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HomeMy WebLinkAboutCP 97-02; Calavera Hills Village L-1; Condo Permit (CP) (2)Memorandum TO: Senior Planner, Chris Decerbo FROM: Associate Engineer, Clyde Wickham VIA: Principal Civil Engineer, Bob Wojcik DATE: June 17, 1997 RE: Carlsbad Tract 97-04, Condominium Permit 97-02, Calavera Hills Village L-1 We have completed our review of the Subdivision / Condominium Permit identified above. We have a few comments that we have relayed directly to the applicants engineer. From my conversation with Hunsaker Engineering, the Tentative Tract Map will be returned soon with our concerns addressed. The only issue remaining is the proposed grading or adding to the existing 100' slope along the rear of this site. We would recommend a crib wall or a minimum 3' setback to avoid a sliver fill adjacent to this slope. Don Rideout saw the proposed concept and requested a redesign to lessen the impact to this sensitive area. Please include these comments in your correspondence for this project. If you haVe'ltny questions or would like to discuss this project further, please give me a^ca/l at ejctefisiVi A353. CLYQE WICKHAM Associate Engineer Land Development Division Memorandum TO: Senior Planner, Chris Decerbo FROM: Associate Engineer, Clyde Wickham DATE: July 25, 1997 RE: CT 97 - 04 / Cp 97 - 02 / SDP 97 - 03, CALAVERA HILLS VILLAGE L-1 We have completed our 2nd review of the Tentative Map, Site Development Plan and Coastal Development Permit identified above. We have 4 outstanding issues that should be resolved prior to approval. 1. The proposed Slope must be setback at least 2' from existing slope or a bench per City Standards is required. There simply is not enough room to grade a 20' bench and grading of the existing slope is not supported. 2. The Engineer should reconsider the proposed fill on the west side of this project. The proposed slope is considered unnecessary and perhaps the existing graded pad could be used. The new grading ordinance provides an exemption for existing graded pads and this project could fall into the category, with revision. 3. It appears that Edgeware Way may only serve this subdivision. The remaining village adjacent to this street may not be developed or access at this location may not be feasible, per the proposed design. We believe a condition for full improvement with a 50% reimbursement agreement could be the answer to this issue. 4. The last issue was identified on the 1st check and that is to keep the sight corridors clear and visible. Lot 28 footprint should be reversed to allow for clear visibility and to move driveway a little further from the entrance. If yojjjrave^n/^estions or would like to discuss this project further, please give 53. 7ICKHAM Associate Engineer Land Development Division CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: TO: JUNE 2. 1997 REVISED PLAN ENGINEERING DEPARTMENT 'POLICE DEPARTMENT - J. SASWAY *FIRE DEPARTMENT - MIKE SMITH %UILDING DEPARTMENT - PAT KELLEY 'COMMUNITY SERVICES - MARK STEYAERT COMMUNITY SERVICES - VIRGINIA McCOY CARLSBAD MUNICIPAL WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK CARLSBAD UNIFIED SCHOOL DISTRICT *NORTH COUNTY TRANSIT DISTRICT - Planning Department SAN DIEGO GAS AND ELECTRIC - BICH TRAN (Memo Only) *ALWAYS SENT EXHIBITS FROM: Planning Department REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. NOTE: Please use this number on all correspondence. CT 97-04 PROJECT TITLE: APPLICANT: PROPOSAL: CALAVERA HILLS VILLAGE L-1 CLURMAN COMPANY 35 SF DETACHED HOMES ON 6.3 ACRES Please review and submit written comments and/or conditions to: CHRIS DeCERBO the Project Planner in the Planning Department. 2075 Las 6-16-97 . If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact C. DeCERBO at 438-1161, extension Palmas Drive, by THANK YOU COMMENTS: PLANS ATTACHED FRM0020 5/94 CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: TO: JUNE 2. 1997 REVISED PLAN ENGINEERING DEPARTMENT *POLICE DEPARTMENT - J. SASWAY *FIRE DEPARTMENT - MIKE SMITH *BUILDING DEPARTMENT - PAT KELLEY COMMUNITY SERVICES - MARK STEYAERT "COMMUNITY SERVICES - VIRGINIA McCOY CARLSBAD MUNICIPAL WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK CARLSBAD UNIFIED SCHOOL DISTRICT *NORTH COUNTY TRANSIT DISTRICT - Planning Department SAN DIEGO GAS AND ELECTRIC - BICH TRAN (Memo Only) •ALWAYS SENT EXHIBITS FROM: Planning Department REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. NOTE: Please use this number on all correspondence. CT 97-04 PROJECT TITLE: APPLICANT: PROPOSAL: CALAVERA HILLS VILLAGE L-1 CLURMAN COMPANY 35 SF DETACHED HOMES ON 6.3 ACRES Please review and submit written comments and/or conditions to: CHRIS DeCERBO the Project Planner in the Planning Department. 