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Home My WebLink AboutCT 12-03; 201 Walnut Townhomes; Tentative Map (CT)-- • ,~f~ "'-' ~ ~ CITY OF CARLSBAD LAND USE REVIEW APPLICATION P-1 fV J;J.-51 Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov APPLICATIONS APPLIED FOR: (CHECK BOXES) Development Permits D Administrative Permit JKI Coastal Development Permit (*) D Minor D Conditional Use Permit (*) D Minor D Extension D Environmental Impact Assessment D Habitat Management Permit D Minor D Hillside Development Permit (*) "t2!] Planned Development Permit m Residential D Non-Residential D Planned Industrial Permit D Planning Commission Determination D Site Development Plan D Special Use Permit ~ Tentative Tract Map D Variance D Administrative (FOR DEPT. USE ONLY) Legislative Permits (FOR DEPT. USE ONLY) CIJP ld--1'7 .PU 1J ld. -06 CT IJ..-o3 D General Plan Amendment D Local Coastal Program Amendment (*) D Master Plan D Amendment D Specific Plan 0 Amendment D Zone Change (*) D Zone Code Amendment South Carlsbad Coastal Review Area Permits D Review Permit D Administrative D Minor D Major Village Review Area Permits D Review Permit D Administrative D Minor D Major (*) = eligible for 25% discount NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS MUST BE SUBMITTED PRIOR TO 3:30P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION MUST BE SUBMITTEDPR.::.:IO::.:.R;...~:.=0:....;4::..::00::.:....:...P.:::·M:.:... ____________________________ __, ASSESSOR PARCEL NO(S).: 204-131-01,02,03 PROJECT NAME: 201 Walnut Townhomes BRIEF DESCRIPTION OF PROJECT: Demolition of existing 2 unit one story residential structure, construction of off site public improvements on three boardering streets and construction of 14 attached three story townhome residences with attached two car garages. BRIEF LEGAL DESCRIPTION: Parcel A of City of Carlsbad plat ADJ 07-25, recorded Nov. 29, 2007, as file page no. 2007-0745275 LOCATION OF PROJECT: 201 Walnut Ave., Carlsbad, CA 92008 ON THE: BETWEEN P-1 South (NORTH, SOUTH, EAST, WEST) Garfield St. (NAME OF STREET) SIDE OF AND STREET ADDRESS Walnut Ave. (NAME OF STREET) Lincoln St. (NAME OF STREET) Page 1 of6 Revised 06/12 • OWNER NAME (Print): Walnut Beach Townhomes LLC APPLICANT NAME (Print): Walnut Beach Townhomes, LLC MAILING ADDRESS: 550 West C Street CITY, STATE, ZIP: San Diego, CA 92101 MAILING ADDRESS: M TAS' 1 t 3S5 5 S:, ~ CITY, STATE, ZIP: San Diego, CA~ Cf'~/03 t4 VcJe TELEPHONE: 520.204.2066 TELEPHONE: 520.204.2066 5(.# ~ /U EMAIL ADDRESS: ajtangsoc@regentinternational.com EMAIL ADDRESS: ajtangsoc@regentinternational.com I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER INFORMATIO IS TRUE AND CORRECT TO THE BEST OF MY AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO KNO LE THE BEST OF MY KNOWLEDGE. DATE Y}l1.•( !?. DATE APPLICANT'S REPRESENTATIVE (Print): H21 Hawkins & Hawkins Architects-J. David Hawkins, AlA MAILING ADDRESS: 1005 Rosecrans Street, Suite 200, CITY, STATE, ZIP: TELEPHONE: EMAIL ADDRESS: San Diego, CA 92106 619.232.7700 X 226 david@H2asandiego.com E LEGAL REPRESENTATIVE OF THE HE ABOVE INFORMATIO IS TRUE AND Y KNOWLEDGE. IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. 1/WE CONSENT TO ENTRY FOR THIS PURPOSE. NOTICE OF RESTRICTION: PROPERTY OWNER ACKNOWLEDGES AND CONSENTS TO A NOTICE OF RESTRICTION BEING RECORDED ON THE TITLE TO HIS PROPERTY IF CONDITIONED FOR THE APPLICANT. NOTICE OF RESTRICTIONS RUN WITH THE LAND AND BIND ANY SUCCESSORS IN INTEREST. PROPERTY OWNER SIGNATURE FOR CITY USE ONLY P-1 Page 2 of6 RECEIVED AUG 1 5 2012 CITY OF CARLSBAD PLANNING DIVISION DATE STAMP APPLICATION RECEIVED RECEIVED BY: Revised 06/12 <((~ ~ CITY OF CARLSBAD PROJECT DESCRIPTION P-1(8) PROJECT NAME: 201 Walnut Townhomes APPLICANT NAME: Wlanut Beach Townhomes. LLC • Development Services Planning Division 1635 Faraday Avenue {760) 602-4610 www.carlsbadca.gov Please describe fully the proposed project by application type. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may also include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. Description/Explanation: This application is for a "Planned Development Permit", "Coastal Development Permit" and a "Tentative Map". The site is located at 201 Wlanut Avenue and is bounded on three sides by Walnut Avenue, Garfield Street and Lincoln Street. To the south are existing single and multi-family residential. The property consist of .783 acres (34,107 s.f.) with a relatively flat grade. An existing residential duplex on Lincoln Street will be demolished and the remainder of the land is vacant. Four mature Canary Island Date Palms exist on Garfield and will be retained to maintain the existing streetscape context. The project consists of 14 Townhomes with attached 2 car garages. The units are three stories consisting of two and three bedrooms and range in size from 1 ,688 s.f. to 2,138 s.f. Passive common recreation areas are provided on site along with a gated motor court for access to the garages. Each unit has its front door and porch fronting on the street with a low fenced private yard and patio. In addition each unit has exterior ocean view terraces at level two and three. All of the structures are within the allowed 30' height limit consisting slab on grade wood frame construction. The architecture is based on a beach context consisting of white on white lapped wood siding, white detailed railings and trim, gray standing seam metal roofing and white framed aluminum clad wood windows. Level two and three ocean view terraces are accented with white arbors and trellises. Color accents are added at the doorways and entries. The landscaping continues the beach theme with planting comprised of coastal indigenous plants selected from a variety of textures, colors and form. The plant palette is low maintenance and is irrigated by a subsurface drip soaking system. The drip system insures uniform irrigation coverage for all planting areas and reduces water use by over 50% from normal applications. The hardscape includes enhanced paving with a "stoop" at each residential entrance. The vehicular paving design is based on recharging stormwater and nuisance water back into the local ground plane using porous pavers within the auto court. The residential units are enclosed at the street for privacy by a 66" highly durable polycarbonate fence in white tones. A smaller white picket fence (30") of the same materials enclose two common area landscapes at each corner intersection in compliance with traffic clear zones. P-1(8) Page 1 of 1 Revised 07/10 ~(~ ~ CITY OF CARLSBAD HAZARDOUS WASTE AND SUBSTANCES STATEMENT P-1(C) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Consultation of Lists of Sites Related to Hazardous Wastes (Certification of Compliance with Government Code Section 65962.5) Pursuant to State of California Government Code Section 65962.5, I have consulted the Hazardous Waste and Substances Sites List compiled by the California Environmental Protection Agency and hereby certify that (check one): ~ The development project and any alternatives proposed in this application are not contained on the ~ lists compiled pursuant to Section 65962.5 of the State Government Code. D The development project and any alternatives proposed in this application m contained on the lists compiled pursuant to Section 65962.5 of the State Government Code. APPLICANT PROPERTY OWNER Name: ,A-J TtnJ~ ~OG. Name: WAL..N"Vf FI~H IPWN H<l'llr~ Address: £.ftl WE'({ C ~ Address: ~~ ~ 0t¥t5q ~ 71-t() I Phone Number: 1"W· 'tflf. Ub~ Phone Number: ~e.,.. AddressofSite: ~.d21 WA£Nt,.[ ~· Local Agency (City and County): Ct rr (')fl ~4h2 Assessor's book, page, and parcel number: IJ. tJ 1 ·19/,. tJ I, tJ~ t?~ Specify list(s): r / );./ e f (I kl~r Regulatory Identification Number: 4o CPft. ~bJ,91 1 "iZ',.t 1~ Dateoflist: dv~. ~ ~/'(, The Hazardous Waste and Substances Sites List (Cortese List) is used by the State, local agencies and developers to comply with the California Environmental Quality Act requirements in providing information about the location of hazardous materials release sites. P-1(C) Page 1 of 2 Revised 07/10 ENVIRONMENTAL INFORMATION FORM (To be Completed by Applicant) Date Filed: <;$ -1-;--/ ~ (To be completed by City) ApplicationNumber(s): CT f~·o.?/J?t!D \~#C.DP /J.-11 I General Information 1. Nameofproject: 201 Walnut Townhomes 2. Name of developer or project sponsor: Walnut Beach Townhomes, LLC Address: ____ s_s_o __ w_e_s_t __ c ___ s_t_r_e_e_t __________________________________ __ City, State, Zip Code: ---=S:...=a:::n::.......:D:..:i:.:e::..;g;;Lo::....!...., _C=A::...:_---=:9.=2:..=1:...:0:...:1:...._ ____________________ _ PhoneNumber: _______ s_2 __ o_._2_0_4_._2_0_6_6 ________________________________ __ 3. Name of person to be contacted concerning this project: David Hawkins Address: _____ 1_o_o_s __ R_o_s_e_c __ r_a_n_s __ s_t_r_e_e __ t_, __ s_u_i_t_e __ 2 __ o_o __________________ __ City,State,ZipCode: San Diego, CA 92016 PhoneNumber: ______ 6_1_9 __ ._2_3_2_._7_7_o_o __ x __ 2_2_6 __________________________ ___ 4. Address of Project: ___ 2 __ 0_1 __ W_a_l_n_u_t __ A __ v_e_. ______________________________ __ Assessor's Parcel Number: ___ 2_0_4_-_1_3 __ 1_-_0_1_•_0_2_•_0_3 ________________________ _ 5. List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: Coastal Development Permit, Planned Development Permit, Tentative Map 6. Existing General Plan Land Use Designation: _RH _____________________________ _ 7. 8. 9. Existing zoning district: R-3 Multi-Family Residential, Beach Area Overlay Existing land use(s): _____ M_u_l_t __ i_-_F_a_m_i_l__:y:._R_e __ s_i_d_e_n_t_J._· a_l ____________________ __ Proposed use of site (Project for which this form is filed): Multi-Family Residential Project Description 10. Site size: ____ 3_4 __ , 1 __ 0_7 __ s_._f_. ___ ( _. _7_8_3 __ a_c_r_e_s __ ) ----------------------------- 11. Proposed Building square footage: 27,133 s.f. Living, 6,268 s.f. Garages 12: Number of floors of construction: _____ 3 __________________________________ __ 13. Amount of off-street parking provided: __ 2_8 __ + __ 4__:g=..u_e_s_t ________________ ___ 14. Associated projects: ___ N_o_n_e ________________________________________ __ P-1(0) Page 2 of4 Revised 07/10 15. If residential, include the number of units and schedule of unit sizes: _1_4_T_o_t_a_l ____ _ A-1 (2)2,120 s.f. A-2 (1)2,138 s.f. B-1 (5)1,987 s.f. B-2 (3)1,855 s.f. c (1)1,855 s.f. ; D (1)1,688 s.f. E (1)1,712 s.f. See plans for additional info. 16. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, and loading facilities: --------------------- NA 17. If industrial, indicate type, estimated employment per shift, and loading facilities: _____ _ NA 18. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project: -------- NA 19. If the project involves a variance, conditional use or rezoning applications, state this and indicate clearly why the application is required: -------------------- NA P-1(0) Page 3 of4 Revised 07/10 Are the following items applicable to the project or its effects? Discuss all items checked yes (attach additional sheets as necessary). Yes No 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial D [1J alteration of ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or D [1J roads. 22. Change in pattern, scale or character of general area of project. D 0 23. Significant amounts of solid waste or litter. D []: 24. Change in dust, ash, smoke, fumes or odors in vicinity. D ~ 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or D ~ alteration of existing drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. D []! 27. Site on filled land or on slope of 1 0 percent or more. D [:xJ 28. Use of disposal of potentially hazardous materials, such as toxic substances, D [XI flammables or explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, D etc.). 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). 31. Relationship to a larger project or series of projects. Environmental Setting Attach sheets that include a response to the following questions: D D 32. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted. 33. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set-back, rear yard, etc.). Attach photographs of the vicinity. Snapshots or polaroid photos will be accepted. Certification I hereby certify that the statements furnished above and in the attached exhibits information required for this initial evaluation to the best of my ability, and that the information presented are true and correct to the best of my kn nd b · Date: d \ \~ f 1-z For: j. f2A.VII? [4A'N~t t.J S P-1(0) Page4 of4 Revised 07/10 W.ASTS MANAGEMENT December 14, 2012 Mr. Hawkins, Waste Management is in receipt of your project design for the 14 unit townhome development at the corner of Walnut Avenue and Garfield in Carlsbad. After a review we find that we will be able to access the bins for service. However, we do have some concerns that need to be pointed out. On your current plan, the trash enclosure is at the end of a long driveway, with no exit access, except to back up and conduct a right angle turn before proceeding forward out onto the public right away. This is a safety concern due to the risk of pedestrians and vehicle traffic while having to perform backing. The second concern we have is the stability of the pavement in the area where our trucks need to travel. The weight of our vehicles can weigh up to 58,000 lbs., which is the legal maximum weight per California DOT. If the pavement is not built to standard and withstand the weight of these vehicles, damage may occur, and Waste Management will not be liable for the damage or repair of the driveways. We appreciated the chance to review the plan before your submittal. If you have any questions, please contact me at 760-754-4120. Sincerely, Lori Somers Community & Municipal Relations Representative Coast Waste Management .,.,AIITII MANAGEMENT February 7, 2013 J. David Hawkins, AlA LEED AP BD+C, NCARB Hawkins + Hawkins Architects, Inc. 1005 Rosecrans Street, Suite 200 San Diego, CA 92106 Subject: Trash Enclosure Location-Walnut & Garfield, Oceanside Dear David, WASTE MANAGEMENT OF NORTH COUNTY 2141 Oceans1de Blvd. Oceanside, CA 92054 (800) 596-7444 (760) 754-4109 Fax Thank you for the opportunity to review the site plan for your project as it relates to trash and recycling services. The site plan you recently sent on February 5, 2013 has been reviewed by Waste Management and has been confirmed we can service this location from where you show the enclosure to be located. Please keep in mind we will most likely drive straight into the courtyard area of the complex and back up around the corner where the enclosure is located, service the bins and drive forward and turn right to exit the property. If you have any questions you may call me at 760-754-4120. Sincerely, £~ Lori Somers Community & Municipal Relations Representative From evervdav collection to environmental nrotPcnnn. Think nrPPn!" Think WnctP MnnnnPmPnt "(~>·· -~ CITY OF CARLSBAD TIME LIMITS ON DISCRETIONARY PROJECTS P-1(E) PLEASE NOTE: Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Time limits on the processing of discretionary projects established by state law do not start until a project application is deemed complete by the City. The City has 30 calendar days from the date of application submittal to determine whether an application is complete or incomplete. Within 30 days of submittal of this application you will receive a letter stating whether this application is complete or incomplete. If it is incomplete, the letter will state what is needed to make this application complete. When the application is complete, the processing period will start upon the date of the completion letter. If you have any questions regarding application submittal requirements (i.e., clarification regarding a specific requirement or whether all requirements are necessary for your particular application) please call (760) 6 2-4610. Applicant Signature: -=a~r-=--::z::;!!:~:;illll~,....---------- Staff Signature: Date: To be stapled with receipt to the application P-1(E) Page 1 of 1 Revised 07/10 I HEREBY CERTlFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE sv::;2l. :~ ~rif'ltr..f(!VHI.s,..~-~,L,Jr/-4/~ DATE: t/zr!tL RECEIVED BY DATE: ~-3 0-/';). City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 11111111111111111111111~111111111111111111111111111~1111~11 /0/0'I.Io Applicant: WALNUT BEACH TOWNHOMES LLC Description Amount CT120003 106.20 Receipt Number: R0091054 Transaction ID: R0091054 Transaction Date: 08/30/2012 Pay Type Method Description Amount Payment Check 106.20 Transaction Amount: 106.20 General Receipts PERMITS -PERMITS ~ Trans/Rcpt#: R0091054 SET #: CT120003 Last Name: WALNUT BEACH TOWNHOMES LLC Am.t: Sub Total: Tot: Srce: Walk-In Division: PRMT 1 @ 106.20 106.20 106.20 Path: q:\permitsplus\app\defrpmt <35/10 #4-1> 1224301-1 30Auql2 03:47PM 106.20 *0005* 1 ITEMS: AHT DUE $106.20 Check#: 101036 see trans #4 106.20 Check • -------------------·--- OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT ASSESSMENT WORKSHEET 1. Applicant Name and Address: AJTangsoc Walnut Beach Townhomes, LLC 550 West C Street San Diego, CA 92101 2. Off-Site or Combined Project Name: Tavarua Apartments 3. Description of Project with Inclusionary Housing Obligation: The project consists of 14 Townhomes with attached 2 car garages. The units are three stories consisting of two and three bedrooms and range in size from 1,688 s.f. to 2,138 s.f. Passive common recreation areas are provided on site along with a gated motor court for access to the garages. Each unit has its front door and porch fronting on the street with a fenced private yard and patio. In addition each unit has exterior ocean view terraces at level two and three. 4. Proposed On-Site Affordable Housing Project Description (if any): NA 5. Proposed Off-Site Project Description: Tavarua Apartments 6. Description of On-Site Project Constraints: Due to the proximity of the project to Carlsbad beach and Carlsbad Village, the town homes will warrant a commensurate value to this location. We are planning to sell these town homes from a range of $700,000 to $900,000 depending on the SF of the homes. With these homes being 2 bedrooms, an affordable home would have to sell for $195,000. If we were to take the lower price point of the projected sales price ($700,000}, that would mean that 201 Walnuts project would have to subsidize $505,000 per unit or 1,010,000 gross for the project. This would put the project in fmancial hardship and would threaten the viability of the project. Our initial projections have this project being able to move forward with paying $244,000 in inclusionary fees. As you know with this economy, it is very hard for numbers to pencil out and even with the $244,000 in our projection we are at our internal rate of return for our investors. If the project has to subsidize $1,010,000 in building 2 inclusionary units, it would push this project to an unacceptable margin with our investors. With that said, we are requesting that this project, because of its location, be approved to purchase two inclusionary credits within the city of Carlsbad in order to move forward with the project. .·.l~ "'' ~ ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information M.Yn be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person A\~~·""'-lCV\')~\ Corp/Part ~ .. '""\ ~cc ... ~ ,-'-"~......_, U..<.. Title o ... ,cA. Title _____________ _ Address o. <'.».., \'\ . .'S'o"i .~s"' ,\:c)'!c. <', Address \>o t',....c, \'l.I)Q"\ ,~c,. ~·S\..:o ( t.. ~1.\\' ~hl... 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of Abb persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person A\f"'~"'"'-\c..,.~c•<. Title e..,..~ Address o. ~ \\..c;bC\ S ~.... \>u).:o (, ~\\'\ Corp/Part \..)~~,\".,\ ~"-c.\. '\ovl\~~ U...<... Title. _____________ _ Address. ____________ _ Page 1 of2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit!Trust Non Profit!Trust. _________ _ Title __________ _ Title _____________ _ Address _________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes l x-l No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page2 of2 Revised 07/10 ... , . 