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.