2075 Las Palmas Drive, by 6-16-97 . If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact c. DeCERBO at 438-1161, extension THANK YOU COMMENTS: _______ PLANS ATTACHED FRM0020 5/94 Date: June 10,1997 To: Planning Department From: Police Department/Crime Prevention Subject: Plan Review CT 97-04, CALAVERA HILLS VILLAGE L-l Plan Review Recommendations The following recommendations are optimal security suggestions provided by the Carlsbad Police Department's Crime Prevention Unit. The purpose of this document is to safeguard property and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures. The recommendations are presented in two sections, site considerations and building recommendations. Site Considerations Lighting The police department suggests that individual homes be equipped on all sides with lighting fixtures to illuminate the sides of the building. Light gives someone the perception of being seen. The lights do not have to be of considerable wattage, low levels of light are sufficient to provide a blanket of light. Further, the fixtures should be equipped with dawn to dusk sensors or timers. The department recommended that the fixtures be adapted to use something other than an incandescent bulb for energy efficiency. Additionally, it is recommended that these fixtures be enclosed in vandal resistant covers. Light Sources • Incandescent or Halogen lamps are short lived and fairly expensive to operate. They put out a nice bright light and are easy to control. They are compact. • Fluorescent lamps are less expensive to operate than Incandescent or Halogen and have a longer life. They put out a good light but are a little more difficult to direct. They are larger than the previous two. • Mercury Vapor lamps are less expensive to operate than Incandescent or Halogen and have a long life. Their color is not as good as fluorescent but they are easier to direct and control. They are compact. • Metal Halide lamps require fewer fixtures to illuminate an area but have a shorter life than Mercury Vapor. They provide an excellent light and are easy to direct and control. They are compact. • High Pressure Sodium Vapor lamps require few fixtures and have a low operating cost. The fixtures are expensive to purchase. They put out an excellent light and are easy to direct and control. They are compact. • Low Pressure Sodium Lamps have the lowest operating cost of all the lamps. The fixtures are expensive but few are required. They put out a yellow light and the clarity is not good. They are easy to direct and control. They are longer in size. Landscaping The police department recommends that exterior landscaping be kept at a minimal height and fullness giving police, security services and the public surveillance capabilities into the area. Shrubs should be low profile, below three feet. Landscaping should be designed keeping a space between the tops of shrubs and the bottoms of trees. The canopy of a tree should not be lower than five feet. Trees should not provide access to the roof or balconies. Landscaping should be designed to augment, not deter from lighting. Security plants can be applied where necessary to prevent loitering and tampering. Security plants have prickly leaves or thorns. They limit access over fences and through windows. They also reduce concealing and loitering. Plant low level security plants on or around problem areas. Security landscaping used with appropriate fences provide excellent security, deterring intruders. For a list of security plants, please contact the Crime Prevention Office at 931-2105. Hills, burms and landscaping that have been designed to conceal a house also provides a place for an intruder to hide. For optimal security, it is necessary to have surveillance of a house from the street and from neighboring yards. Walls and fences should be of the see through variety for the purpose of surveillance. Tall solid walls around a home provide cover. Walls and fences at entrance ways should allow surveillance. Trees should be pruned away from fences to not provided access over the fence. Thick foliage at the fence line impairs yard visibility and conceals a breach in the fence. Gates should have locking devices and should also be of the see through