11194 TRUE COPY CERTIFICATION (Government Code 27361.7) .... _ San Diego Place of Execution I certify under penalty of perjury that this material is a true copy of the original material contained in this document · ICJ I d-~ I ~ Date Signature of Declarant Type or Print Name Public Record Order: Non-Order Search Doc: 50:2010 00585657 Pagel of S Created By: mlstewart Printed: S/25/2012 1:31:47 PM PST '- ..;· .. 0 LEGAL DESCRIPTION EXHIBIT •A• Ticor Title eomJJ 7 9 5 ORDER NO.: 22-49798-CD THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: A PORTION OF THUM LANDS, TRACT 216, IN THE CITY OF CARlSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915. TOGETHER WITH THOSE PORTIONS OF WALNUT AVENUE AND UNCOLN STREET VACATED BY RESOLUTION NO. 96-59, A RESOLUTION OF THE CITY COUNCL OF THE C1TY OF CARLSBAD, A. CERTIFIED COPY RECORDED APRIL 2, 1996 AS FILE NO. 1996-o163S78 OF OFFICIAL RECORDS, ALL AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED APRIL 18, 2007 AS FILE NO. 2007.0261639 OF OFFICAL RECORDS, ALL DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT 216, SAID POINT BEING 30.00 FEET, MEASURED AT RIGHT ANGL£S, TO THE CENTERLINE OF GARFIELD STREET AND 410.00 FEET, MEASURED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE SOUTHEASTERLY ALONG THE NORTHEASTERLY RIGHT-QF-WAY UNE OF GARFIELD STREET SOUTH 34°33'00" EAST 66.69 FEET; THENCE LEAVING SAID NORTHEASTERLY RIGHT·OF· WAY UNE NORTH 55°26'37" EAST 91.00 FEET; THENCE NORTH 3-4°33'00• WEST 76.68 FEET, TO THE SOUTHEASTERLY RIGHT· OF-WAY UNE OF WALNUT AVENUE, SAID POINT BEING 30.00 FROM THE CENTERUNE OF SAID STREET; THENCE SOUTHWESTERLY ALONG SAID RIGHT·OF-WAY UNE SOUTH 55-27'00" WEST 71.00 FEET, TO THE BEGINNING OF A TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 20.00 FEET; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 20.9-4 FEET THROUGH A CENTRAL ANGLE OF 60°00'00" TO A POINT ON A NON-TANGENT UNE, SAID POINT BEING 40.00 FEET FROM THE CENTERUNE OF WALNUT AVENUE, THE RADIAL BEARING AT SAID POINT BEING SOUTH 85°27'00" WEST; THENCE SOUTH 55°27'00" WEST 2.68 FEET TO THE POINT OF BEGINNING. PARCEL 2: A PORTION OF THUM LANDS, TRACT 216, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915, AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED APRIL 18, 2007, AS FILE NO. 2007· 02616-40 OF OFFICIAL RECORDS, AND AS DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT 216, SAID POINT BEING 30.00 FEET, MEASURED AT· RIGHT ANGLES, TO THE CENTERUNE OF GARFIELD STREET AND 410.00 FEET, MEASURED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE SOUTHEASTERLY ALONG THE NORTHEASTERLY RIGHT·OF-WAY UNE OF GARFIELD STREET SOUTH 34°33'00" EAST 66,.69 FEET TO THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID NORTHEASTERLY RIGHT-oF-WAY UNE NORTH 55°26'37" EAST 91.00 FEET; THENCE SOUTH 3-4°33'00'· EAST 66.68 FEET; THENCE SOUTH 55°26'14" WEST 91.00 TO THE NORTHEASTERLY RIGHT-oF-WAY UNE OF GARFIELD STREET, SAID POINT BEING 30.00 FEET FROM THE CENTERUNE OF SAID STREET; ntENC£ NORTHWESTERLY ALONG THE SOUTHEASTERLY RIGHT-oF WAY UNE OF GARFIELD STREET NOR1li 34°33'00" WEST 66.69 FEET TO THE TRUE POINT OF BEGINNING. PARCEL 3: A PORTION OF THUM LANDS, TRACT 216, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915. TOGETHER WITH THOSE PORTIONS OF WALNUT AVENUE AND UNCOLN STREET VACATED BY RfSOWTION NO. 96-59, A RESOLUTION OF THE CITY COUNOL OF THE CITY OF CARlSBAD, A CERTIFIED COPY RECORDED APRIL 2, 1996 AS FILE NO. 1996-0163578 OF OFFICIAL RECORDS, ALL AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPliANCE RECORDED APRIL 18, 2007 AS FILE NO. 2007-o2616o41 OF OFFICIAL RECORDS, ALL DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT 216, SAID POINT BEING 30.00 FEET, MEASURED AT RIGHT ANGLES, TO THE CENTERUNE OF GARFIELD STREET AND 410.00 FEET, MEASURED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE NORTHEASTERLY ALONG THE SOlTTHEASTERLY RIGHT-QF-WAY UNE OF WALNUT AVENUE NORTH 55°27'00" WEST 2.68 FEET TO THE BEGINNING OF A NON TANGENT CURVE, THE Publlc Rec:ord Order: Non-order Search Doc: 50:2010 00585657 Page4of5 Created By: mlstewart Printed: 5/25/2012 1:31:47 PM PST ... . I LEGAL DESCRimON EXHIBIT"A"(C~NUED) 11cor 11tle Company ORDeR NO.: 2249798-CD 11796 RADIAL BEARING TO SAID POINT BEING NORTH 85°27'00" EAST; THENCE ALONG SAID CURVE 20.94 FEET THROUGH A CENTRAL ANGLE OF 60-00'00" TO A POINT ON A TANGENT UNE, SAID POINT BEING 30.00 FEET SOUTHERLY FROM THE CENTERLINE OF WALNUT AVENUE; THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY UNE OF SAID WALNUT AVENUE NORTH 55°27'00" EAST 71.00 FEET TO THE TRUE POINT OF BEGINNING; THeNCE CONTINUING ALONG SAID RIGHT-OF-WAY UNE NORTH 55°27'00" EAST 81.00 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY, HAVING A RADIUS OF 20.00 FEET; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 31.42 FEET THROUGH A CENTRAL ANGLE OF 90000'00" TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY UNE OF UNCOLN STREET, SAID POINT BEING 30.00 FEET FROM THE CENTERUNE OF SAID UNCOLN STREET; THENCE ALONG SAID SOUTHWESTERLY RIGHT• OF-WAY UNE SOUTH 34°33'00" EAST 190.01 FEET; THENCE SOUTH 55°25'51" WEST 10.00 FEET TO THE MOST EASTERLY CORNER OF SAID TRACT 216; THENCE ALONG THE SOUTHERLY UNE OF SAID TRACT 216 SOUTH 55°25'51" WEST 91.00 FEET; THENCE NORTH 34°33'00" WEST 210.04 FEET TO THE TRUE POINT OF BEGINNING. APN NOS. 204·131-01, 204·131·02, AND 204-131-Q3 Public Record Order: Non-Order Search Doc: 50:2010 00585657 Page 5 ofS Created By: mistewart Printed: 5/25/2012 1:31:47 PM PST .. e D 0 C *' 2012-0279729 llllllllliiiiiiiiM II IIIII 1-tllllllllft 1111 MAY 11,2012 4:17PM RECORDING REQUESTED BY OFFICIAL RECORDS SAN DIEGO COUNTV RECORDER'S OFRCE Erneal J. Dronenbulg. Jr .. COUNTV RECORDER Ticor Title Compauy Escrow No. 63177-LV FEES: 3..00 OC: DC TAX: N.D. 11206 PAGES: 4 WHEN RECORDED, RETURN TO 111111111111111111 Walnut Beach Townhomcs, LLC do Icon Properties, LLC P.O. Box 12508 San Diego. California 9210 I S Above For Recorder's Usc Assessor's Parcel Nwnbcrs: 204-131-01,204-131-02, and 204-131-03 Documentary Transfer Tax Declared By Separate Statement; Revenue &: Taxation Code Section 11932 GBANJDEED FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, WALNUT BEACH HOMES CORP .• a California corporation ("Grantor"), grants to WALNUI' BEACH TOWNHOM£S. LLC, a California limited liability company ("Grantee"), the real property situated in the City of Carlsbad, County of San Diego, State of California, described on Exhibit "I" attached hereto and by this reference made a part hereot: subject to general and special real property taxes and assessments not delinquent and all matters of record. IN WITNESS WHEREOF, said Grantor has caused its name to be affixed hereto and this instrument to be executed by its officers thereunto duly authorized. DATED: April 13. 2012 Seller WALNUT BEACH HOMES CORP .• a California corporation J _) By:, ____ ,....-____ _ j/}'IA?Yl ~ Taras Tanpoc:.Jr. aka Its: ____________ _ -I-4113-2379-G39 v. I ---------- Public R.cc:ord Order: Non-order Search Doc: 50:2012 00279729 Page1of4 Created By: mlstewart Printed: 5/25/2012 1:31:48 PM PST STATE OF I:£Yf::!A COUNTY OF e, MA ) ) ss. ) 11207 0n "t ... I(. ... Z. ot 2-before me, C./t M \~c. E MM SHA \.C. ,r\I>~ ... H~'tt- (here Jnsef'l name and title of the oflicer), personally appeared Tt+~MA S 't&J~ac.. , who proved to me on the basis of satisfactory evidence to be the ~whose namc£1r.-.subseribed to the within insaument and acknowledged to me that bolell:t'&laqe executed the same in hiiA'·Msk authorized capaci~ and thai by hialb•'&llsir si~ on the instrumont the pcrsonJJ1. or the entity upon behalf of wbich the pcrsonJJ1 acted, executed tbe instrument. I certifY UDder PENALTY OF PERJURY UDder the Jaws of the State ofGalir-Ha that the foregoing paragraph is true and correct. f1...'l-o"' "' WITNESS my hand and official seal. STATE OF CALIFORNIA ) ) ss. ) COUNrY OF ..5A..a.. Jniy On '1/tll/k , . before me, IJo1. L 1 • TU+ A/1~ .s:, ~ J tYJitC (here insef'l name and title of t officer), pcrsonal1y appeared ~ . who proved to me on the basis of satisfactory evidence tobe~ i&Jaro subscribed to the within instrument and acknowledged to me that he/~ executed the same in bislh.tfheir-authorized capaci~). and that by hisltteP!thcir si~ on the instrument the ~ or the entity upon behalf of which the personEtsractcd, executed the insCnlnleDt. I certifY UDder PENALTY OF PERJURY UDder the laws of the State of California that the foregoing paragraph is true aud correct WITNESS my hand and official seal. -2-411).~··· -------------. ------···· Public Record Order: Non-Order Search Doc: 50:2012 00279729 Page2of4 Created By: mlstewart Printed: 5/25/2012 1:31:49 PM PST PRELI~ARY'REPORT YOI,IR REFERENCE: EXHIBIT" A" LEGAL DESCRIPTION Tic:or Title Company of California ORDER NO.: 00063177..016-CCI 11208 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN TiiE COUNlY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: A PORTION OF THUM LANDS. TRACT :ZI6,1N THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915. TOGETHER WITH THOSE PORTIONS OF WALNUT AVENUE AND LINCOLN STREET VACATED BY RESOLUTION NO. 96-59, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, A CERTIFIED COPY RECORDED APRIL :Z, 1996 AS FILE NO. 1996-0163578 OF OFFICIAL RECORDS, ALL AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED APRIL 18 :Z007 AS FILE NO. :Z007-0:Z61639 OF OFFICIAL RECORDS, ALL DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT 116, SAID POINT BEING 30.00 FEET, MEA'iURED AT RIGHT ANGLES, TO THE CENTERLINE OF GARFIELD STREET AND 40.00 FEET, MEASURED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE SOUTHEASTERLY ALONG THE NOKTHEASTERLY RIGHT-OF WAY LINE OF GARFIELD STREET SOUTH 34°33'00" EAST 66.69 FEET; THENCE LEAVING SAID NORTHEASTERLY RIGHT-OF-WAY LINE NORTH 550:Z6'3711 EAST 91.00 FEET; THENCF. NOKTH 34°33'00" WEST 76.68 FEET, TO THE SOUTHEASTERLY RIGHT· OF·WAY LINE OF WALNUT AVF.NUE, SAID POINT BEING 30.00 FROM THE CENTERLINE OF SAID STREET; THENCE SOUTHWESTeRLY ALONG SAID RIGHT OF-WAY LINE SOUTH 550:Z7'00" WEST 71.00 FEET, TO THE BEGINNING OF A TANGENT CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF :ZO.OO FEET; THENCE ALONG SAID CURVE AN ARC DISTANCE OF :Z0.94 FEET THROUGH A CENTRAL ANGLE OF 60000'00'· TO A POINT ON A NON-TANGENT LINE, SAID POINT BEING 40.00 FEET FROM THE CENTERLINE OF WALNUT AVENUE, THE RADIAL BEARING AT SAID POINT BEING SOUTH 8SO:Z7'00" WEST; THENCE SOUTH 55027'00" WEST :Z.68 FEET TO THE POINT OF BEGINNING. PARCELl: A PORTION OF THUM LANDS, TRACT :ZI6, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CAUFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915, AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED APRIL 18, :Z007, AS FILE NO. :Z007-0261640 OF OFFICIAL RECORDS, AND AS DESCRIBED AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT :ZI6, SAID POINT BEING 30.00 FEET, MEASURED AT RIGHT ANGLES. TO THE CENTERLINE OF GARFIELD STREET AND 40.00 FEET, MEASURED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE SOUTHEASTERLY ALONG THE NORTHEASTERLY RIGHT -OF WAY LINE OF GARFIELD STREET SOUTH 340J3'00" EAST 66,.69 FEET TO THF. TRUE POINT OF BEGINNING; THENCE LEAVING SAID NORTHEASTERLY RIGHT-OF· WAY LINE NORTH 550:Zii'37" EAST 91.00 FEET; THENCE SOUTH 34°33'00'-EAST 66.68 FEET; THENCE SOUTH 550:Z6'14" WEST 91.00 TO THE NORTHEASTERLY RIGHT-OF-WAY LINE OF GARFIELD STREET, SAID POINT IIEING 30.00 FEET FROM THE CENTERLINE OF SAID STREET; THENCE NORTHWESTERLY ALONG THE SOUTHEASTERLY RIGHT..OF WAY LINE OF GARFIELD STREET NORTH 34°33'00" WEST 66.69 FEET TO THE TRUE POINT OF BEGINNING. PARCELl: A PORTION OF THUM LANDS, TRACT :ZI6,1N THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1681, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 9, 1915. TOGETHER WITH THOSE PORTIONS OF CLTA Preliminary Rc:pon Fonn-Modified (11117106) Page 3 Public Rec:ord Order: Non-order Search Doc: 50:2012 00279729 Page 3 of4 CreatEd By: mlstewart Printed: 5/25/2012 1:31:49 PM PST . . PREl.IMINARY.REPORT YOUR REFHkENCE: EXHIBIT A (Continued) Ticor Title Company of California ORDER NO.: 0006Jin-OI6-CCI 11209 WALNUT AVENUE AND LINCOLN STREET VACATED BV RESOLUTION NO. 96-59, A RESOLUTION OF THI': CITY COUNCIL OF THE CITV OF CARLSBAD, A CERTIFIED COPY RECORDED APRIL 1, 1996 AS FILE NO. 1996-0163571 OF OFFICIAL RECORDS, ALL AS SET FORTH IN THAT CERTAIN CERTIFICATE OF COMPLIANCE RECORDED APRIL 18, 2007 AS FILE NO. 2007..0261641 OF OFFICIAL RECORDS, ALL DESCRIBEIJ AS FOLLOWS: BEGINNING AT THE WESTERLY CORNER OF SAID TRACT 216, SAID POINT BEING 30.00 FEET, MEASU,ED AT RIGHT ANGLES, TO THE CENTERLINE OF GARFIELD STREET AND 40.00 FEET, MEASU~ED AT RIGHT ANGLES, FROM WALNUT STREET; THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT-QF WAY LINE OF WALNUT AVENUE NORTH 55"27'00" WEST 2.68 FEET TO THE BEGINNING OF A NON TANGENT CURVE, THE RADIAL BEARING TO SAID POINT BEING NORTH 85027'00" EAST; THENCE ALONG SAID CURVE 20.94 FEET THROUGH A CENTRAL ANGLE OF 61)000'00" TO A POINT ON A TANGENT LINE, SAID POINT BEING 30.00 FEET SOUTHERLY FROM THE CENTERLINE OF WALNUT AVENUE; THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WA\' LINE OF SAID WALNUT AVENUE NORTH 55"27'00" EAST 71.00 FEET TO THE TRUE POINT OF BE<iiNNING; THENCE CONTINUING ALONG SAID RIGHT· OF-WAY LINE NORTH 55"27'00" EAST 81.80 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY, HAVING A RADIUS OF 20.00 FEET; THENCE ALONG SAID CURVE AN ARC DISTANCE OF 31.42 FEET THROUGH A CENTRAL ANGLE OF 9()000'00" TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF LINCOLIII STREET, SAID POINT BEING 30.00 FEET FROM THE CENTERLINE OF SAID LINCOLN STREET; THENCE ALONG SAID SOUTHWESTERLY RIGHT· OF-WAY LINE SOUTH J4033'00" EAST 190.01 FEET; THENCE SOUTH SS0%5'51" WEST 10.00 FEET TO THE MOST EASTERLY CORNER OF SAID TRACT 216; THENCE ALONG THE SOUTHERLY LINE OF SAID TRACT 216 SOUTH 55"25'51" WEST 91.00 FEET; mENCE NORTH 34°33'00" WEST 110.04 FEET TO THE TRUE POINT OF BEGINNING. APN: 204-131-CU-00, 204-131-03-00,204-131..02-00 CL TA Prc:uninary Repor1 Form-Modi lied ( 11117/06) Pagc4 Public Record Order: Non-Order Search Doc: 50:2012 00279729 Page 4 of4 Created By: mlstewart Printed: 5/25/2012 1:31:49 PM PST ---~-· -------------------, ,............_ TITLEP.INT Printed: SI2SI20 12 I :31 :03 PM PST Searched: SI2SI20 12 I :30:00 PM Tax Scan:h San Diego, California Assessor's Pan:cl 204-131-0 1-00 Tax Year: 2011·2012 Payment as of: OS/22120 12 Printed By: mistcwart APN: Described As: Address: City: Billing Address: Assessed Owner(s): Search As: Tax Rate Area: 104-131-01-00 ST CLSD&MOST WLY PAR PER ROS 3938 IN TCT 116 001681 GARFIELDST CARLSBAD P 0 BOX 11508 SAN DIEGO CA 91111 WALNUT BEACH HOMES CORP Tax ID 104-131 Parcell 09000 Value Order: Non..Qrdcr Search Co: Chicago Title Dept: San Diego· Residential CRN: 0002100001 TO: John Hall Created By: mistcwart Conveyance Date: Land: 500,000.00 Conveying Instrument: 10/19/2010 585657 Use Code: Improvements: Date Transfer Acquired: Personal Property: Vesting: Region Code: Fixtures: Year Built: Flood Zone: Inventory: Year Last Modified: Zoning Code: Taxability Code: Exemptions Homeowner: Square Footage Tax Rate: Inventory: Land: Personal Property: Improvements: Religious: Bill#: All Other: Tax Defaulted: Issue Date: Net Taxable Value: 500,000.00 Total Tax: l Parcel Status: Account 3 511911 511914 601001 601009 601011 671748 675448 04/10/1011 Exempt: NO Special Lien Description TOTAL SPECIAL ASSMTS CO MOSQUITOIRA T CTRL MOSQUITO VECTOR CONT CARLSBAD LIGHT DIST CARLSBAD LTG & LDSCP CARLSBD ST LTG/LDSCP WATER STANDBY CHARGE CWA WTRAVAILCOSTA Assessed Owner(s): WALNUT BEACH HOMES CORP Situs: Installment lst 1nd Total Supplemental Bill#: Issue Date: Effective Date: Amount -611.58 -611.58 -1,113.16 o.oo 0.00 0.00 Due Date 01131/2011 05/31/2011 809-409-47-90 Land 11/13/1011 Improvements Total Pagelof2 Status Balance 11/05/1011 Value 5,459.18 Amount 85.14 3.00 1.46 14.84 8.34 36.10 11.50 10.00 0.00 0.00 Printed: S/2S/20 12 I :31 :03 PM PST Searched: S/2S/20 12 I :30:00 PM Printed By: mistcwart Open Orders Company Ticor Title Department San Diego Tax Search San Diego, California Assessor's Parcel 204·131-0 1..00 Tax Year: 2011·2012 Payment as of: OS/22/20 12 Title Unit 22 Order No. 63177 Order: Non-Order Search Co: Chicago Title Dept: San Diego· Residential CRN: 0002100001 TO:JobnHall Created By: mistcwart Date Created 04/1612012 THIS INFORMATION IS PROVIDED FOR CUSTOMER SERVICE PURPOSES ONLY. PROPERTY INSIGHT DOES NOT WARRANT, NOR GUARANTEE THE ACCURACY NOR COMPLETENESS OF THE INFORMATION SHOWN ON THIS REPORT *** END OF REPORT *** Page 2 of 2 APN: Printed: S/2S/20 12 I :32:20 PM PST Searcbed: S/2S/20 12 I :3 2:00 PM Printed By: mistcwan 104-131-01-00 ·~ TITLEP.INT Tax Search San Diego, California Assessor's Pan:ci204·131-02-00 Tax Year: 2011-2012 Payment as of: OS/22/20 12 Described As: Address: SELY PAR OF 1 WLY PAR AS PER ROS 3938 TCf 116 001681 GARFIELDST City: Billing Address: Assessed Owner(s): Search As: Tax Rate Area: Use Code: Region Code: Flood Zone: Zoning Code: Taxability Code: Tax Rate: Bill#: Issue Date: lst 2nd I Parcel Status: Account 3 511911 511914 601001 601009 601011 671748 675448 CARLSBAD P 0 BOX 11508 SAN DIEGO CA 91111 WALNUT BEACH HOMES CORP Tax ID 204-131 Parcell 09000 Land: Improvements: Personal Property: Fixtures: Inventory: Value Exemptions Homeowner: Inventory: Personal Property: Religious: All Other: Net Taxable Value: 181.95 04/10/lOll Exempt: NO Special Lien Description TOTAL SPECIAL ASSMTS CO MOSQUITO/RAT CTRL MOSQUITO VECfOR CONT CARLSBAD LIGHT DIST CARLSBAD LTG & LDSCP CARLSBD ST LTGILDSCP WATER STANDBY CHARGE CWA WTRAVAILCOSTA OWNERSHIP ~I.u.,.n..:•.:. 