterior elevations of the project without any compromising of the project as approved. I also suggested that they review the interior room layout, foot traffic pattern, etc. There are no proposed changes in the tentative parcel map (MS 01-17) which has received preliminary approval, in the building foot print, overall height, set backs, common recreation area, landscaping, driveways, parking or garages, etc. The primary intent of the changes was to emphasize and make more consistent the desired Spanish/Mediterranean aspects of this building. The proposed enhancements are as follows: 1. Substitution of old mission style roof tile (high barrel 'Capistrano' by Eagle Roofing Products) for the composition shingle roofing previously proposed. This includes the use of hipped gables as generally incorporated with Spanish style roof, in place of the 'Dutch gable' type usually used with compo shingle roofing. 2. The revision of the interior room layout necessitates relocation and resizing of some of the windows. The exterior enhancements of the windows with applied shutters, surrounds etc. remain. 3. Replacement of the previously proposed exposed steel columns supporting the exterior balconies with masonry columns with stucco finish to match the building finish. An arched stucco spandrel has been added between the columns to enhance the appearance. 4. The entry door area has been modified with a revised entry door type more suitable for the desired architectural effect. We believe the proposed revisions to be consistent with the approved project and can be found tojsomply with all ten findings listed in Policy No. 35. Leo A. Fit^simon