variety. Addressing All dwellings should display a street number in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. The numerals should be no less than four (4) inches in height and should be of a contrasting color to the background to which they are attached. It is further recommended that house numbers be displayed in {Uuminated fixtures. Entrances It is recommended that entrance ways be kept clear of clutter. Also it is suggested that vision from the front access street be available to front door entrance areas. Homes that have been designed without this consideration have been more susceptible to front entrance penetration. Surveillance is important. Building Considerations Doors All wooden doors into the residence should be of solid core construction with a minimum thickness of one and three-fourths (1-3/4) inches. This includes the garage pedestrian door, and the door from the garage into the residence. Further, all doors should be equipped with a single cylinder deadbolt lock using a 5-pin tumbler that should be connected to the inner portion of the lock by connecting screws. The lock should have a one inch throw that has been designed to withstand a cutting tool attack. The deadbolt should embed at least three-fourths of an inch into the strike plate. Finally, the strike plate should be reenforced with a minimum of two, 3 inch screws. All entry and exit doors to dwelling units should be arranged so that the occupant has a view of the area immediately outside the door without opening the door. Except doors requiring a fire protection rating that prohibits them, such view may be provided by a door viewer having a field of view of not less than 190 degrees. Mounting height should not exceed fifty- four inches from the floor. Further, here should not be glass panels within forty inches of a locking device. Doors that are partially glass also require a single cylinder deadbolt lock. Also, they should be equipped with a burglar resistant glaze to prevent someone from breaking the glass to enter the home. Sliding Doors Horizontal sliding doors should be equipped with a metal guide track at top and bottom. The bottom track should be so designed that the door cannot be lifted from the track when the door is in the locked position. Also, the door should also be equipped with security hardware such as a pin. Double Doors The inactive leaf of a double door requires the same solid core construction as a single door and should be equipped with metal flush bolts having a minimum embedment of five-eighths (5/8) inch into the head and threshold of the door frame. Hinges Hinges for out-swinging doors should be equipped with non-removable hinge pins or a mechanical interlock to preclude removal of the door from the exterior by removing the hinge pins. Garage Doors Doors that exceed sixteen feet in width should have two lock receiving points; or, if the door does not exceed nineteen feet, a single bolt may be used if placed in the center of the door with the locking point located either at the floor or door frame header; or, torsion spring counter balance type hardware may be used. Windows All movable windows should be equipped with security hardware to prevent them from being lifted from the frame. By, Jodeene R. Sasway Crime Prevention Specialist Carlsbad Police Department (619)931-2195 TO: Senior Planner - Chris Decerbo April 3,1997 FROM: Associate Engineer - Clyde Wickham CALAVERA HILLS VILLAGE L-1 (Clurman Co.) We have reviewed the 1ST submittal of this project from Hunsaker & Associates, the project Engineer. The submittal is considered INCOMPLETE for the requirements identified on the application checklist. To keep this project moving forward I have added comments on the site plan to better describe our concerns. ENGINEERING ITEMS NEEDED TO COMPLETE THIS APPLICATION 1. Show all facilities as "existing" or "proposed". If they are existing and shown in greater detail on an approved improvement drawing, add the drawing and sheet # for reference. 2. Show the location, height and material of proposed walls. 3. Show existing and proposed street grades as well as centerline information. This applies to onsite and offsite or adjacent streets. Again if "existing" improvements are shown in greater detail on approved drawings, include dwg.#. 4. Show width location and use of all existing and/or proposed easements. 5. Show all existing and proposed utilities (sewer, water, fire hydrants, storm drains, etc..). 