500,000.00 500,000.00 PAID 1 Assessed Owner(s): WALNUT BEACH HOMES CORP Situs: Installment lst 2nd Total Supplemental Bill #: Issue Date: Effective Date: Amount -611.58 -611.58 -1,223.16 0.00 0.00 05/31/1011 809-409-48-00 Land 11/l3/l011 Improvements Total Pagelof2 Status Order: Non-Order Search Co: Chicago Title Dept: San Diego-Residential CRN: 0002100001 TO: John Hall Crested By: mistewan Conveyance Date: 10/l9/l010 Conveying Instrument: 585657 Date Transfer Acquired: Vesting: Year Built: Year Last Modified: Square Footage Land: Improvements: Tax Defaulted: Total Tax: Type: Secured ll/05/1011 Value Balance 5,459.18 Amount 85.14 3.00 1.46 14.84 8.34 36.10 11.50 10.00 Printed: S/2S/2012 1:32:20 PM PST Searched: S/2S/2012 I :32:00 PM Printed By: mistewart Open Orders Company Ticor Title Department San Diego Tax Search San Diego, California Assessor's Parcel204-13t-02-00 Tax Year: 2011-2012 Payment as of: OS/22/20 12 Title Unit 22 Order No. 63177 cnd~:Non~erSearch Co: Chicago Title Dept: San Diego· Residential CRN: 0002100001 TO: John Hall Created By: mistewart Date Created 04/16/2012 THIS INFORMATION IS PROVIDED FOR CUSTOMER SERVICE PURPOSES ONLY. PROPERTY INSIGHT DOES NOT WARRANT, NOR GUARANTEE THE ACCURACY NOR COMPLETENESS OF THE INFORMATION SHOWN ON THIS REPORT *** END OF REPORT *** Page 2 of 2 Printed: S/2S/2012 I :33:07 PM PST Scarchcd: SI2SI2012 1:32:00 PM '~ TITLEP81NT Tax Search Printed By: mlstewart San Diego, California Assessor's Parcel 204-131-03-00 Tax Year: 2011-2012 Payment u of: OS/22120 12 APN: Described As: Address: City: Billing Address: Assessed Owner( s ): Search As: Tax Rate Area: Use Code: Region Code: Flood Zone: Zoning Code: Taxability Code: Tax Rate: Bill#: Issue Date: 1st 2nd I Parcel Status: Account 3 511911 511914 601001 601009 601011 672748 675448 204-131..03-00 ST CLSD&ELY 91 Ff PER ROS 3938 IN TCT 216 001681 3335 LINCOLN ST 45 CARLSBAD P 0 BOX 12508 SAN DIEGO CA 92112 WALNUT BEACH HOMES CORP Tax ID 204-131 Parcell 09000 Land: Improvements: Personal Property: Fixtures: Inventory: Value Exemptions Homeowner: Inventory: Personal Property: Religious: All Other: Net Taxable Value: Exempt: NO Special Lien Description TOTAL SPECIAL ASSMTS CO MOSQUITOIRA T CTRL MOSQUITO VECTOR CONT CARLSBAD LIGHT DIST CARLSBAD LTG & LDSCP CARLSBD ST LTG/LDSCP WATER STANDBY CHARGE CWA WTRAVAILCOSTA Page 1 of 2 1,055,000.00 45,000.00 1,100,000.00 Order: Non-Order Scan:h Co: Chicago Title Dept: San Diego-Residential CRN: 0002100001 TO: John Hall Created By: mistewart Conveyance Date: Conveying Instrument: Date Transfer Acquired: Vesting: Year Built: Year Last Modified: Square Footage Land: Improvements: Tax Defaulted: Total Tax: 10/29/2010 585657 11,912.66 Amount 89.98 3.00 6.20 14.84 8.34 36.10 11.50 10.00 I 2nd Total Printed: 512512012 I :33:07 PM PST Searched: 5125120 I 2 I :32:00 PM Printed By: mistewart Tax Search San Diego, California Assessor's Parcei204-131-03-00 Tax Year: 2011-2012 Payment as of 05122120 12 Tax Due To: OWNERSHIP CHANGE Tax Year: 2011 WALNUT BEACH HOMES Comment: CORP Amount Due Date 698.94 69.89 08/01/2011 698.94 79.89 11130/2011 1,397.88 149.78 Supplemental Bill#: 809-356-52-20 Land Status PAID PENALTY PAID Issue Date: 06/01/2011 Improvements Effective Date: Total Open Orders Company Department Title Unit Order No. Ticor Title San Diego 22 63177 Value Order: Non-Qrdcr Search Co: Chicago Title Dept: San Diego· Residential CRN: 0002100001 TO: John Hall Created By: mistewart Type: Secured Balance 10/0512011 Date Created 04/16/2012 THIS INFORMATION IS PROVIDED FOR CUSTOMER SERVICE PURPOSES ONLY. PROPERTY INSIGHT DOES NOT WARRANT, NOR GUARANTEE THE ACCURACY NOR COMPLETENESS OF THE INFORMATION SHOWN ON THIS REPORT *** END OF REPORT *** Page 2 of 2 1927 Fifth Avenue San Diego, CA 92101 p 619.308.9333 F 619.308.9334 2033 East Grant Road Tucson, AZ 85719 p 520.325.9977 F 520.293.3051 www.reconenvironmental.com RECON An Employee-Owned Company May 25, 2012 Mr. AJ Tangsoc Regent International P.O. Box 12508 San Diego, CA 92112 2027 Preisker Lane, Ste. G Santa Maria, CA 93454 p 619.308.9333 F 619.308.9334 Reference: 201 Walnut Avenue Noise Analysis (RECON Number 6704) Dear Mr. Tangsoc: The proposed project is located at 201 Walnut Avenue in the city of Carlsbad, California, adjacent to Walnut Avenue between Garfield Street and Lincoln Street. The proposed project would construct 14 townhomes on a 5,000-square-foot lot. Figure 1 shows the regional location of the project, and Figure 2 shows an aerial photograph of the project vicinity. Figure 3 shows the proposed site plan. As requested, we have prepared this noise assessment to evaluate the potential for existing and future exterior noise levels at the project site to exceed 60 Community Noise Equivalent Level (CNEL). The City's noise contour map for the area indicates that the project site may be exposed to future noise levels greater than 65 CNEL due to nearby rail traffic and vehicle traffic on Carlsbad Boulevard. Therefore, the City has requested an assessment of noise levels at the project site. -·~ -.. * • .. • • .. -~· .. .,. ,....,. 1111 • Applicable Standards and Definition of Terms The noise descriptors used for this study are the 1-hour average-equivalent noise level (Leq[11), and the Community Noise Equivalent Level (CNEL). The 1-hour average-equivalent noise level (Leq<1>) is the level of a steady sound which, in the stated time period and at a stated location, has the same A-weighted sound energy as the time-varying sound. In other words, the hourly equivalent sound level is the A-weighted sound level over a 1-hour period. The CNEL is a 24-hour A- weighted average sound level from midnight to midnight obtained after the addition of 5 dB to sound levels occurring between 7:00P.M. and 10:00 P.M. and of 10 dB to the sound levels occurring between 10:00 P.M. and 7:00A.M. A-weighting is a frequency correction that often correlates well with the subjective response of humans to noise. The 5 dB and 10 dB penalties added to the evening and nighttime hours account for the added sensitivity of humans to noise during these time periods. ' lae San Marcos Los Penasquitos Canyon Presv * Project Location REC ON M:IJOBS416704\common_gislfig1.mxd 5/23/2012 sab FIGURE 1 Regional Location REC ON 0 Feet c::J Project Boundary 0 Noise Measurement Point FIGURE 2 Aerial Photograph of Project Site and Vicin ity and Noise Measurement Location M:IJOBS4\6704\common_gis\fig2_nosltr.mxd 5/23/2012 sab \ \ \ \ \ \~ \<$) ~ \~ \ G-6., \~ \ / CJ Project Boundary REC O N M:\JOBS4\6704\common_gislfig3_nosltr.mxd 5/23/2012 sab 0 ~!!!!!Fe'e·t ----40 ~ FIGURE 3 Proposed Site Plan Mr. AJ T angsoc Page 5 May 25, 2012 Traffic noise levels are regulated by the Noise Element of the City of Carlsbad General Plan. City of Carlsbad. Policy C.5 of the City of Carlsbad Noise Element states (City of Carlsbad 1994): ... sixty (60) dBA CNEL is the exterior noise level to which all residential units should be mitigated ... Interior noise levels should be mitigated to 45 dBA CNEL when openings to the exterior of the residence are open or closed. If openings are required to be closed to meet the interior noise standard, then mechanical ventilation shall be provided. Interior noise levels for multi-family residences are also regulated by Title 24 of the California Code of Regulations. California Code of Regulations. Title 24 of the California Code of Regulations requires for multi- family structures: 1207.11.2 Allowable interior noise levels. Interior noise levels attributable to exterior sources shall not exceed 45 dB in any habitable room. The noise metric shall be either the day-night average sound level (Ldn) or the CNEL consistent with the noise element of the local general plan .... Worst-case noise levels, either existing or future, shall be used as the basis for determining compliance with this section. Future noise levels shall be predicted for a period of at least 10 years from the time of building permit application. 1207.11.4 Other noise sources. Residential structures to be located where the Ldn or CN EL exceeds 60 dB shall require an acoustical analysis showing that the proposed design will limit exterior noise to the prescribed allowable interior level. 1207.12 Compliance .... If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify a ventilation or air-conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling unit or guest room noise reduction. Existing Conditions and Noise Measurement Noise levels at the project site were measured in 2007 using one Larson-Davis Model 720 Type 2 Integrating Sound Level Meter, serial number 0274. The following parameters were used: Filter: Response: Time History Period: A-weighted Fast 5 seconds The meter was calibrated before the day's measurements. One ground-floor measurement (five feet above the ground) was taken for 20 minutes. The measurement was made adjacent to Walnut Avenue, as shown on Figure 2. A Coaster commuter train passby and aircraft overflights were Mr. AJ Tangsoc Page 6 May 25, 2012 noted during the measurement. but noise levels attributable to these events were minimal. Traffic on the adjacent roadways was also minimal, whereas traffic on Carlsbad Boulevard was free- flowing, but barely audible. The noise measurement was taken on the project site on Thursday, August 13, 2007, between the hours of 4:19P.M. and 4:39P.M. The weather was warm and sunny with no measurable wind. The on-site noise was due to background vehicle traffic on Carlsbad Boulevard, occasional vehicle traffic on Walnut Avenue and the adjacent cross streets, aircraft including a helicopter, and a passing Coaster commuter train at high speed. The noise measurement data are contained in Attachment 1 . During the 20-minute measurement period, the average noise level was 54.0 dB(A) Leq· During the Coaster passby, the average noise level was 47.3 dB(A) Leq over the 10-second passby period, which equates to a sound exposure level (SEL) of 57.3 dB(A). Figure 4 shows a plot of the noise measurement. As seen in Figure 4, the Coaster passby is not easily discernable from the overall ambient noise. The most distinct noise source measured was a helicopter flying near the project site. Assessment of Future Noise Levels Rail Traffic As indicated, the measured noise levels include free-flowing traffic on Carlsbad Boulevard and limited rail activity. The rail activity observed during the measurement was a single Coaster commuter train passby. Other rail traffic that uses the tracks, but that was not observed during the measurement interval, includes Amtrak passenger trains and Burlington Northern-Santa Fe freight trains. While the Coaster runs only during commuting hours (approximately between 5:30 A.M. and 7:30P.M.), this other rail traffic occurs throughout the day, evening, and night. Since Amtrak or freight train noise was not measured at the project site, a comparison of Coaster noise was made with other noise measurement data in RECON's database as follows: 1. Noise measurements taken for the Poinsettia Shores project in the City of Carlsbad (RECON 1997) show a Coaster passby average noise level of 72.8 dB(A) over a 20- second passby interval, and an Amtrak passby average noise level as high as 80.0 dB(A) over a 30-second passby interval (both measurements were taken at a distance of approximately 1 00 feet from the tracks). These can be converted into S E Ls over a one- second interval, which equate to SELs of 85.8 and 94.8 dB(A) at approximately 100 feet for the Coaster and Amtrak passbys, respectively. 2. For a project in the city of San Diego, noise levels for an Amtrak passenger train passby and a freight train passby were calculated to be 101.5 and 110 dB(A) SEL, respectively, at a distance of 45 feet from the tracks (RECON 2007). Using this measurement and analysis data, it can be inferred that the SEL for a freight train passby is approximately 8.5 decibels louder than an Amtrak passby, which is approximately 9 decibels louder than a Coaster passby. Based on the measured Coaster passby SEL of 57.3 dB(A) at the project site, this would result in anticipated Amtrak and freight train passby SELs at the project site of 66.3 and 74.8 dB(A). respectively. Based on the Pacific Surfliner (Amtrak) schedule, a northbound and southbound train could pass the project site in a single one-hour period. Although the schedule for freight trains is not consistent, it is unlikely that more than one freight train would pass by the project site in a single hour. Therefore, if a freight train were to also e e ~ dB(A) n 0 ww.:::...:::..0101CT>CT>-.....J-.....J 001001001001001 iZ 16:19:30 V> A ~ I 16:20:25 ~ ::; '3 J5 ;; I 16:21:20 ~ ~ '2. I 16:22:15 "' 16:23:10 16:24:05 16:25:00 16:25:55 16:26:50 16:27:45 16:28:40 -1 -· 3 16:29:35 CD 16:30:30 16:31:25 16:32:20 16:33:15 16:34:10 16:35:051 (") 0 OJ (/) 16:36:00 ~. I ··! .···r I I ..... ~ I ro 16:36:551 I II! :t ,.l.l J I c::;· 0 z I "'C ..... Q. ro ..., (/) 16:37:50 ro s., I 16:38:45 ro -~ G) ~ c ro ;:o 3 rn ro ~,:::... Mr. AJ Tangsoc Page 8 May 25, 2012 pass by the project site during the same hour as two Amtrak trains, the overall hourly average Leq due to Amtrak and freight trains at the project site would be 40.3 dB(A) based on the following formula: L6q(l) = SEL + 10 X log(numer of n"B'nts per hour) -10 x log(number of seconds per hour) Further, during rush hour, a maximum of four Coaster passbys could occur during a single one- hour period. Using the formula above, the maximum hourly average Leq at the project site due to Coaster passby noise would be 27.8 dB(A). Therefore, if all of this rail traffic were to occur in a single hour (e.g., 7 train passbys). the combined Amtrak, freight train, and Coaster worst-case hourly Leq at the project site would be 40.5 dB(A). If it were (unrealistically, but conservatively) assumed that this average hourly rail noise level was to occur every hour in a 24-hour period, the resulting rail traffic noise level would be 4 7.2 CNEL at the project site, computed using the following formula: ( ~ ~'8+5 night+11l) 12 X 10 ill + 3 X 10---rD + 9 X 10 ill CNEL = 10 x log 24 ' Where, day= daytime Leq(1l eve = evening Leq(1) night= nighttime Leq(1) Roadway Traffic As indicated, the average measured noise level on the project site during the 20-minute measurement interval was 54.0 dB(A) Leq· Subtracting out the Coaster passby noise still results in an average hourly noise level of 54.0 dB(A) Leq (i.e., the single Coaster passby did not substantially influence the overall measured average noise level). It is assumed that this "remaining" noise is due primarily to background traffic noise levels and is representative of the average hourly daytime noise level due to traffic. The day, evening, and nighttime vehicle traffic distribution was assumed to be 77 percent, 10 percent, and 13 percent, respectively. With these assumptions, the CNEL due to traffic is approximately two decibels above the average daytime hourly equivalent noise level. The existing daytime noise level was converted to a CNEL value by this method. Therefore, the resulting existing CNEL at the project site due to traffic noise is approximately 56 CNEL. Existing and future traffic volumes on Carlsbad Boulevard were obtained from the San Diego Association of Governments (SANDAG) Traffic Forecast Information Center (TFIC). The TFIC contains traffic volume forecast data for years 2008, 2020, 2035, and 2050. Carlsbad Boulevard carried 19,200 average daily traffic (ADT) in 2008 and is projected to carry 17,800 ADT in 2020, 21,900 in 2035, and 23,400 ADT in 2050 (SANDAG 2012). For a worst-case analysis, a future Mr. AJ Tangsoc Page 9 May 25, 2012 traffic volume of 23,400 ADT was used. This would represent an increase in vehicle traffic noise of less than one decibel, as shown by the equation below. !l = 10 X log ( AI11'/u"'n) = 10 X log (za.~Do) = 0 .B6 dB 1401' IZIStlllg 19.~DO Although vehicle counts were not taken during the noise measurement, even if future traffic volumes were double those that occurred during the measurement. this would result in a three- decibel increase in the measured traffic noise and future noise levels at the project site due to traffic would remain less than 60 CNEL (a doubling in traffic volume from that which occurred during the measurements would result in a traffic noise level of 59 CNEL at the project site). Combined Noise Levels As discussed, worst-case anticipated noise levels on the project site due to rail traffic are anticipated to be less than 47.2 CNEL. Even if future traffic volumes on the area roadways were double those that occurred during the noise measurement (actual traffic volumes are anticipated to increase only by approximately 22 percent). future traffic noise levels on the project site are anticipated to be less than 59 CNEL. Combining these worst-case rail and vehicle traffic noise levels result in a total noise level of 59.3 CN EL on the project site. As such, even with the conservative assumptions used in this assessment, it is anticipated that future noise levels on the project site will be within the City's exterior noise level of 60 CNEL. Since exterior noise levels are projected to be less than 60 CNEL, an interior noise analysis is not required to meet the City or State Building Code requirements. Furthermore, standard residential construction techniques will provide 15 to 20 dB reduction of exterior noise levels to an interior receiver. Therefore, future interior noise levels at the project site can be assumed to be 45 CNEL or less due to exterior sources. If you should have any questions regarding this assessment. please do not hesitate to contact me. Sincerely, Jessica Fleming Acoustical Analyst JLFeab Attachment Mr. AJ Tangsoc Page 10 May 25, 2012 References Cited City of Carlsbad 1994 Noise Element. City of Carlsbad General Plan. RECON 1997 2007 Noise Technical Report for Poinsettia Shores, City of Carlsbad, California. RECON Number 2966N. December 17. A-1 Self Storage Noise Analysis, City of San Diego, California. RECON Number 4465N. March 20. San Diego Association of Governments (SANDAG) 2012 Traffic Forecast Information Center. Series 12 2050 Traffic Volume Forecast. Years 2008, 2020, 2035, and 2050. Website accessed May 22, 2012. ATTACHMENT C:\NOISE\LARDAV\SLMUTIL\13SEP 16.bin Interval Data - Me as Site Location Number Date Time Duration Leq SEL Lmax Lmin Peak Uwpk ---------------------------------------------- 0 0 13Sep 07 16:19:30 29.8 57.2 71. 9 65.9 44.1 76.2 0.0 0 0 13Sep 07 16:20:00 60.0 46.4 64.2 54.8 42.6 71.9 0.0 0 0 13Sep 07 16:21:00 60.0 50.5 68.3 59.6 42.9 72.5 0.0 0 0 13Sep 07 16:22:00 60.0 50.3 68.1 66.8 42.6 78.2 0.0 0 0 13Sep 07 16:23:00 60.0 50.6 68.4 66.3 42.6 77.1 0.0 0 0 13Sep 07 16:24:00 60.0 50.9 68.6 55.8 43.7 67.0 0.0 0 0 13Sep 07 16:25:00 60.0 4 9. 2 67.0 63.1 43.2 82.7 0.0 0 0 13Sep 07 16:26:00 60.0 48.1 65.9 63.7 42.9 77.6 0.0 0 0 13Sep 07 16:27:00 60.0 49.0 66.7 61.5 42.8 77.0 0.0 0 0 13Sep 07 16:28:00 60.0 50.2 67.9 58.9 43.5 70.0 0.0 0 0 13Sep 07 16:29:00 60.0 47.3 65.1 56.2 42.2 66.5 0.0 0 0 13Sep 07 16:30:00 60.0 50.3 68.0 60.0 42.4 74.3 0.0 0 0 13Sep 07 16:31:00 60.0 46.7 64.4 55.0 42.3 66.4 0.0 0 0 13Sep 07 16:32:00 60.0 47.9 65.6 61.3 43.0 83.2 0.0 0 0 13Sep 07 16:33:00 60.0 48.6 66.3 57.3 42.7 69.7 0.0 0 0 13Sep 07 16:34:00 60.0 51.6 69.4 63.3 42.9 75.4 0.0 0 0 13Sep 07 16:35:00 60.0 47.2 65.0 59.5 42.8 75.5 0.0 0 0 13Sep 07 16:36:00 60.0 65.2 82.9 73.8 46.2 87.9 0.0 0 0 13Sep 07 16:37:00 60.0 45.0 62.8 55.8 42.1 81.3 0.0 0 0 13Sep 07 16:38:00 60.0 46.1 63.9 54.6 42.1 74.5 0.0 0 0 13Sep 07 16:39:00 32.0 50.6 65.7 63.9 42.8 75.4 0.0 0 0 13Sep 07 16:40:00 59.5 49.4 67.2 59.1 43.6 73.0 0.0 0 0 13Sep 07 16:41:00 41.2 51.0 67.2 61.2 44.0 79.3 0.0 interval. doc 5/23/2012 12:59 PM I C:\NOISE\LARDAV\SLMUTIL\13SEP 16.bin Time History Data Sample Period (sec): 5.000 Me as Site Location Number Date Time Level Lmax -------------------------------------- Run Key 0 0 13Sep 07 16:19:30 49.5 58.4 0 0 13Sep 07 16:19:35 52.4 61.5 0 0 13Sep 07 16:19:40 62.5 65.9 0 0 13Sep 07 16:19:45 52.3 57.3 0 0 13Sep 07 16:19:50 56.4 62.1 0 0 13Sep 07 16:19:55 56 0 7 60.6 0 0 13Sep 07 16:20:00 48.0 54.8 0 0 13Sep 07 16:20:05 49.6 53.1 0 0 13Sep 07 16:20:10 46.8 51.9 0 0 13Sep 07 16:20:15 47.8 53.1 0 0 13Sep 07 16:20:20 44.8 53.3 0 0 13Sep 07 16:20:25 44.0 46.9 0 0 13Sep 07 16:20:30 43.6 45.0 0 0 13Sep 07 16:20:35 45.4 47.2 0 0 13Sep 07 16:20:40 44.9 47.1 0 0 13Sep 07 16:20:45 46.1 49.7 0 0 13Sep 07 16:20:50 45.4 48.1 0 0 13Sep 07 16:20:55 46.2 49.4 0 0 13Sep 07 16:21:00 44.8 47.6 0 0 13Sep 07 16:21:05 44.9 48.0 0 0 13Sep 07 16:21:10 45.4 55.4 0 0 13Sep 07 16:21:15 43.8 44.5 0 0 13Sep 07 16:21:20 45.0 46.7 0 0 13Sep 07 16:21:25 45.6 46.9 0 0 13Sep 07 16:21:30 48.3 50.1 0 0 13Sep 07 16:21:35 53.5 59.6 0 0 13Sep 07 16:21:40 55.8 59.5 0 0 13Sep 07 16:21:45 50.5 53.7 0 0 13Sep 07 16:21:50 54.0 56.3 0 0 13Sep 07 16:21:55 50.9 53.1 0 0 13Sep 07 16:22:00 46.0 49.7 0 0 13Sep 07 16:22:05 43.4 44.5 0 0 13Sep 07 16:22:10 43.8 44.6 0 0 13Sep 07 16:22:15 46.4 49.9 0 0 13Sep 07 16:22:20 48.8 50.6 0 0 13Sep 07 16:22:25 47.3 49.3 0 0 13Sep 07 16:22:30 44.0 45.0 0 0 13Sep 07 16:22:35 44.3 45.3 0 0 13Sep 07 16:22:40 44.7 46.6 0 0 13Sep 07 16:22:45 45.4 46.1 0 0 13Sep 07 16:22:50 45.7 47.1 0 0 13Sep 07 16:22:55 60.0 66.8 0 0 13Sep 07 16:23:00 56.7 65.1 0 0 13Sep 07 16:23:05 50.1 56.1 0 0 13Sep 07 16:23:10 54.5 57.1 0 0 13Sep 07 16:23:15 50.8 53.9 0 0 13Sep 07 16:23:20 44.5 46.2 0 0 13Sep 07 16:23:25 43.3 44.1 0 0 13Sep 07 16:23:30 43.3 44.0 0 0 13Sep 07 16:23:35 44.0 45.0 0 0 13Sep 07 16:23:40 45.5 46.6 0 0 13Sep 07 16:23:45 45.6 46.9 0 0 13Sep 07 16:23:50 47.0 47.9 0 0 13Sep 07 16:23:55 46.2 47.1 0 0 13Sep 07 16:24:00 48.6 51.3 0 0 13Sep 07 16:24:05 48.0 49.2 0 0 13Sep 07 16:24:10 50.0 51.2 0 0 13Sep 07 16:24:15 51.5 53.6 0 0 13Sep 07 16:24:20 52.5 54.2 0 0 13Sep 07 16:24:25 51.4 54.4 0 0 13Sep 07 16:24:30 54.5 55.8 0 0 13Sep 07 16:24:35 52.8 54.8 0 0 13Sep 07 16:24:40 51. 