6. Show spot elevations at the corners of each pad. 7. Submit required soils report and request to allow less than standard (5') building to drainage swale dimension. Specific detail and additional design features may be required for approval. Typically, deepened footings, drainage systems and support from the project Soils Engineer is required before the City Engineer can support a lesser design. 8. Indicate top and bottom elevations for all fences, walls and retaining walls. Show these elevations at each end of the wall and intermediate points, (some have been provided.) 9. Show method of draining each lot. Show location width and size of all watercourses and drainage facilities. 10. Include a preliminary hydrology map and calculations unless a system is already in place, designed and approved to serve this site. ENGINEERING ISSUES OF CONCERN LShow proposed grading and changes to approved plan. 2.The proposed drainage pattern is less than the standard dimension between property line / swale / and building. Specific approval from the City Engineer will be required per Std. Dwg. GS-15. Submit request and soils report that supports the proposed design. Include Soils engineer's requirements or special conditions on typical drawing on site plan. 3.Show required sight distance and corner cut - off to maintain visibility at all internal streets (8 places) and at the north west corner of Edgeware Way and Harwich Drive. The standard is identified on page 9 of City Design Standards. 4.The proposed "rolled curb" is not supported by staff and would require a variance from City Standard and from the Master Plan for this village. 5.The "modified knuckle" is a tight way of using a substandard curve. 6.Slope and building setbacks must conform to the Master Plan and to City Standards for grading. See GS - 14 and GS - 15 7.As previously mentioned in our preliminary review, staff could support the design of sidewalk only on one side. The typical section shows sidewalk on both sides and street "B" has no sidewalk on either side. Where the sidewalk meets the access ramp, use ADA access standards (similar to the street ramp shown at Edgeware Way. Associate Engineer - Land Use Review c: PRINCIPAL CIVIL ENGINEER, LAND USE DEVELOPMENT FILE: CT 97 - 4 December 17,1996 Donald S. Clurman The Clurman Company, Inc. 455 Linden Street Laguna Beach, CA 92651 SUBJECT: CALAVERA HILLS - VILLAGE L-1 Dear Mr. Clurman: The City of Carlsbad Housing Team has completed a review of your preliminary project plans for Village L-1 of the Calavera Hills Master Plan. In principle, the City supports the concept of affordable, detached single family dwelling units of greater than three- bedrooms in size. However, while we are interested in achieving affordable detached residential units within the City, the project as proposed has some major design issues which shall require resolution in order to achieve staff support of your proposal. The major design issue associated with this proposal is that the site plan to develop detached single family housing upon this constrained site is too crowded. Staff strongly suggests that the following revisions be undertaken to open up the site plan thereby emulating a more typical single family neighborhood while providing a more livable community: 1. The guest bay parking spaces are squeezed adjacent to (within 3' feet from) and between dwelling units and not proportionally distributed throughout the project. In order to address the parking distribution issue, the proposed private street should be widened to a minimum width of 32' to include parallel parking spaces along one side. With this revision, the majority of the proposed bay parking spaces could be deleted, thereby opening up the site. 2. In view of the substandard lot (exclusive use) areas, (as demonstrated by lot sizes which include lot areas of as small as 2000+ sq. ft.), the site plan should be redesigned to provide each unit with a minimum 10'wide usable side yard. As proposed, units 1, 3, 5, 7, 11 , 29, 31, and 38 do not meet this applicant proposed objective. 3. Staff is willing to support your proposal to provide a sidewalk along only one side of the street. However, because this modification reduces the distance between the proposed unit garages and the private street, it is necessary that all garages (including affordable unit garages) be setback a minimum of 18 feet from the curb face or back of sidewalk (where provided) to enable vehicles to be parked within unit driveways without encroaching into the street.