6 53.3 0 0 13Sep 07 16:24:45 49.2 50.2 0 0 13Sep 07 16:24:50 46.7 48.8 0 0 13Sep 07 16:24 55 45.0 46.7 0 0 13Sep 07 16:25 00 52.9 58.9 0 0 13Sep 07 16:25 05 55.0 59.0 0 0 13Sep 07 16:25 10 45.5 47.3 0 0 13Sep 07 16:25 15 47.2 50.6 0 0 13Sep 07 16:25 20 45.9 49.9 0 0 13Sep 07 16:25 25 47.6 54.7 0 0 13Sep 07 16:25 30 46.2 47.9 0 0 13Sep 07 16:25 35 45.2 46.5 timehist.doc 5/23/2012 12:59 PM I 0 0 13Sep 07 16:25:40 45.9 48.0 0 0 13Sep 07 16:25:45 48.4 50.2 0 0 13Sep 07 16:25:50 48.1 51.8 0 0 13Sep 07 16:25:55 50.4 63.7 0 0 13Sep 07 16:26:00 50.9 58.5 0 0 13Sep 07 16:26:05 44.4 45.8 0 0 13Sep 07 16:26:10 45.6 47.0 0 0 13Sep 07 16:26:15 47.0 49.3 0 0 13Sep 07 16:26:20 50.3 54.0 0 0 13Sep 07 16:26:25 48.7 52.8 0 0 13Sep 07 16:26:30 48.0 50.0 0 0 13Sep 07 16:26:35 49.5 51.3 0 0 13Sep 07 16:26:40 48.0 51.3 0 0 13Sep 07 16:26:45 45.5 46.7 0 0 13Sep 07 16:26:50 44.6 46.0 0 0 13Sep 07 16:26:55 43.9 44.9 0 0 13Sep 07 16:27:00 44.6 47.5 0 0 13Sep 07 16:27:05 45.9 54.3 0 0 13Sep 07 16:27:10 43.7 45.3 0 0 13Sep 07 16:27:15 44.3 45.4 0 0 13Sep 07 16:27:20 45.9 49.2 0 0 13Sep 07 16:27:25 45.6 48.5 0 0 13Sep 07 16:27:30 45.1 48.5 0 0 13Sep 07 16:27:35 49.7 57.2 0 0 13Sep 07 16:27:40 49.9 54.4 0 0 13Sep 07 16:27:45 55.5 61.5 0 0 13Sep 07 16:27:50 50.0 57.0 0 0 13Sep 07 16:27:55 48.3 51.4 0 0 13Sep 07 16:28:00 51.7 55.1 0 0 13Sep 07 16:28:05 49.6 52.9 0 0 13Sep 07 16:28:10 56.0 58.9 0 0 13Sep 07 16:28:15 53.0 56.1 0 0 13Sep 07 16:28:20 49.6 55.6 0 0 13Sep 07 16:28:25 45.9 47.1 0 0 13Sep 07 16:28:30 45.8 48.0 0 0 13Sep 07 16:28:35 44.8 48.0 0 0 13Sep 07 16:28:40 45.3 48.3 0 0 13Sep 07 16:28:45 45.8 47.8 0 0 13Sep 07 16:28:50 48.2 50.4 0 0 13Sep 07 16:28:55 48.0 49.5 0 0 13Sep 07 16:29:00 45.6 49.1 0 0 13Sep 07 16:29:05 45.6 48.3 0 0 13Sep 07 16:29:10 50.2 53.7 0 0 13Sep 07 16:29:15 47.8 53.6 0 0 13Sep 07 16:29:20 44.9 47.1 0 0 13Sep 07 16:29:25 44.1 46.1 0 0 13Sep 07 16:29:30 43.0 44.0 0 0 13Sep 07 16:29:35 43.0 43.8 0 0 13Sep 07 16:29:40 44.1 48.7 0 0 13Sep 07 16:29:45 47.0 50.7 0 0 13Sep 07 16:29:50 47.0 51.4 0 0 13Sep 07 16:29:55 52.9 56.2 0 0 13Sep 07 16:30:00 55.8 60.0 0 0 13Sep 07 16:30:05 52.5 54.8 0 0 13Sep 07 16:30:10 53.6 57.0 0 0 13Sep 07 16:30:15 50.4 53.4 0 0 13Sep 07 16:30:20 49.6 52.1 0 0 13Sep 07 16:30:25 47.0 49.9 0 0 13Sep 07 16:30:30 43.4 44.2 0 0 13Sep 07 16:30:35 42.9 43.7 0 0 13Sep 07 16:30:40 44.8 47.1 0 0 13Sep 07 16:30:45 49.1 52.5 0 0 13Sep 07 16:30:50 46.8 49.9 0 0 13Sep 07 16:30:55 43.6 44.2 0 0 13Sep 07 16:31:00 44.7 46.3 0 0 13Sep 07 16:31:05 49.5 51.7 0 0 13Sep 07 16:31:10 48.2 52.0 0 0 13Sep 07 16:31:15 44.2 45.4 0 0 13Sep 07 16:31:20 43.7 45.5 0 0 13Sep 07 16:31:25 44.2 44.9 0 0 13Sep 07 16:31:30 44.4 46.0 0 0 13Sep 07 16:31:35 43.3 44.2 0 0 13Sep 07 16:31:40 43.3 45.0 0 0 13Sep 07 16:31:45 45.1 50.7 0 0 13Sep 07 16:31:50 46.4 49.2 0 0 13Sep 07 16:31:55 51. 9 55.0 0 0 13Sep 07 16:32:00 52.1 53.7 0 0 13Sep 07 16:32:05 49.6 59.3 0 0 13Sep 07 16:32:10 50.5 61.3 0 0 13Sep 07 16:32:15 48.6 50.5 0 0 13Sep 07 16:32:20 45.5 48.7 timehist.doc 5/23/2012 12:59 PM 0 0 13Sep 07 16:32:25 45.4 46.3 0 0 13Sep 07 16:32:30 47.9 49.6 0 0 13Sep 07 16:32:35 46.1 47.7 0 0 13Sep 07 16:32:40 44.7 46.0 0 0 13Sep 07 16:32:45 44.6 45.5 0 0 13Sep 07 16:32:50 44.3 45.6 0 0 13Sep 07 16:32:55 44.5 45.6 0 0 13Sep 07 16:33:00 43.9 44.9 0 0 13Sep 07 16:33:05 43.5 44.1 0 0 13Sep 07 16:33:10 44.1 44.7 0 0 13Sep 07 16:33:15 43.3 44.0 0 0 13Sep 07 16:33:20 43.5 44.5 0 0 13Sep 07 16:33:25 50.0 53.5 0 0 13Sep 07 16:33:30 51.3 55.3 0 0 13Sep 07 16:33:35 52.5 54.5 0 0 13Sep 07 16:33:40 53.1 57.3 0 0 13Sep 07 16:33:45 45.8 50.0 0 0 13Sep 07 16:33:50 47.0 51.0 0 0 13Sep 07 16:33:55 45.5 48.1 0 0 13Sep 07 16:34:00 45.1 46.3 0 0 13Sep 07 16:34:05 46.0 47.1 0 0 13Sep 07 16:34:10 45.5 47.6 0 0 13Sep 07 16:34:15 44.3 45.2 0 0 13Sep 07 16:34:20 45.1 46.4 0 0 13Sep 07 16:34:25 47.7 49.2 0 0 13Sep 07 16:34:30 47.0 49.3 0 0 13Sep 07 16:34:35 44.8 46.2 0 0 13Sep 07 16:34:40 46.7 48.9 0 0 13Sep 07 16:34:45 59.5 63.3 0 0 13Sep 07 16:34:50 56.7 63.1 0 0 13Sep 07 16:34:55 43.9 45.7 0 0 13Sep 07 16:35:00 44.3 46.3 0 0 13Sep 07 16:35:05 44.3 46.1 0 0 13Sep 07 16:35:10 48.5 53.4 0 0 13Sep 07 16:35:15 51.5 54.4 0 0 13Sep 07 16:35:20 47.6 48.9 0 0 13Sep 07 16:35:25 44.2 46.8 0 0 13Sep 07 16:35:30 44.4 46.6 0 0 13Sep 07 16:35:35 46.0 47.6 0 0 13Sep 07 16:35:40 46.4 49.9 0 0 13Sep 07 16:35:45 48.9 59.4 0 0 13Sep 07 16:35:50 45.2 46.2 0 0 13Sep 07 16:35:55 48.3 55.9 0 0 13Sep 07 16:36:00 52.5 59.4 0 0 13Sep 07 16:36:05 48.5 50.1 0 0 13Sep 07 16:36:10 52.6 54.3 0 0 13Sep 07 16:36:15 56.2 60.9 0 0 13Sep 07 16:36:20 65.3 66.4 0 0 13Sep 07 16:36:25 67.4 69.7 0 0 13Sep 07 16:36:30 72.2 73.8 0 0 13Sep 07 16:36:35 70.2 73.1 0 0 13Sep 07 16:36:40 62.3 65.1 0 0 13Sep 07 16:36:45 56.6 58.4 0 0 13Sep 07 16:36:50 54.3 56.8 0 0 13Sep 07 16:36:55 50.2 51.7 0 0 13Sep 07 16:37:00 46.0 47.4 0 0 13Sep 07 16:37:05 44.4 45.8 0 0 13Sep 07 16:37:10 43.0 43.9 0 0 13Sep 07 16:37:15 43.8 45.3 0 0 13Sep 07 16:37:20 43.2 43.8 0 0 13Sep 07 16:37:25 43.1 46.2 0 0 13Sep 07 16:37:30 44.0 51.0 0 0 13Sep 07 16:37:35 42.8 45.8 0 0 13Sep 07 16:37:40 43.0 45.1 0 0 13Sep 07 16:37:45 45.9 48.2 0 0 13Sep 07 16:37:50 49.1 52.0 0 0 13Sep 07 16:37:55 46.0 55.8 0 0 13Sep 07 16:38:00 42.9 43.8 0 0 13Sep 07 16:38:05 46.4 54.6 0 0 13Sep 07 16:38:10 47.1 50.5 0 0 13Sep 07 16:38:15 49.4 52.1 0 0 13Sep 07 16:38:20 44.5 46.5 0 0 13Sep 07 16:38:25 44.6 49.6 0 0 13Sep 07 16:38:30 44.2 45.2 0 0 13Sep 07 16:38:35 44.5 45.8 0 0 13Sep 07 16:38:40 45.5 47.5 0 0 13Sep 07 16:38:45 44.8 48.9 0 0 13Sep 07 16:38:50 48.0 51. 6 0 0 13Sep 07 16:38:55 47.3 53.6 0 0 13Sep 07 16:39:00 55.6 58.9 0 0 13Sep 07 16:39:05 44.6 48.2 timehist.doc 5/23/2012 12:59 PM 0 0 13Sep 07 16 39 10 45.5 47.6 0 0 13Sep 07 16 39 15 53.7 63.9 0 0 13Sep 07 16 39 20 43.4 44.6 0 0 13Sep 07 16 39 25 44.2 48.5 0 0 13Sep 07 16 39 30 47.4 55.1 Stop Key timehist.doc 5/23/2012 12:59 PM • SCS ENGINEERS Phase I Environmental Site Assessment Assessor's Parcel Numbers 204-131-01,-02, and -03 3335 and 3345 Lincoln Street Carlsbad, California Presented to: WALNUT BEACH TOWNHOMES, LLC P.O. Box 12508 San Diego, California (520) 204-2066 Presented by: SCS ENGINEERS 8799 Balboa Avenue, Suite 290 San Diego, California 921 23 (858) 571-5500 May 31, 2012 Project Number: 01212152.00 Offices Nationwide www .scsengineers.com Walnut Beach Townhomes, LLC May 31,2012 Project Number: 01212152.00 Mr. Alphonse Tangsoc Walnut Beach Townhomes, LLC P.O. Box 12508 San Diego, California, 92112 Subject: Site: Phase I Environmental Site Assessment (Assessment) Assessor's Parcel Number (APNs) 204-131-01, -02, and -03 3335 and 3345 Lincoln Street Carlsbad, California Dear Mr. Tangsoc: SCS ENGINEERS SCS Engineers (SCS) is pleased to present this report (Report) ofthe Assessment of the above- described Site. This Report summarizes the results of the Assessment that was conducted in order to evaluate the Site's current environmental conditions. The work described in this Report was performed by SCS in general accordance with Exhibit 00 to the Consulting Agreement (Contract) between SCS and Walnut Beach Townhomes, LLC (Client). Exhibit 00 and the Contract were fully executed on May 1 0, 2012. Because your full understanding of the Assessment is important to us, SCS recommends that you read the Report in its entirety. However, if time does not allow you a complete reading, summaries may be found in text boxes at the end of each section (pages 8, 12, and 15), and our conclusion may be found on page 15. A glossary of terms commonly used in environmental assessment is also provided in the Appendix to this Report. SCS enjoyed working with you on this project. Providing economic environmental solutions to meet your needs is more than our goal-it is our mission and the measure of our success. If we may assist you in any way, now or in the future, please do not hesitate to call our office at (858) 571-5500. L/) ~y_; k. Ryan T. Marcos, CAC <' tJ -~ National Partner for Due Diligence SCS ENGINEERS Phose I Environmental Site Assessment e Walnut Beach Townhomes, LLC SCS ENGINEERS Table of Contents Section Page 1 Background ............................................................................................................................................. 1 2 Standards Background ......................................................................................................................... 1 3 Objective ................................................................................................................................................. 3 4 Scope of Services .................................................................................................................................. 3 Site Reconnaissance ................................................................................................................................ 3 Generallnformation .................................................................................................................... 4 Site Building .................................................................................................................................. 4 Site Grounds ................................................................................................................................. 4 Hazardous Materials/Petroleum Products .............................................................................. 4 Hazardous Wastes ...................................................................................................................... 4 Indications of Releases of Hazardous Materials/Wastes or Petroleum Products .......... .4 On-Site Utilities ............................................................................................................................ 5 Site Research ........................................................................................................................................... 5 DEH File Review ........................................................................................................................... 5 Review of Previous Assessment Reports ................................................................................... 5 Fire Department Records Review .............................................................................................. 6 Building Department Records Review ...................................................................................... 6 lnterviews .................................................................................................................................................. 6 User Requirements .................................................................................................................................. 7 Data Gaps in Connection With Current Site Land Use ................................................................... .7 Topography, Geology, Hydrogeology and Water Quality Survey ............................................ 8 Topography .................................................................................................................................. 8 Geology ........................................................................................................................................ 9 Hydrogeology .............................................................................................................................. 9 Water Quality Survey ................................................................................................................ 9 Site Vicinity Reconnaissance and Off-Site Source Survey ........................................................... 1 0 Current Site Vicinity Conditions .............................................................................................. 1 0 Environmental FirstSearch TM Site Assessment Report ......................................................... 1 0 California Division of Oil and Gas ............................................................................. 12 Data Gaps in Connection With Off-Site Sources .......................................................................... 12 Historical Land Use Review ................................................................................................................ 1 3 Historical Site Land Use ........................................................................................................... 1 3 Historical Site Vicinity Land Use ............................................................................................. 14 Data Gaps in Connection With the Historical Site Land Use ....................................................... 14 5 Conclusion .............................................................................................................................................. 1 5 6 Report Usage and Future Site Conditions ....................................................................................... 15 7 Likelihood Statements ......................................................................................................................... 1 6 8 Special Contractual Conditions Between User and Environmental Professional ...................... 17 9 Endnotes ................................................................................................................................................. 17 Phase I Environmental Site Assessment ii e Walnut Beach Townhomes, LLC Figure 1. Figure 2. Figure 3. List of Figures 4-Woy Site Location Mop Site ond Site Vicinity Pion Photographic Plates Appendices Phase I Environmental Site Assessment iii SCS ENGINEERS \ e Walnut Beach Townhomes, LLC SCS ENGINEERS 1 BACKGROUND Based on our conversations, a review of our in-house databases, and information provided by the Client, SCS understands that the Site consists of approximately 0.75 acre ofland in Carlsbad, California. The Site currently consists of a two-unit residential structure and vacant land. It was reported that the Client currently owns and is proposing to redevelop the Site. Redevelopment plans were reported to conceptually include the demolition of the current Site building and the construction of new residential buildings; however, specific redevelopment plans (e.g., number of buildings, building locations, soil balance, etc.) were not reported to SCS by the Client. A review of our in-house Win2Data database provided the following information in connection with the Site: APN Address Description 204-131-01 No address listed The land use if this parcel is listed as "residential acreage." 204-131-01 No address listed The land use if this parcel is listed as "residential acreage." 204-131-03 3335 to 3345 Lincoln Street This parcel is reported to be developed with a "duplex" building, which encompasses 1,61 0 square feet and which was constructed circa 1959. A review ofthe County of San Diego Department of Environmental Health (DEH) Hazardous Materials Management Division (HMMD) HE-17 database of facilities storing hazardous materials, generating hazardous wastes, and discharging unauthorized releases, dated September 2010, indicated that there is no regulatory file associated with the Site or properties adjacent to the Site. A review of a FirstSearch Report indicated that a number of facilities store or use hazardous materials, generate hazardous wastes, or have leaking underground storage tanks (LUSTs) in the Site vicinity. Please note that relevant facilities were investigated as part of this Assessment. 2 STANDARDS BACKGROUND This Assessment was conducted in general accordance with the following: • Environmental Protection Agency (EPA), 40 CFR Part 312, Standards and Practices for All Appropriate Inquiries; Final Rule (AAI); • American Society for Testing and Materials (ASTM) Standard Practice for Phase I Environmental Site Assessment Process E1527-05; and • The scope, conditions, and limitations of Exhibit 00. The Client understands that the above-referenced EPA and ASTM standards were not developed to identify all environmental risk to property. The standards were developed to allow a user (Client) to qualify for the innocent purchaser defense, bona fide prospective purchaser defense, Phose I Environmental Site Assessment 1 ' e Walnut Beach Townhomes, LLC SCS ENGINEERS and contiguous property owner defense to the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLA, a.k.a Superfund) liability. This Assessment is intended to constitute an appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice, as part of the due diligence process required by CERCLA, the Superfund Amendments and Reauthorization Act of 1986 (SARA), and the Small Business Liability Relief and Brownfields Revitalization Act of 2002 (Acts). Please note that this Assessment may initially qualify the Client for a CERCLA defense; however, after purchase, there may be "continuing obligations" that must be implemented in order to preserve this defense through the term of property ownership. There may be additional requirements under state law that also apply. The Client should contact qualified legal counsel regarding matters of liability, interpretation of the Acts, and potential continuing obligations. While it is outside the scope of this Assessment, SCS would be pleased to work with your legal counsel to develop and implement a strategy to preserve your CERCLA liability defenses through the term of your ownership. This Assessment focused on potential sources of hazardous substances and petroleum products that could be considered a recognized environmental condition1'2 and liability due to their presence in significant concentrations (e.g., above acceptable limits set by the federal, state, or local government) or due to the potential for exposure and risk due to contaminant migration and complete exposure pathways (e.g., soil vapor inhalation or groundwater ingestion). Materials that contain substances that are not currently deemed hazardous by the United States Environmental Protection Agency (U.S. EPA) or the California EPA (Cal-EPA) were not considered as part of this Assessment. Unless specifically included in SCS's scope of services, lead in drinking water, urea formaldehyde, and pressure-treated lumber are not considered in this Report, nor are building issues such as fire safety, indoor air quality (with the possible exception of vapor intrusion), mold, or similar matters. SCS did not evaluate the Site for compliance with land use, zoning, wetlands, or similar laws. This Assessment also excludes regulatory compliance, cultural and historic resources, industrial hygiene, health and safety, ecological resources, endangered species, and high-voltage power lines. This Report is not intended to be an environmental compliance audit. Hazardous substances occurring naturally in plants, soils, and rocks (e.g., heavy metals, naturally occurring asbestos, or radon) are not typically considered in these investigations. Similarly, construction debris (e.g., discarded concrete, asphalt) is not considered, unless obvious 1 Recognized environmental conditions, as defined by ASTM, include the presence or likely presence of hazardous substances or petroleum products on a property that indicate an existing release, a past release, or a material threat of release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water on the property. However, the term is not intended to include de minimis conditions. A condition considered de minimis is not a recognized environmental condition. 2 De minimis condition. An environmental condition that does not generally present a material risk of harm to the public health or the environment and that generally would not be subject to an enforcement action if brought to the attention of appropriate governmental agencies. Phase I Environmental Site Assessment 2 e Walnut Beach Townhomes, LLC SCS ENGINEERS indications suggest that hazardous substances are likely to be present in significant concentrations or likely to migrate. An evaluation of business environmental risk associated with a parcel of commercial real estate may necessitate investigation beyond that included herein. 3 OBJECTIVE The objective of the scope of services was to assess the likelihood3 that recognized environmental conditions are present at the Site as a result of the current or historical Site land use or from a known and reported off-Site source. 4 SCOPE OF SERVICES The scope of services designed and conducted to meet the objective was as follows: • Site Reconnaissance, Site Research, Interviews, and User Requirements; • Topography, Geology, Soils, Hydrogeology, and Water Quality Survey; • Site Vicinity Reconnaissance and Off-Site Source Survey; • Historical Site and Site Vicinity Land Use Review; • Identification of Data Gaps; and • Data Evaluation, Figure Preparation, and Assessment Report Preparation. SITE RECONNAISSANCE On May 17, 2012, SCS personnel conducted a Site reconnaissance to observe and document existing Site conditions.1 The general Site location is shown in Figure 1, and a Site and Site vicinity plan is shown in Figure 2. Selected color photographs of the Site and Site vicinity are presented as Figures 3a through 3d. The Site grounds and Site perimeters were systematically traversed on foot during the Site reconnaissance. Interior access to the Site building was not available during the Site reconnaissance. However, based on SCS's experience with assessments conduct at residential buildings, hazardous materials are typically limited to small retail quantities (SRQs t of general household cleaning and maintenance chemicals. 3 Statements of"likelihood" are made in this Report, based on the professional judgment ofSCS. A description of likelihood statements, as made in this Report, is included on page 16. 4 Quantities of hazardous materials in containers of 5 gallon or less, and less than 50 gallons in aggregate. Phase I Environmental Site Assessment 3 e Walnut Beach Townhomes, LLC SCS ENGINEERS General Information The following table summarizes general information in connection with the Site: APN 204-1 31 -01 , -02, and -03 Address 3335 and 3345 Lincoln Street, Carlsbad, California Area 0.75 acre Site Land Use Residential Figure Reference Figures 3a-1, 3a-2, and 3b-1 Site Building The following table summarizes information in connection with the Site building: Number of Builcfings 1 Interpreted Construction Date Circa 1959 Number of Stories 1 Construction Type Wood-framed, stucco-covered exterior walls, concrete slab-on- grade foundation Figure Reference Figure 3a-1, 3a-2, and 3b-1 Site Grounds The remainder of the Site was observed to consist of vacant land and limited landscaping. Chain- link fencing was observed at the north, east, and west Site perimeters, and a wood fence was observed at the south perimeter of the Site. Hazardous Materials/Petroleum Products No obvious indications of the use and/or storage of hazardous materials and petroleum products were observed at the Site during the Site reconnaissance; however, please see the Site Reconnaissance section above for access limitations in connection with the Site reconnaissance. Hazardous Wastes No obvious indications of the generation of hazardous wastes were observed at the Site during the Site reconnaissance; however, please see the Site Reconnaissance section above for access limitations in connection with the Site reconnaissance. Indications of Releases of Hazardous Materials/Wastes or Petroleum Products No obvious indications were observed that a release of hazardous materials/wastes or petroleum products had occurred at the Site at the time of the Site reconnaissance. Phase I Environmental Site Assessment 4 e Walnut Beach Townhomes, LLC SCS ENGINEERS On-Site Utilities Gas and Electricity Reported to be San Diego Gas and Electric (SDG&E) High-Power Transmission Lines None observed at or adjacent to the Site Storm Drains None observed at the Site Source of Heating and Cooling Reported to be SDG&E Potable Water Source Reported to be supplied by the City of Carlsbad Municipal Water District Wastewater Conveyance Reported to be operated by the City of Carlsbad Municipal Water District No SDG&E electrical transformers were observed to be located at the Site. No obvious indications of wells, cisterns, pits, sumps, dry wells, or bulk storage tanks were observed at the Site. SITE RESEARCH DEH File Review A review of the DEH HMMD HE-17 database of facilities storing hazardous materials, generating hazardous wastes, and discharging unauthorized releases, dated September 20 10, indicated that there is no regulatory file associated with the Site. In addition, the DEH was contactedii (see endnotes, you have 2 endnotes for this reference) and indicated that there are no regulatory files associated with the Site. Previous Assessment and Subsurface Assessments SCS previously prepared a report entitled, Phase I Environmental Site Assessment, Assessor's Parcel Numbers (APNs) 204-131-01, -02, and -03, 3335 and 3345 Lincoln Street, Carlsbad, California, dated March 7, 2007. This report provided the following conclusion: • "Based on a review of available information, agricultural activities were interpreted to have taken place at the Site and Site vicinity from prior to 1928 to circa 1953. The agricultural activity is interpreted to have taken place at the time that organochlorine pesticides (e.g., DDT and chlordane), toxic metals, and others were in wide general use. If the Site was, in fact, used for agricultural purposes, there is a moderate likelihood that residual concentrations of organochlorine pesticides and metals are present in the shallow surface soil beneath the Site." To assess the above-referenced potential recognized environmental condition, SCS conducted limited soil sampling activities at the Site. SCS prepared a report entitled, Limited Soil Sampling, 3335 to 3345 Lincoln Street, Carlsbad, California, dated April4, 2007. This report provided the following conclusions: • "Soil samples from three shallow soil borings collected at Site were analyzed for organochlorine pesticides (in general accordance with EPA Method 8081A) and selected Phase I Environmental Site Assessment 5 e Walnut Beach Townhomes, LLC SCS ENGINEERS toxic metals (lead, copper, and arsenic) (in general accordance with EPA Method 6010B)." • "Organochlorine pesticides were not detected (above laboratory detection limits) in the soil samples analyzed." • "Concentrations of arsenic ranged from 2.34 to 2.84 mg/kg [milligrams per kilogram], concentrations of copper ranged from 2.24 mg/kg to 3.82 mg/kg, and concentrations of lead ranged from 4.10 mg/kg to 8.59 mg/kg." • "Reported concentrations of arsenic exceed residential PRGs [preliminary remediation goals] and CHHSLs [California Human Health Screening Levels], but are below or within typical background ranges for the western United States and below hazardous waste criteria." • "The highest reported concentration of copper (3.82 mglkg) is below typical background ranges for the western Unites States, hazardous waste criteria, CHHSLs, and PRGs for residential properties." • "The highest reported concentration of lead (8.59 mglkg) is below typical background ranges for the western Unites States, hazardous waste criteria, CHHSLs, and PRGs for residential properties." Fire Department Records Review The City of Carlsbad (CFD) was contacted regarding hazardous materials/waste or underground storage tank (UST) records for the Site. The CFD reported that they have no records associated with the Site. Building Department Records Review Carlsbad Building Department (CBD) records were requested for the Site. The CBD reported that they have no records associated with the Site. INTERVIEWS The above-referenced EPA and ASTM standards require that attempts be made to conduct interviews with past and present owners and occupants of the Site to obtain information indicating recognized environmental conditions in connection with the Site. As part of this Assessment, the following contacts were interviewed. Contact Affiliation to Site Description Interview Date Mr. Alphonse T angsoc Current owner Discussed below and in the May 21, 2012 User's Requirements section below Ms. Maria Garcia Neighbor Discussed below May 17,2012 Phase I Environmental Site Assessment 6 e Walnut Beach Townhomes, LLC SCS ENGINEERS Contad AHiliation to Site Description Interview Date Mr. Jeremy McAbee Neighbor Discussed below May 17,2012 Mr. Tangsoc stated d that he was not aware of environmental cleanup liens or activity and use limitations (e.g., engineering controls, deed restrictions) that have been recorded for the Site. He was not aware of pending or threatened litigation or administrative proceedings relevant to hazardous substances or petroleum products in, on, or from the Site. He was not aware of notices from governmental entities regarding possible violations of environmental laws or possible liability relating to hazardous substances or petroleum products at the Site. Ms. Maria Garcia has been living at the property adjacent to the northeast of the Site for 12 years. Ms. Garcia indicated that the Site has been always used for residential purposes and that she was not aware of hazardous materials and petroleum products were use or storage at the Site or hazardous wastes generation at the Site. Also, to her knowledge, there have been no releases of hazardous materials, petroleum products, and/or hazardous waste at the Site. Mr. Jeremy McAbee has been living in the property adjacent to the northeast of the Site for 8 years. Mr. McAbee indicated that the Site has been always used for residential purposes and that she was not aware of hazardous materials and petroleum products were use or storage at the Site or hazardous wastes generation at the Site. Also, to her knowledge, there have been no releases of hazardous materials, petroleum products, and/or hazardous waste at the Site. USER REQUIREMENTS In order to qualify for one of the landowner liability protections offered by the Small Business Liability Relief and Brownfields Revitalization Act of 2001 (discussed in the Background section above), 40 CFR Part 312 requires that the user (Client) provide the following information to the environmental professional. Mr. Alphonse Tangsoc, completed the User Questionnaire on May 21, 2012. The following table summarizes the responses by the Client. Question Response Have environmental cleanup liens been filed or recorded against the Site? No Are activity or land use limitations in place at the Site, or have they been filed or recorded No in the registry? Does the user have specialized knowledge or experience in connection with the Site? No Does the purchase price being paid for the Site reasonably reflect the fair market value of NA the Site? Is the Client aware of commonly known or reasonably ascertainable information about the No Site, which would indicate releases or threatened releases? Are there obvious indications that point to the presence of contamination at the Site? No Notes: NA: Not applicable, the User currently owns the Site Phase I Environmental Site Assessment 7 e Walnut Beach Townhomes, LLC SCS ENGINEERS DATA GAPS IN CONNECTION WITH CURRENT SITE LAND USE Based on observations and research, and with the possible exceptions discussed below, there are no obvious indications of data gaps in connection with the current Site land use: • SCS attempted to obtain contact information for previous owners and tenants of the Site (through city directories, building department records, interviews, etc.); however, the research did not yield useable contact information (what about asking the Client). • Interior access to the Site building was not available during the Site reconnaissance. However, based on SCS's experience with assessments conduct at residential buildings, hazardous materials are typically limited to small retail quantities (SRQs) of general household cleaning and maintenance chemicals. Findings and Opinions-Current Site Land Use Based on observations and research, there is a low likelihood that a recognized environmental condition exists at the Site as a result of the current Site land use. Although not considered a recognized environmental condition, SCS has provided the following conclusions and recommendations in connection with the possible presence of asbestos containing materials (ACMs) and lead paints below. SCS understands that the Site is proposed to be redeveloped, which includes the demolition of the current Site building. Based on the reported date of construction for the Site building (circa 1959) and applicable regulation, we recommend performing an asbestos and lead paint survey at the Site buildings prior to demolition. Please note that in accordance with local requirements and regulations, and the U.S. EPA's National Emissions Standards for Hazardous Air Pollutants (NESSHAPS) 40 Code of Federal Regulations (CFR) 61, Sub-part M, Section 61.145, Standards for Demolition and Renovation, asbestos-containing materials (ACMs) must be removed from a building prior to demolition. In addition, lead paint may need to be abated and/or stabilized prior to demolition. This should be done by a licensed and qualified contractor in accordance with applicable regulations. If ACMs are found to be present, SCS strongly recommends the Client retain a third-party company, reporting directly to the Client as the Client's representative, to monitor the performance of the selected abatement contractor and the quality of work, and to "clear" the spaces upon completion of the abatement. In addition, bidding specifications should be prepared which provide performance standards for abatement requirements. TOPOGRAPHY, GEOLOGY, HYDROGEOLOGY AND WATER QUALITY SURVEY Topography A topographic map for the Site vicinity was reviewed and is summarized in the following table: 50 feet above mean sea level Slopes down to the southwest Phase I Environmental Site Assessment 8 ~ . e w alnut Beach Townhomes, LLC SCS ENGINEERS So urce G eo logy United States Geological Survey 7.5 Minute Topographic Map, San Luis Rey Quadrangle, California -San Diego County, 1968, photorevised 1975. A geological map for the Site vicinity was reviewed and is summarized in the following table: Re ortecl Formation R eportecl Description So urce H ydrogeology Pleistocene Linda Vista Formation. Pleistocene Linda Vista Formation. The Linda vista Formation is comprised of near shore marine and non-marine deposits, which are predominantly composed of interbedded sandstone and conglomerate. Geologic Map of the Northwestern Part of San Diego County, California by Siang S. Tan, 1996, Geologic Map of the Oceanside, San Luis Rey, and San Marcos Quadrangles, San Diego County, California, Plate 1, California Division of Mines and Geology. D ata regarding groundwater depth and flow direction for the Site were not readily available. In e absence of Site-specific data, groundwater depth and flow direction information was th re viewed for properties within the Site vicinity using the Regional Water Quality Control Board RWQCB) Geotracker database. The following table summarizes the results of this review: ( Pr R w So urce Approximately 0. 1 8 mile northeast of the Site 9.25 to 9.90 feet below grade Southwest County of San Diego DEH Case Closure Summary for 3235 Tyler Street, Carlsbad, California, dated August 4, 1999. Pl ac ease note that many variables influence groundwater depth and flow direction and that the tual depth and flow direction at the Site may be different than presented in this section. w ater Quality Survey T he following table summarizes the reported water quality in the Site vicinity: Re ic Subarea Re Re Re So urce El Saito (904.21) Buena Vista Creek (904.20) Carlsbad (904.00) Agricultural and industrial beneficial uses California Regional Water Quality Control Board, San Diego Region, Water Quality Control Plan for the San Diego Basin, September 8, 1 994, with amendments effective prior to April 25, 2007 Ph ase I Environmental Site Assessment 9 • e Walnut Beach Townhomes, LLC SCS ENGINEERS SITE VICINITY RECONNAISSANCE AND OFF-SITE SOURCE SURVEY Current Site Vicinity Conditions The following table summarizes land use and observations in the immediate Site vicinity. iii For the purpose of this Report, the immediate Site vicinity includes those properties judged to be adjacent5 to the Site. Direction Land Use Comments North Single-family residences (SFRs) No obvious indications of the use, (3288 Garfield Street and 3283 Lincoln storage, or generation of hazardous Avenue) (Figure 3b-2) materials/wastes or petroleum --------+------------------1 products were observed. East Multi-family residence (MFR) (325 Walnut South West Avenue) (Figure 3c-1) SFR and MFR (3340 and 3342 Garfield Street, Figure 3c-2 and 3355 Lincoln Street, Figure 3d-1 ) SFRs (3305A, 3319, 3325, and 3341 Garfield Street) (Figure 3d-2} Environmental FirstSearch™ Site Assessment Report A Site Assessment Reportiv was prepared by the FirstSearch Technologies Corporation (FirstSearch) for the Site. Local, state, and federal regulatory databases were reviewed for the Site and for those facilities within up to one mile of the Site. The FirstSearch report was reported to have been prepared in general accordance with the ASTM standard for the regulatory database review for Phase I Environmental Site Assessments. The locations of the referenced facilities relative to the Site are shown on FirstSearch's "Map of Sites within One Mile," which is included in its report. A description of the various databases, as well as the date each database was most recently updated, is included in the FirstSearch report. The FirstSearch report is included in the Appendix to this Report. Based on a review of the FirstSearch report, the following table summarizes the facilities within the selected search radii and whether the Site or a facility that was interpreted to be adjacent to the Site was listed on each database. Federal or State Government Database Search Number of On Site Adjacent Radius Reported to the Site Facilities 1.00 mile 0 No No Comprehensive Environmental Response 0.50 mile 0 No No 5 Adjacent is defined by ASTM El527-05 as any real property the border of which is contiguous or partially contiguous with that of the Site or would be contiguous or partially contiguous with that of the Site but for a street, road, or other public thoroughfare separating them. Phase I Environmental Site Assessment 10 .. e Walnut Beach Townhomes, LLC SCS ENGINEERS Federal or State Government Database Search Number of On Site Adiacent Radius Reported to the Site Facilities Compensation and Liability System (CERCUS) No Further Remedial Action Planned (NFRAP) 0.50 mile 0 No No Resource Conservation and Recovery Act-1.00 mile 0 No No Corrective Action (RCRA COR ACT) RCRA Treatment and Disposal Facilities (RCRA 0.50 mile 0 No No TSD) RCRA Generators (RCRA GEN) 0.25 mile 4 No No RCRA no longer listed facilities (RCRA NLR) 0.12 mile 0 No No Federal Engineering and Institutional Controls 0.50 mile 0 No No (IC/EC) Emergency Response Notification System (ERNS) 0.12 mile 0 No No Tribal Lands 1.00 mile 0 No No State/Tribal Sites 1.00 mile 3 No No Spills-1 990 0.12 mile 0 No No State/Tribal solid waste list (SWL) 0.50 mile 0 No No State/Tribal leaking underground storage tanks 0.50 mile 15 No No (LUST) State/Tribal underground/aboveground storage 0.25 mile 2 No No tanks (USTs/ ASTs) State/Tribal deed-restriction site listing (EC/IC) 0.25 mile 0 No No State/Tribal voluntary cleanup program (VCP) 0.50 mile 1 No No State/Tribal Brownfields 0.50 mile 0 No No State Permits 0.12 mile 0 No No State Other 0.25 mile 0 No No HW Manifest 0.12 mile 0 No No The Site was not listed in any of the databases. Off-Site facilities listed in the database report were evaluated as to their potential to impact the Site. The databases included in the FirstSearch report can be grouped into two general categories: databases reporting unauthorized releases of hazardous substances or petroleum products (e.g., Leaking Underground Storage Tanks, RCRA Corrective Action facilities, National Priorities List [a.k.a. Superfund] sites) and databases reporting permitted hazardous materials users and hazardous waste generators, for which a release has not been reported to, and recorded by, the regulatory agency. SCS evaluated each of the off-Site facilities listed in the database report as to their potential to impact the Site, based on the following factors: Phase I Environmental Site Assessment 11 e Walnut Beach Townhomes, LLC SCS ENGINEERS The bullets below are formatted correctly, they should be moved more to the left. • Reported distance of the facility from the Site;6 • The nature of the database on which the facility is listed, and/or whether the facility was listed on a database reporting unauthorized releases of hazardous materials, petroleum products, or hazardous wastes; • Reported case type (e.g., soil only, failed UST test only); • Reported substance released (e.g., chlorinated solvents, gasoline, metals); • Reported regulatory agency status (e.g., case closed, "no further action"); and/or • Location of the facility with respect to the reported groundwater flow direction (discussed in the Hydrogeology section of this Report). Based on one or more of the factors listed above, there is a low likelihood that the off-Site facilities listed in the regulatory database report represent recognized environmental conditions in connection with the Site. FirstSearch listed seven facilities as being orphans, which are facilities for which FirstSearch does not have sufficient information to accurately locate them on a map. Based on a review of the orphans, it is interpreted that none of the facilities are within requisite search radii for their reported database listings. California Division of Oil and Gas SCS personnel reviewed the California Division of Oil and Gas (DOG) Map regarding oil and gas well locations within 1 mile of the Site.v There were no wells interpreted to be located within a one-mile radius of the Site. DATA GAPS IN CONNECTION WITH OFF-SITE SOURCES Based on the Site vicinity reconnaissance and off-Site source survey, there are no obvious indications of data gaps in connection with off-Site sources. Findings and Opinions-Off-Site Source Survey Based on the off-Site source survey, several facilities in the Site vicinity were reported to have had releases of hazardous materials/waste or petroleum products. However, there is a low likelihood that a recognized environmental condition exists at the Site as a result of known and reported releases of hazardous materials/wastes or petroleum products from an off-Site source. This judgment is based on one or more of the following: reported regulatory status (e.g., case 6 Based on studies by the Lawrence Livermore National Laboratory (LLNL) for distribution and remediation of methyl tertiary butyl ether (MTBE) in groundwater, on the average, approximately 94 percent ofthe MTBE plumes studied in detail (as measured by MTBE in a concentration of20 micrograms per liter [IJ.g/L]) did not extend more than approximately 400 feet from the source, while approximately 89 percent of the benzene plumes (as measured by benzene in a concentration of 1 IJ.g/L) extended less than 400 feet. Therefore, the detailed review radius for open groundwater cases has been conservatively established by SCS at 0.20 mile (approximately 1,000 feet). For non-release cases (e.g., permitted facilities), only those facilities that were judged to be immediately adjacent to the Site were interpreted to have the potential to represent a recognized environmental condition. Phase I Environmental Site Assessment 12 -~--~ r • Walnut B e each Townhomes, LLC SCS ENGINEERS Findings and Opinions-Off-Site Source Survey closed), m edia affected (e.g., soil contamination only), distance from the Site, and/or direction te with respect to reported groundwater flow direction from the Si HISTOR ICAL LAND USE REVIEW In accorda standard hi historical S following t nee with the ASTM Standard and AAI rule, numerous reasonably ascertainable storical information sources were reviewed, and an attempt was made to interpret the ite and Site vicinity land use back to the obvious first developed use of the Site. The able summarizes the historical resources reviewed as part of this Assessment: R esource Aerial Photo graphs City Directo ries Win2Data Location San Diego County Department of Cartographic Services San Diego Central Library In-House Collection Sanborn Fir e Insurance Maps In-House Collection Topographi c Maps In-House Collection Previous Ass essment Activities Not applicable Interviews Not applicable Historic al Site Land Use Years Available 1928, 1945, 1953, 1967, 1970, 1973- 1975, 1978-1979, 1983, and 1989 1950,1955,1960,1965,1970,1975, 1980, 1985, 1990, 1995, 2000, 2005, and 2010 1959 1929 1967 and 1975 2007 Discussed in the Interviews section above The follow from a revi ing table provides a chronology of the apparent historical Site land uses, as interpreted ew of information from the sources referenced: Years Interpreted Site Tenants Interpreted Site Use --~------------------------------+--------- 1928 None Agricultural land ----------------------~ 1929 Unknown (possibly agricultural or vacant land) None 1945 to 19 55 None Agricultural land ----------------------~ 1959 to 201 2 Various residential tenants Residential Because m any of the dates listed above are based on a limited selection ofhistorical resources, nsidered to be approximations only; the actual beginning/ending dates for many of the sted above may have been earlier or later than indicated. they are co Site uses 1i With the p ossible exception of historical agricultural Site land use (discussed in the Previous Assessmen t and Subsurface Assessments section above), no obvious historical facilities, features Phase I E nvironmental Site Assessment 13 e Walnut Beach Townhomes, LLC SCS ENGINEERS of concern, or land uses indicative of the use, storage, or generation of hazardous materials/wastes or petroleum products were found in the historical resources reviewed. Historical Site Vicinity Land Use The following table provides a chronology of the apparent historical Site vicinity land uses as interpreted from a review of information from the sources referenced: Years Interpreted Site Yteinily Tenants ltaterpreted Site Vicinity Use 3288 Garfield Street and 3283 Lincoln Street (North) 1928 to 1945 Unknown Agricultural and residential 1953 to 2012 Various residential tenants Residential 325 Walnut Avenue (East) 1928 to 1945 None Agricultural 1953 to 1985 None Vacant land 1989to2012 Various residential tenants Residential 3355 LincoiD Street aDd 3340-3342 Garfield Street (South} 1928 to 1945 None Agricultural 1953 to 1965 None Vacant land 1967 to 2012 Various residential tenants Residential 3305A, 3319,3325, and 3341 Garfaeld Street (West} 1928 to 1950 None Vacant land 1953to2012 Various residential tenants Residential Because many of the dates listed above are based on a limited selection ofhistorical resources, they are considered to be approximations only; the actual beginning/ending dates for many of the Site uses/development described above may have been earlier or later than indicated. With the possible exception ofhistorical agricultural site vicinity land use (discussed in the Previous Assessment and Subsurface Assessments section above section above), no obvious historical facilities, features of concern, or land uses indicative of the use, storage, or generation of hazardous materials/wastes or petroleum products were found in the historical resources reviewed. DATA GAPS IN CONNECTION WITH THE HISTORICAL SITE LAND USE Readily available historical information was limited, and information was not available that would provide 5-year data intervals between the following years: 1929 and 1945. Based on the corroborating data from the historical information reviewed (i.e., the Site was interpreted to have been used for agricultural purposes in both of these years), SCS judged it likely that the historical Phase I Environmental Site Assessment 14 e Walnut Beach Townhomes, LLC SCS ENGINEERS Site land use during this time period was not significantly different from the interpretation presented in the table above. Readily available historical information was not available prior to 1928. Thus, SCS is unable to determine the Site usage from the date of first development as recommended by ASTM. Based on our experience and available historical information, the Site was interpreted to have possibly first been developed for agricultural use (prior to 1928). Findings and Opinions-Historical Site and Site Vicinity Land Use Based on a review of historical resources and the findings of previous subsurface assessment activities conducted at the Site (discussed in the XX section above), there is a low likelihood that a recognized environmental condition exists at the Site as a result of a release of hazardous materials/wastes or petroleum products from a known or interpreted historical Site or Site vicinity land use. 5 CONCLUSION This Assessment has been conducted by an environmental professional whose qualifications 7 were made known to the Client. The conclusion presented below is based on the review of readily available data obtained as part of this Assessment, current regulatory guidelines, the Site and Site vicinity reconnaissance, and SCS's experience. SCS has performed a Phase I Environmental Site Assessment of 3335 and 3345 Lincoln Street, Carlsbad, California, in general conformance with the American Society for Testing and Materials (ASTM) Standard Practice for Phase I Environmental Site Assessment Process E 1527-05 and the Environmental Protection Agency (EPA), 40 CFR Part 312, Standards and Practices for All Appropriate Inquiries; Final Rule (AAI). Any exceptions to, or deletions from, the ASTM and AAI Scope ofWork were previously described in this Report where applicable. There is a low likelihood that recognized environmental conditions are present at the Site as a result of the current or historical Site land use or from a known and reported off-Site source. 6 REPORT USAGE AND FUTURE SITE CONDITIONS This Report is intended for the sole usage of the Client and other parties designated by SCS. The methodology used during this Assessment was in general conformance with the requirements of the Client and the specifications and limitations presented in the Agreement between the Client and SCS. This Report contains information from a variety of public and other sources, and SCS makes no representation or warranty about the accuracy, reliability, suitability, or completeness of the information. Any use of this Report, whether by the Client or by a third party, shall be 7 SCS declares that, to the best of our professional knowledge and belief, the reviewer meets the definition of Environmental Professional as defined in §312.10 of 40 CFR 312 and we have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. SCS has developed and performed the All Appropriate Inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. The qualifications of the report preparers are included in the Appendix. Phase I Environmental Site Assessment 15 .. e Walnut Beach Townhomes, LLC SCS ENGINEERS subject to the provisions of the Agreement between the Client and SCS. Any misuse of or reliance upon the Report shall be without risk or liability to SCS. Assessments are qualitative, not comprehensive, in nature and may not identify all environmental problems or eliminate all risk. For every property, but especially for properties in older downtown or urban areas, it is possible for there to be unknown, unreported recognized environmental conditions, underground storage tanks, or other features of concern that might become apparent through demolition, construction, or excavation activities, etc. In addition, the scope of services for this project was limited to those items specifically named in the scope of services for this Report. Environmental issues not specifically addressed in the scope of services for this project are not included in this Report. Land use, condition of the properties within the Site, and other factors may change over time. The information and conclusions of this Report are judged to be relevant at the time the work described in this Report was conducted. This Report should not be relied upon to represent future Site conditions unless a qualified consultant familiar with the practice of Phase I Environmental Site Assessments in the County of San Diego is consulted to assess the necessity of updating this Report. The property owners at the Site are solely responsible for notifying all governmental agencies and the public of the existence, release, or disposal of any hazardous materials/wastes or petroleum products at the Site, whether before, during, or after the performance of SCS services. SCS assumes no responsibility or liability for any claim, loss of property value, damage, or injury that results from hazardous materials/wastes or petroleum products being present or encountered within the Site. Although this Assessment has attempted to assess the likelihood that the Site has been impacted by a hazardous material/waste release, potential sources of impact may have escaped detection for reasons that include, but are not limited to: 1) inadequate or inaccurate information rightfully provided to SCS by third parties, such as public agencies and other outside sources; 2) the limited scope of this Assessment; and 3) the presence of undetected, unknown, or unreported environmental releases. 7 LIKELIHOOD STATEMENTS Statements of "likelihood" have been made in this report. Likelihood statements are based on professional judgments of SCS. The term "likelihood," as used herein, pertains to the probability of a match between the prediction for an event and its actual occurrence. The likelihood statement assigns a measure for a "degree of belief' for the match between the prediction for the event and the actual occurrence of the event. The likelihood statements in this Report are made qualitatively (expressed in words). The qualitative terms can be approximately related to quantitative percentages. The term "low likelihood" is used by SCS to approximate a percentage range of 10 to 20 percent; the term "moderate likelihood" refers to an approximate percentage range of 40 to 60 percent; and the term "high likelihood" refers to an approximate percentage range of 80 to 90 percent. Phase I Environmental Site Assessment 16 •• e Walnut Beach Townhomes, LLC SCS ENGINEERS 8 SPECIAL CONTRACTUAL CONDITIONS BETWEEN USER AND ENVIRONMENTAL PROFESSIONAL There were no special contractual conditions between the user of this Assessment and the environmental professional, SCS. 9 ENDNOTES i Site reconnaissance conducted by Cristobal A. Ramirez (SCS) on May 17, 2012. ii Records request -County of San Diego Department of Environmental Health by Cristobal A. Ramirez (SCS) on May 15,2012. iii Site vicinity reconnaissance conducted by Cristobal A. Ramirez (SCS) on May 17, 2012. iv FirstSearch, 2012, Environmental FirstSearch Report: Unpublished report prepared for 3335 Lincoln Street, dated May 28, 2012. v California Division of Oil, Gas, and Geothermal Resources (DOGGR) Online Mapping System, http://maps.conservation.ca.gov/doms/doms-app.html. Phase I Environmental Site Assessment 17 mtttt..CJ.J 6(13/Ia ( , NOTICE OF EXEMPTION To: SD County Clerk Attn: James Scott 1600 Pacific Highway, Suite 260 PO Box 121750 San Diego, CA 92101 From: u FILE CITY OF CARLSBAD Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 (760) 602-4600 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Number and Title: CT 12-03/PUD 12-06/CDP 12-17-20 I WALNUT TOWNHOMES Project Location -Specific: Generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street. Project Location -City: .,C"'ar..,l ... sb"'a.,d,__ ___ _ Project Location -County: "'-San""'"'D"""ie,.g,_o ___ _ Description of Project: Request for approval of a Tentative Tract Map, Planned Development Permit and a Coastal Development permit to demolish a two family dwelling and develop a 14-unit multi-family residential air-space condominium project. Name of Public Agency Approving Project: _,C"'it._,y_,o,.f_,C"-'ar,..l,.s,ba.,d,_ _____________ _ Name of Person or Agency Carrying Out Project: _,G"'r,eg,_F""I"'·s.,h,.er'--------------- Name of Applicant: Hawkins & Hawkins Architects Applicant's Address: !005 Rosecrans Street. Suite 200, San Diego, CA 92106 Applicant's Telephone Number: "'6"'19'--"'2""32"'-'"7..!.7><00"'--------------------- Exempt Status: (Check One) 0 Ministerial (Section 21080(b)(l); 15268); 0 Declared Emergency (Section 21080(b)(3); 15269(a)); 0 Emergency Project (Section 21080(b)(4); 15269 (b)(c)); ~ Categorical Exemption-State type and section number: 15332 (lnfill Development) Class 32 0 Statutory Exemptions-State code number:-------------------0 General rule (Section 15061(b)(3)) Reasons why project is exempt: The project is consistent with the General Plan as well as with the Zoning Ordinance. the project site is within the City limits, is less than 5 acres in size. and is surrounded by urban uses: there is no evidence that the site has value as habitat for endangered, rare, or threatened species: approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality: and the site can be adequately served by all required utilities and public services. Lead Agency Contact Person: ,Gr"'e"'g""F""I"'. s"'he,r~----Telephone: 760-602-4629 ~4 G-13-ls DON NEU, City Planner Date Date receiveo for filing at OPR: Revised 04/12 C:l !"-· rr· ru ·~-·-"''_,, __ , ____ -"-~ _______ -"--~-----------.., California Coastal Commission 7575 Metropolitan Drive, Suite 103 San Diego, CA 92108-4402 UNITED STATES PosTAL SERVICE First-Class Mail Postage & Fees Paid USPS Permit No. G-10 '"' ..... , print your name, address, and ZIP+4 in this box • em ...,.,, '"'"''· ~ OF CARlSBAD JWL 15 2013 . PLANI INti DePARTMENT 4lTV Of CAf..~ i)\D . plANNI;lG ~RTMENT 11abfJtMb-~t ~ AViN~!Ja . CARlS BAt CA <J~·i9&-~.gt~ ltT·~<t>o rJo'M . 0F 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SENDER: COMPLETE THIS SECTION ' I ' • Complete items 1, 2, and 3. Also complete item 4 if Restricted Delivery is desired. a Print your name and address on the reverse so that we can return the card to you. a Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: California Coastal Commission 7575 Metropolitan Drive, Suite 103 San Diego, CA 92108-4402 deliveJY address different from item 1 If YES, enter delivery address below: 0 No D Express Mall [] Retum Receipt for Merchandise []C.O.D. 2. Article Number (rransfer from service label) 7011 2970 0003 8761 4493 PS Form 3811, February 2004 Domestic Return Receipt 1 02595-Q2-M-1540 : I j j j j j j j j j j j j j j j j j j j j j j j j j j j j MuJhc\ lo llo \ \~ FILE COPY Community & Economic Development PLANNING COMMISSION NOTICE OF DECISION www.carlsbadca.gov June 6, 2013 J. David Hawkins, AlA 1005 Rosecrans St, Ste 200 San Diego CA 92106 SUBJECT: CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWN HOMES At the June 5, 2013 Planning Commission meeting, your application was considered. The Commission voted 7-0 to approve your request. The decision of the Planning Commission is final on the date of adoption unless a written appeal to the City Council is filed with the City Clerk within ten (10) calendar days in accordance with the provisions of Carlsbad Municipal Code section 21.54.150. The written appeal must specify the reason or reasons for the appeal. If you have any questions regarding the final dispositions of your application, please contact your project planner Greg Fisher at (760) 602-4629 or greg.fisher@carlsbadca.gov. DON NEU, AICP City Planner DN:GF:bd c: Data Entry File enc: Planning Commission Resolutions No. 6978, 6979 and 6980 ~{' Planning Division -c · 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® State of California-The Resources Agency DEPARTMENT OF FISH AND WILDLIFE 2013 ENVIRONMENTAL FILING FEE CASH RECEIPT SEE INSTRUCTIONS ON REVERSE. TYPE OR PRINT CLEARLY LEAOAGENCY CITY OF CARLSBAD, PLANNING DIVISION COUNTY/STATEAGENCY OF FILING SAN DIEGO PROJECTTITLE CT 12-03/PUD 12-06/CDP 12-17-201 WALNUTTOWNHOMES PROJECT APPLICANT NAME HAWKINS & HAWKINS ARCHITECTS PROJECT APPLICANT ADDRESS 1005 ROSECRANS ST, SUITE 200 PROJECT APPLICANT (Check appropriate box): D Local Public Agency D School District CHECK APPLICABLE FEES: CJ Environmental Impact Report CJ Negative Declaration CITY SAN DIEGO Cl Other Special District CJ Application Fee Water Diversion (state Water Resources Control Board Only) Cl Projects Subject to Certified Regulatory Program 0 County Administrative Fee CJ Project that is exempt from fees 0 Notice of Exemption CJ DFG No Effect Determination (Form Attached) D Other __________________ _ PAYMENT METHOD: D Cash 0 Credit 0 Check D Other_1_0_7_1 ___ _ SIGNATURE J. Scott X RECEIPT# SD2013 0470 STATE CLEARING HOUSE#(Jtapplicable) STATE CA D State Agency $2,995.25 $2,156.25 $850.00 $1,018.50 $50.00 $ $ $ $ $ DATE 06/14/2013 DOCUMENT NUMBER *20130470* PHONE NUMBER 619-232-7700 ZIP CODE 92106 0 Private Entity $50.00 $ _____ _ TOTAL RECEIVED $ _____ $:..:5:;:_0:;:_.0.:._0 I TITLE Deputy 11111111111111111111111111111111111111111111111111 ORIGINAL· PROJECT APPLICANT COPY· DFGJASB COPY ·LEAD AGENCY COPY-COUNTY CLERK FG 753.5a (Rev. 7108) NOTICE OF EXEMPTION To: SD County Clerk Attn: James Scott From: CITY OF CARLSBAD Planning Division 1600 Pacific Highway, Suite 260 PO Box 121750 San Diego, CA 92101 1635 Faraday Avenue Carlsbad, CA 92008 (760) 602-4600 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Number and Title: CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES Project Location -Specific: Generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street. Project Location-City: "'C,a,_,rl,sb,a.,dc..._ ___ _ Project Location -County: "'San"""D"""ie"'g"'-o ___ _ Description of Project: Request for approval of a Tentative Tract Map. Plauned Development Permit and a Coastal Development permit to demolish a two family dwelling and develop a 14-unit multi-family residential air-space condominium project. Name of Public Agency Approving Project: _,C"'it"-y-"o"'f_,C"'ar"'I"'sb""a"'d'-----------,.,,-.,--rr-r""' lP o o: rn @ Name of Person or Agency Carrying Out Project: Greg Fisher Name of Applicant: Hawkins & Hawkins Architects Applicant's Address: 1005 Rosecrans Street, Suite 200. San Diego, CA 92106 Ernest ,I Dronenburg. Jr. Recorder Count} Clerk BY JUN 14 2013 J.Scott DEPUTY Applicant's Telephone Number: ,_6""19"'-"'2"'32,;,:-:o.7.!..70"'0"-------------------- Exempt Status: (Check One) D Ministerial (Section 21 080(b )( 1 ); 15268); D Declared Emergency (Se.ction 21080(b)(3); 15269(a)); D Emergency Project (Section 21080(b)(4); 15269 (b)(c)); 1:8:1 Categorical Exemption-State type and section number: 15332 (Infill Development) Class 32 D Statutory Exemptions -State code number: -------------------0 General rule (Section 1506l(b)(3)) Reasons why project is exempt: The project is consistent with the General Plan as well as with the Zoning Ordinance. the project site is within the City limits, is less than 5 acres in size. and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered. rare, or threatened species; approval of the project will not result in significant effects relating to traffic. noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. Lead Agency Contact Person: _,G"'r,.eg._F"-'"'.s"'h""er'------Telephone: 760-602-4629 ~~ FILED IN THE OFFICE OF THE COUNTY CLERK G-13--/s DON NEU, City Planner 8altflie9oCountyon JUN 1 4 201.3 Date received for filing at OPR: PWed JUN 1 4 2013 Removed JUL 1 5 2013 Rebmledto~on JUL 1 5 2013 -. J.ScQ.tt ____ _ Date Revised 04/12 ~CARLSBAD Community & Economic Development NOTICE OF FINAL ACTION COASTAL DEVELOPMENT PERMIT DFILE www.carlsbadca.gov The following project is located within the City of Carlsbad Coastal Zone. A coastal permit application for the project has been acted upon. SENT TO COASTAL COMMISSION ON ,_,Ju~ly'-'1,_.,1~, 2.,0"'1""3 ___ _ Application#: CT 12-03/PUD 12·06/CDP 12-17 . Filing Date: J,uu"Jy._1""1'"'-"2"'0"13"------------- Case Name: 201 WalnutTownhomes Decision Date: June 5 2013 Applicant: Walnut Beach Townhomes, LLC Agent (if different):--------------- Address: 3555 51h Avenue. Suite 100. San Diego, CA 92103 Address: Phone: 520-204-2066 Phone: Project Description: Request for approval of a Tentative Tract Map. Planned Development Permit. and Coastal Development Permit to demolish a two family dwelling and develop a fourteen unit multi-family residential air-space condominium project on a 0.783- acre infill site generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street, north of Chestnut Avenue within the Mello II Segment of the local Coastal Program. Project Location: South side of Walnut Avenue between Garfield Street and Lincoln Street and north of Chestnut Avenue. ACTION: 0 APPROVED [gj APPROVED WITH CONDITIONS 0 DENIED (Copy of final resolution/decision letter is sent to: Coastal Commission, any persons who specifically requested it, and the applicant). COASTAL COMMISSION APPEAL STATUS: [gj NOT APPEALABLE TO THE COASTAL COMMISSION. 0 APPEALABLE TO THE COASTAL COMMISSION pursuant to Coastal Act Section 30603. An aggrieved person may appeal this decision to the Coastal Commission within ten (10) working days following Coastal Commission receipt of this notice. Applicants will be notified by the Coastal Commission as to the date the Coastal Commission's appeal period will conclude. Appeals must be made in writing to the Coastal Commission's district office at the following address: California Coastal Commission, 7575 Metropolitan Dr., Suite 103, San Diego, California 92108-4402, Telephone (619) 767-2370. Attachment: -Location Map to CCC for non-appealable CDPs -Staff Report to CCC for appealable CDPs The time within which judicial review of this decision must be sought is governed by Code of Civil Procedures, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 16. Any petition or other paper seeking judicial review must be filed in the appropriate court not later than ninety (90) days following the date on which this decision becomes final; however, if within ten (10) 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 a record, the time within whiCh such petition may be filed in court is extended to not later than thirty (30) days 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 City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California .. 92008. • . •. ~{' Plannmg DIVISIOn ;: . 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® SITE MAP • N NOT TO SCALE 201 Walnut Townhomes CT 12-03/PUD 12-06/CDP 12-17 NOTICE OF EXEMPTION To: SD County Clerk Attn: James Scott 1600 Pacific Highway, Suite 260 PO Box 121750 San Diego, CA 92101 From: 1. ~----~--------.. --·-··. CITY OF CARLSBAD Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 (760) 602-4600 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act). Project Number and Title: CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES Project Location -Specific: Generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street. Project Location -City: .::::C=aro.:.l""'sb::.:a=d'------Project Location -County: =S=an::..D=ie:.cg=o ___ _ Description of Project: Request for approval of a Tentative Tract Map, Planned Development Permit and a Coastal Development permit to demolish a two family dwelling and develop a 14-unit multi-family residential air-space condominium project. Name of Public Agency Approving Project: .::::C~itv~o~f~C~ar~l:!:::sb~a~d:o_ _____________ _ Name of Person or Agency Carrying Out Project: Greg Fisher Name of Applicant: Hawkins & Hawkins Architects Applicant's Address: 1005 Rosecrans Street, Suite 200, San Diego, CA 92106 ~0[1§@ t 11 Branen~ijfi! IF ~ecmder Count~ Clerk Jild I w'1 ' JUN 14 7013 J.Scott DEPUTY Applicant's Telephone Number: .:.6.:..:19:...-=2~32=--...:.7_,_7"""00:::..._ __________________ _ Exempt Status: (Check One) 0 Ministerial (Section 21080(b)(1); 15268); 0 Declared Emergency (Seption 21080(b)(3); 15269(a)); 0 Emergency Project (Section 21080(b)(4); 15269 (b)(c)); 1:81 Categorical Exemption-State type and section number: 15332 (hrlill Development) Class 32 0 Statutory Exemptions-State code number:------------------- 0 General rule (Section 15061(b)(3)) Reasons why project is exempt: The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits. is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered. rare. or threatened species; approval of the project will not result in significant effects relating to traffic. noise, air quality. or water quality; and the site can be adequately served by all required utilities and public services. Lead Agency Contact Person: .::::G~re:::.zg""'F"'-'1"". s~he""'r'-----Telephone: 760-602-4629 Ql~ G-!3-/s DON NEU, City Planner Date Date received for filing at OPR: Revised 04/1 2 .. State of California-The Resources Agency DEPARTMENT OF FISH AND WILDLIFE 2013 ENVIRONMENTAL FILING FEE CASH RECEIPT SEE INSTRUCTIONS ON REVERSE. TYPE OR PRINT CLEARLY LEAD AGENCY CITY OF CARLSBAD, PLANNING DIVISION COUNTY/STATEAGENCY OF FILING SAN DIEGO PROJECTTITLE CT 12-03/PUD 12-06/CDP 12-17-201 WALNUTTOWNHOMES PROJECT APPLICANT NAME HAWKINS & HAWKINS ARCHITECTS PROJECT APPLICANT ADDRESS CITY 1005 ROSECRANS ST, SUITE 200 SAN DIEGO PROJECT APPLICANT (Check appropriate box): 0 Local Public Agency 0 School District 0 Other Special District CHECK APPLICABLE FEES: --~------8-Environmental·lmpact-Report ---------------- 0 Negative Declaration D Application Fee Water Diversion (State Water Resources Control Board Only) D Projects Subject to Certified Regulatory Program 0 County Administrative Fee D Project that is exempt from fees 1Z1 Notice of Exemption 0 DFG No Effect Determination (Form Attached) D Other------------------- PAYMENT METHOD: 0 Cash D Credit 0 Check 0 Other_1_0_7_1 ___ _ SIGNATURE J.Scott X RECEIPT# SD2013 0470 STATE CLEARING HOUSE#!Itapplicable) STATE CA 0 State Agency DATE 06/14/2013 DOCUMENT NUMBER *20130470* PHONE NUMBER 619-232-7700 ZIP CODE 92106 IZI Private Entity __$2.,99.525 __ $ $2,156.25 $ $850.00 $ $1,018.50 $ $50.00 $ $50.00 $ ______ _ TOTAL RECEIVED $ $50.00 ------'---'---- __ j 11111111111111111111111111111111111111111111111111 ORIGINAL-PROJECT APPLICANT COPY-DFG/ASB COPY-LEAD AGENCY COPY-COUNTY CLERK FG 753.5a (Rev. 7/08) Ernest J. Dronenburg, Jr. COUNTY OF SAN DIEGO ASSESSOR/RECORDER/COUNTY CLERK ASSESSOR'S OFFICE 1600 Pacific Highway, Suite 103 San Diego, CA 92101-2480 Tel. (619) 236-3771 *Fax (619) 557-4056 www.sdarcc.com RECORDER/COUNTY CLERK'S OFFICE 1600 Pacific Highway, Suite 260 P.O. Box 121750 *San Diego, CA 92112-1750 Tel. (619)237-0502 *Fax (619)557-4155 Transaction#: 296853820130614 Deputy: JSCOTT1 Location: COUNTY ADMINISTRATION BUILDING 14-Jun-2013 13:31 FEES: 50.00 Qty of 1 Fee Notice of Exemption for Ref# 20130470 ------ 50.00 TOTAL DUE PAYMENTS: 50.00 Check 50.00 TENDERED SERVICES AVAILABLE AT OFFICE LOCATIONS * Tax Bill Address Changes * Records and Certified Copies: Birth/ Marriage/ Death/ Real Estate * Fictitious Business Names (DBAs) * Marriage Licenses and Ceremonies * Assessor Parcel Maps * Property Ownership * Property Records * Property Values * Document Recordings SERVICES AVAILABLE ON-LINE AT www.sdarcc.com * Forms and Applications * Frequently Asked Questions (FAQs) * Grantor/ Grantee Index * Fictitious Business Names Index (DBAs) * Property Sales * On-Line Purchases Assessor Parcel Maps Property Characteristics Recorded Documents -PROOF OF PUBLICATION (2010 & 2011 c.,~-F--+-----. CITY OF CARLSBAD MAY 2 9 2013 STATE OF CALIFORNIA County of San Diego PLANNING DEPARTMENT I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years and not a party to or interested in the above-entitled matter. I am the principal clerk of the printer of North County Times Formerly known as the Blade-Citizen and The Times-Advocate and which newspapers have been adjudicated newspapers of general circulation by the Superior Court of the County of San Diego, State of California, for the City of Oceanside and the City of Escondido, Court Decree number 171349, for the County of San Diego, that the notice of which the annexed is a printed copy (set in type not smaller than nonpariel), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit: May 24th, 2013 I certify (or declare) under penalty of perjury that the foregoing is true and correct. Dated at Escondido, California On T · th day May, 2013 Jane Allshouse NORTH COUNTY TIMES Legal Advertising CD PLANNING COMMISSION PUBLIC HEARING NOTIC~EREBY GIVEN to you, because your in-terest~ affected, that the Planning Commission 1 ~ otthe City of Carlsbad will hold a public hearing at the :· Council Chambers, .•1200 Carlsbad Village Drive, !=arlsbad, California, af6:00 p;m. on Wednesday, June 5, 2013, to, ' c;Onsider the following: · · l.) CUP 12·12 • PINE AVENUE PARK TEMPORARY BUILD-. INGS-Request for approval of a :Conditlonal Use Permit (CUP) to: 1) allow the continued use of the temporary office and class-room building; 2) change the use of the temporary restroom J)uilding from·restrooms to storage; and 3) ·install a temporary shade canopy,: locat~d at 80.1 Pine· Avenue. within Local Facili-. ties Management Zone t · · · 'l'he proiect is:exempt from the California Environmental Quali-tY Act. , .. 2) CT 12-03/Pl!D 12-06/CDP 12-17 ~ l01 WALNUT TOWN HOMES "\I Request for dpproval of a Tentative Tract Map, Planned .. Devel-opment Permi.t',. and Coastal De\felopmeilt Permit to demolish a .two familY clw~lling ~ani:l. develoPAO fourteen:'unit multi-famil r~sicl.enticil atr:•~ace coMomirii~; Pr.oiect,on<a; 0.783-acre lnfih . ~~te generally.Jocated on the s0gtl:l srde of Walnut Avenue be-tween Garfield Sfreel Cind liricoln'Street, north of Chestnut Ave-nue within the .Mello II Segment of the Local. Coastal Program and in Local Facilities Management Zone 1. I • -~;J l~i.f~~·~ ~ EIR . . 09-0ltsDP 09~ • WEST!i'.IELD CARLSBAD -Requ~st . . c.~rt:l~lcation Of an· .Enviroi)rn!!rital Impact Re-POrt< me ucllng.tbe•opproval of Candrctate·.Findrng!l of Fact and a Mitigation .fll\onjtoririg and ReJ.8l~tln9. Program and a recom-mendation df a'Pi:lroV'al· of the WE!stflel'€1 'Carlsbad Specific Plan and a ":Site: >Development Plan .:.for, .. the demolition, reconfigurcitjpn, dod/or reconstr(lcfi~n. of ,qpp,ro,ximately 225,631 square feet 'Of exlstlng<gross leasabfe dreCi··of~regional shopping I center .. vses·within fl'!e existing Plaza .Car:nlh~ Real Shopping Center s~nerally. locafed west of E.l · Cainln'a,:;,'R~I and· bisected by Marron Rood in Local Facllitf~,t\1\aria!;iement~one 1. f.n Erwiroru'i'u!ritC.I.I~Pact RIJP.{rt~~{~tepc:rred''~or the proiect : m cor:iformance wrtli .the CaiiJ(;irnlc:i Envlronmeht~I·.Quality Act (CEQALt.hqt·l(l!. J!l ,reqiJire, a rec.o·. r:nr:ne!ld!lt~.()n .i\~r ce.%iflcotjon from the Ptannrng Commrsslon, "along wrth a recom · endatron for adoption 'iOfCqndldate 'Firiolngs\:.of' F.O:ci't dlii'd a itlgation Monitorin9.9!1,P R~rting Pr~~~pm.. , . , . , .': ' 1 ,_ , -. .· --~ :·· .. ·· ·~ ·::_~~-;;R-~~;:·:·_(:~~-:~t~~~1~l;~;-, /:~~;~~~.. . '·!':r';.· --.r.""; ... 4f~_A C I T Y 0 F ~~F CARLSBAD FILE COFY Community & Economic Development www.carlsbadca.gov NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you that the Planning Commission of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Wednesday, June 5, 2013, to consider a request for the following: CASE NAME: CT 12-03/PUD 12-06/CDP 12-17-201 Walnut Town homes PUBLISH DATE: May 24, 2013 DESCRIPTION: Request for approval of a Tentative Tract Map, Planned Development Permit, and Coastal Development Permit to demolish a two family dwelling and develop a fourteen unit multi-family residential air-space condominium project on a 0.783-acre infill site generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street, north of Chestnut Avenue within the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 1. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing and provide the decision makers with any oral or written comments they may have regarding the project. Copies of the staff report will be available online at http://www.carlsbadca.gov/cityhall/meetings/Pages/meeting- videos.aspx on or after the Friday prior to the hearing date. If you have any questions, or would like to be notified of the decision, please contact Greg Fisher in the Planning Division at (760) 602-4629, Monday through Thursday 7:30 a.m. to 5:30 p.m., Friday 8:00 a.m. to 5:00p.m. at 1635 Faraday Avenue, Carlsbad, California 92008. APPEALS The time within which you may judicially challenge these projects, if approved, is established by State law and/or city ordinance, and is very short. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. o Appeals to the City Council: Where the decision is appealable to the City Council, appeals must be filed in writing within ten (10) calendar days after a decision by the Planning Commission. o Coastal Commission Appealable Project: ~ ~ This site is not located within the Coastal Zone Appealable Area. Application deemed complete: 1/15/2013 Where the decision is appealable to the Coastal Commission, appeals must be filed with the Coastal Commission within ten (10) working days after the Coastal Commission has received a Notice of Final Action from the City of Carlsbad. Applicants will be notified by the Coastal Commission of the date that their appeal period will conclude. The San Diego office of the Coastal Commission is located at 7575 Metropolitan Drive, Suite 103, San Diego, California 92108-4402. CITY OF CARLSBAD PLANNING DIVISION • · · .. Planning Division ~·; ______________________________________________________________ __ ~:. · 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® (t~ CITY OF FILE COPY 9· 7·/Ql • CARLSBAD Community & Economic Development www.carlsbadca.gov I EARLY PUBLIC NOTICE PROJECT NAME: 201 Walnut Townhomes PROJECT NUMBER: CT 12-03/ PUD 12-06/ COP 12-17 This early public notice is to let you know that a development application for a Tentative Tract Map, Planned Development Permit, and Coastal Development Permit project within your neighborhood has been submitted to the City of Carlsbad on August 15, 2012. The project application is undergoing its initial review by the City. LOCATION: South side of Walnut Avenue between Garfield Street and Lincoln Street. PROJECT DESCRIPTION: Construct fourteen (14) attached three story condominium units each with a two car garage ranging from 1 ,688-2,173 square feet in size. Please keep in mind that this is an early public notice and that the project design could change as a result of further staff and public review. A future public hearing notice will be mailed to you when this project is scheduled for public hearing before the Planning Commission. CONTACT INFORMATION: If you have questions or comments regarding this proposed project please contact Greg Fisher, Assistant Planner at greg.fisher@carlsbadca.gov, 760-602-4629, City of Carlsbad Planning Division, 1635 Faraday Avenue, Carlsbad, CA 92008. I ~. ·. · · Planning Division ~.~~·~----~--------------------------------------------------------~:: · 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ATTACHMENT "2" CERTIFICATION OF POSTING I certify that the "Notice of Project Application" has been posted at a conspicuous location on the site on 7/6 hv;t,. (DATE) ' SIGNATURE: 7---~ PRINT NAME: ----,/<-.....:;.Y......;av':..:....::....:.;:::..S _ _._Fc_' _o..._6_-t'_rt.-___ _ PROJECT NAME: PROJECT NUMBER: C::T /ZQ03 t" CDP!l0/7j p lrt'D /ZOO{;. 7 I LocATioN: -~Z:::....;o::.....L_t ----!wl!...l£-:,::.!,..;'1 !.:....:.h~t-t;...:..Jf-'--. --L..A..t......!:..v_:=e;;___ ~a v /5/z~ J, ?11 7J.. 00 8 ' RETURN TO: _ _......6'-'-Jr--"')77--.~-&-'-/--=S:;_;:Jr--'-·~e r ___ _ P-21 (Planner) CITY OF CARLSBAD PlANNING DIVISION 1635 Faraday Avenue Carlsbad, CA 92008-7314 Page 4 of6 Revised 07/1 0 Cl Sent1o .-=I siiiieCAiJrtva: Cl ("-or PO Box No. Postmark Here '1·1·'~ California Coastal Commission Attn: Kanani Brown Suite 103 7575 Metropolitan Drive San Diego, CA 921 08-4402 . ' ' ~CARLSBAD Memorandum February 28, 2013 To: From: Subject: Greg Fisher, Project Planner Tecla Levy, Project Engineer CT 12-03/ PUD 12-06/ COP 12-17-201 WALNUT TOWN HOMES The engineering department has completed its review of the project. The engineering department is recommending that the project be approved, subject to the following conditions: Engineering Conditions NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed subdivision, must be met prior to approval of a final map, 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. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 3. Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the preliminary grading plan and utility plan reflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the city planner, reviewed and, if acceptable, signed by the city's project engineer and project planner prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first. 4. Developer shall submit to the city engineer an acceptable instrument, via CC&R's and/or other recorded document, addressing the maintenance, repair, and replacement of Community & Economic Development-Land Development Engineering 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2740 I 760-602-1052 fax I www.carlsbadca.gov Page 1 of 15 shared private improvements within this subdivision, including but not limited to private driveways, street trees, sidewalks, landscaping, enhanced paving, water quality treatment measures, low impact development features, storm drain facilities, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. 5. Developer shall prepare, submit and process for city engineer approval a final map to subdivide this project. There shall be one final map recorded for this project. 6. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. Fees/ Agreements 7. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's standard form Geologic Failure Hold Harmless Agreement. 8. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 9. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practices Maintenance Agreement. 10. Prior to approval of any grading or building permits for this project, developer shall cause owner to give written consent to the city engineer for the annexation of the area shown within the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the city engineer. 11. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Street Tree Maintenance Agreement. Grading 12. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. 13. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. Page 2 of 15 14. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 15. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate how this project meets new/current storm water treatment requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact development (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and inspection fees per the city's latest fee schedule. 16. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment control BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities. 17. Developer shall submit documentation, subject to city engineer approval, demonstrating how this project complies with hydromodification requirements per the city's SUSMP, latest version. Documentation shall be included within the Storm Water Management Plan (SWMP). Dedications/Improvements 18. Developer shall design the private driveway, as shown on the tentative map to the satisfaction of the city engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private streets. 19. Developer shall design the private drainage systems, as shown on the tentative map to the satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 20. Developer shall prepare and process public improvement plans and, prior to city Page 3 of 15 engineer approval of said plans, shall execute a city standard subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to paving, base, sidewalks, curb and gutters, pedestrian ramps, signing and striping, drainage structures, fire hydrants, street lights, sewer and water services for the following streets: A. Walnut Avenue B. Lincoln Street C. Garfield Street Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 21. Prior to issuance of building permits, developer shall install separate sewer services to each unit proposed by this tentative map. Sewer services shall be provided to the satisfaction of the city engineer. 22. Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. Non-Mapping Notes 23. Add the following notes to the final map as non-mapping data: A. Developer has executed a city standard subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.16.070 to install public improvements shown on the tentative map. These improvements include, but are not limited to paving, base, sidewalks, curb and gutters, pedestrian ramps, signing and stripping, drainage structures, fire hydrants, street lights, sewer and water services for the following streets: A. Walnut Avenue B. Lincoln Street C. Garfield Street B. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. Page 4 of 15 C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other improvements identified in the city approved development plans. Utilities 24. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 25. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. 26. The developer shall design landscape and irrigation plans and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 27. The developer shall install potable water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 28. The developer shall install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 29. The developer shall design and construct public water and sewer, facilities substantially as shown on the tentative map to the satisfaction of the district engineer and city engineer. 30. The developer shall provide separate potable water meters for each separately owned unit within this subdivision. Page 5 of 15 Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 78. This tentative map shall expire two years from the date on which the planning commission voted to approve this application. 80. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. Page 6 of 15 ·. CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU Discretionary Review Checklist PROJECT NUMBER: CT 12-03 I PUD 12-061 COP 12-17 PROJECTDESCRIPTION: _1~4~~~N~IT~M~FD~~~O~N=D~O~S~)~~~~~~~~~~~~~- ASSESSOR'S PARCEL NUMBER: 204-131-01, 02, 03-00 FIRE DEPARTMENT APPROVAL The item you have submitted for review has been approved. The approval is based on plans, information and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field modifications, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of permit to build. By: G. Ryan Date: 2.22.2013 ATTACHMENTS DENIAL Please see the attached report of deficiencies marked with [8]. Make necessary corrections to plans or specifications for compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. By: -------Date: By: -------Date: By: Date: ------- FIRE DEPARTMENT CONTACT PERSON NAME: GREGORY RYAN ADDRESS: 1635 Faraday Ave Carlsbad, CA 92008 PHONE: (760) 602-4665 COMMENTS: NO COMMENTS OR CONDITIONS-PLANS RETAINED BY FIRE FOR REFERENCE ------------------------------------------ February 14, 2013 TO: Greg Fisher, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review-Conceptual Review-3rd Review 201 Walnut Townhomes, CT 12-03, CDP 12-17, PUD 12-06 Walnut A venue MELA file: 465-201 Walnut Townhomes-Con3 Landscape Architect: Wimmer, Yamada and Caughey, Phone: (619) 232-4004 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-10 Completed. 11. Landscaping shall be used to accentuate and enhance architecture. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Besides the proposed palms there are no other tall plantings that will soften the upper stories of the buildings along Lincoln and Walnut. There are no tall plantings along the south side ofthe project. Landscaping to include taller plantings (trees, more palms) is needed to both soften and enhance these building elevations. Please address. 2nd Review: The applicant has added 3 trees at the south property line. Other areas do not appear to have been addressed and additional trees are needed along the south property line. Please fully address all areas. 3rd Review: The applicant has responded: "There are four (4) existing trees located at the redline comment along Walnut Avenue which are to remain. Trees cannot be added around the northeast corner of the site at Walnut A venue and Lincoln Street due to the restrictions of the site triangle lines, per City of Carlsbad Landscape Manual Section 3.11 (please see the site triangle lines indicated on sheet LP-1.0). The trash enclosure location has been revised which allows for additional trees in this location. Our site has 566 linear feet of street frontage and 14 trees, which meets the requirement of the City of Carlsbad landscape Manual section 6.B. " This comment is not in regards to required street trees. Please also note that it was previously determined that these streets are not considered "collector streets" due to the low volume of cars in this area; therefore trees and taller shrubs may be located within these areas (note that there is already a 5' high fence located within this area). Section 2.D of the Landscape Manual states: In general, landscaping shall: Feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements and accentuate and enhance architecture. ., I -- -------------------------------------, ,.... 201 Walnut Townhomes Conceptual Plan Review February 14, 2013 Page 2 Along Lincoln Street, the finish floor of the buildings is approximately 4' above the street. A 5 'high fence is proposed in between the patios and street; however the top of this fence will be only about 1 '-2' above the finish grade of the proposed patios of units 1 and 10- 14 (see civil grading plans cross sections G and H). Shrubs are proposed between the fence and patio; however some of these shrubs are only 2 '-3 ' tall. Additional taller screening is needed to provide some privacy for these patio areas. In addition to screening the patios, taller plantings (to include shrubs and trees) are needed to soften, accentuate and enhance the building elevations. A single row of palms adjacent to the sidewalk is not sufficient. A second layer of taller plantings is needed closer to the buildings. Please address. 12-20 Completed. 21. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) for the next submittal. 1 A. Please indicate materials and finishes of all retaining walls. Provide wall caps to include a minimum 1" cantilever. 3rd Review: The applicant has responded: "The information has been added " Plans indicate that retaining wall and site wall details are per the civil plans. I do not find any wall detailing on the civil plans. Please indicate that the 'site walls' are also to have a cap with cantilever and provide typical details of both the site and retaining walls. 2A. Completed. NEW COMMENTS lB. Please add Washingtonia filifera back to the legend if it is still to be used. CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: DECEMBER 17, 2012 PROJECT NO{S): CT 12-03/PUD 12-06/CDP 12-17 PROJECT TITLE: 201 WALNUT TOWN HOMES APPLICANT: HAWKINS & HAWKINS ARCHITECTS/DAVID HAWKINS TO: ~ Land Development Engineering-Administration 0 Police Department-J. Sasway .. Fire Department-Greg Ryan l2J Building Department-Will Foss 0 Recreation -Mark Steyaert 0 Public Works Department (Streets)-Nick Roque 0 Water/Sewer District ~ Landscape Plancheck Consultant-PELA 0 School District 0 North County Transit District -Planning Department 0 Sempra Energy-Land Management 0 Caltrans (Send anything adjacent to 1-5) 0 Parks/Trails-Liz Ketabian *ALWAYS SEND EXHIBITS FROM: PLANNING DEPARTMENT Please review and submit written comments and/or con•diiitiifliij~Jji!!rliiijliliiiilfiliriiii;piirlijiiiililfiiiijj in the Planning Department at 1635 Faraday Avenue/ b 7 12. I . you ave o Commen S1 please so state. If you determine that there are items a nee to be submitted to deem the application "complete" for processing, please immediately contact the applicant and/or their representatives (via phone or e-mail) to let them know. /£4:ture Date PLANS ATIACHED Review & Comment 03/10 f,p Greg Fisher From: Frank Boensch Sent: To: Tuesday, January 22, 2013 3:06 PM Greg Fisher Subject: FW: 201 Walnut Hi Greg, Please see message from Debbie below. Please add a statement in Planning Com. Approval I highlighted below. Please let me know if you have questions. FB From: Debbie Fountain Sent: Monday, January 21, 2013 9:28AM To: Frank Boensch Subject: RE: 201 Walnut Hi Frank. I will take the Walnut project to the Housing Policy Team to ensure that it is OK for them to purchase credits. Until we set the credit price for Tavarua, we can't have the project conditioned to purchase credits in Tavarua. That project has not gone to Council yet to make it a combined project and to set the fee. Right now, the only project is Roosevelt Street and it is oversubscribed. We will just need to condition them to purchase in Roosevelt if credits are avaible when they pull their building permits. We could add a statement that they will need an alternate solution if the credits are not available in Roosevelt, which may include an alternate combined project, if one is made available at the time they pull their building permits. Once Tavarua has completed construction and the lease up has started, we will go to Council to set the fee and allow projects to specifically designate it to meet their inclusionary. We can't do that before that time, however. Thanks, Debbie From: Frank Boensch Sent: Wednesday, January 16, 2013 3:51 PM To: Debbie Fountain Subject: FW: 201 Walnut Hi Debbie, Here is worksheet from Walnut project developer wishing to purchase 2 credits. If OK for them to purchase, should conditions state they are to be purchased in either Roosevelt or Tavarua depending on availability, or just Tavarua? Thanks, Frank PLEASE NOTE: Our office address and location has changed as shown below: .. A <._({ ·~ CIIY O> CARLSBAD &. Frank Boensch Sr. Management Analyst 1200 Carlsbad Village Drive Carlsbad, CA 92008 www .ca rlsbadca .gov 1 ... January 3, 2013 TO: FROM: RE: Greg Fisher, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect Landscape Architectural Review -Conceptual Review -2nd Review 201 Walnut Townhomes, CT 12-03, CDP 12-17, PUD 12-06 Walnut A venue MELA file: 465-201 Walnut Townhomes-Con2 Landscape Architect: Wimmer, Yamada and Caughey, Phone: (619) 232-4004 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-5 Completed. 6. Please clarify that these areas are to be maintained by the HOA. 2nd Review: Are private areas to be maintained by the HOA? Please clarify insuring that plans state that common and public maintenance areas are to be maintained by the HOA. Please address all areas. 7-8 Completed. 9. Please address landscaping of this area. 10. Please address landscaping of all planters. Check all areas. 11. Landscaping shall be used to accentuate and enhance architecture. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Besides the proposed palms there are no other tall plantings that will soften the upper stories of the buildings along Lincoln and Walnut. There are no tall plantings along the south side of the project. Landscaping to include taller plantings (trees, more palms) is needed to both soften and enhance these building elevations. Please address. 2nd Review: The applicant has added 3 trees at the south property line. Other areas do not appear to have been addressed and additional trees are needed along the south property line. Please fully address all areas. 12. Completed. 13. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2nd Review: Please add a note to plans indicating that all utilities shall be screened from view. 14. Street trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Please revise street trees as appropriate. 15-19 Completed. . .. 201 Walnut Townhomes Conceptual Plan Review January 3, 2013 Page2 20. Please revise the water use calculations as appropriate due to plan revisions requested above. 21. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) for the next submittal NEW COMMENTS 1A. Please indicate materials and finishes of all retaining walls. Provide wall caps to include a minimum 1" cantilever. 2A. Please clarify where the "mulch only" areas are. Are these the enclosed privately maintained patio areas? If so, please show these as mulched on the planting plan. .. '(~ CITY OF ,~CARLSBAD Memorandum January 14, 2013 To: Greg Fisher, Planner From: Tecla Levy, Associate Engineer Re: CT 12-03/CDP 12-17/PUD 12-06-201 Walnut Townhomes Land Development Engineering staff has completed the second review of the above application submittal documents for completeness. The application documents submitted for this project is complete. Prior to next submittal, it is suggested the following items are adequately addressed: Issues of concern: 1. The Geotechnical Update letter dated November 30, 2012 by Hetherington Engineering, Inc. did not verify the type of soil to validate the type A soil used in bioretention BMP sizing calculations provided in the SWMP report and did not provide soils infiltration rate (see previous comments under item 1, incomplete items). Please obtain the requested information from the soils engineer. The soils engineer must also provide design recommendations for the proposed bioretention basins shown on the site plan. 2. Item llb, Site Drainage, on page 8 of the geotechnical update letter, states that the drainage should not be allowed to pond behind walls or adjacent to structures. Based on the site plan all proposed bioretention basins appear to be adjacent to structures. Please obtain clarifications from the soil engineer if the proposed bioretention locations are acceptable. Per the SWMP report, proposed bioretention basins are designed as infiltration basins where storm run-off is allowed to pond and infiltrate into the type A native soil. At locations where infiltration of run-off is not allowed by the soils engineer, the soils engineer may require impermeable liners for bioretention. In this case, the IMP sizing calculations must be revised to assume flow-through planter design in the BMP sizing calculator. This can significantly impact your current design. Flow through planters requires storage volume, V2, and an orifice for flow control. An underground private storm drain may be needed to capture the flow from V2. There are no existing public storm drain system along the adjacent streets, so any proposed private storm drain system may need to be extended to the nearest public storm drain system along Walnut Avenue. 3. On sheet 1 of the slope analysis sheet, clearly show the existing lot lines, APN numbers, areas and provide dimensions and bearings of the project boundary. Identify street right-of- ways for Walnut Street, Lincoln street and Garfield Street. Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov e CT 12-03/CDP 12-17/PUD 12-06-201 Walnut Townhomes January 14, 2013 Page 2 4. On sheet 1 of the site plan, provide a detail of the proposed bioretention overflow and outlet structures. 5. On sheet 1 and sheet 2 of the site plan, label all proposed IMPs/BMPs. Clarify which bioretention basins are combined as one IMP/BMP per the SWMP calculations. 6. On sheet 1, it is not clear how the roof run-off from units 8 and 9 are routed to IMP3. Please show locations of roof drains and drainage arrows. 7. As previously commented and discussed at a meeting with the engineer, the bioretentions combined as one IMP/BMP must have the same bottom elevations in order to function as one IMP. This is to ensure run-off is proportionately distributed to all bioretention basins included in one IMP. However, the revised site plan shows individual bioretention basins have different bottom elevations. As a result, some bioretention basins may not be adequate to handle the flow while some may be oversized, depending on their tributary drainage area. For instance, per the SWMP report and the site plan, the IMP1 consists of three bioretention basins: A18, A25 and A32. Based on the site plan, the drainage area that directly drains into A18 is three times larger than the areas draining into A32. In addition, A18 has a much smaller area (only 1/6th of A32 area}. Obviously, A18 is very inadequate to handle its large tributary drainage area. Combining A18, A25, and A32 will solve the deficiency problem, however, A18, A25 and A32 must have the same bottom elevations and pending depths in order to evenly distribute the water quality run-off from the entire Basin A. The 100-year storm discharge from one bioretention basin must not be routed to another bioretention basin (i.e. 100 year event discharge from A18 should not flow into basin A25}. The proposed IMP system must consist of two pipe systems: 1} A pipe system that connects the bottom of the bioretention basins to distribute the water quality run-off, 2} A by-pass pipe system to carry the 100 year storm event run-off. Show the ultimate discharge point on the site plan. See comments on the red-lined site plans sheet 2 and 3. 8. SWMP indicates that IMP3/BMP3 includes six bioretention basins: C16, C23, C28, C33, C38 and C42. The cross section F on sheet 2 shows significant difference in elevation (about 4 feet} between highest (C16} and lowest (C38} bioretention basins. In this case, it may be necessary to divide IMP3 into 3 separate IMPs and divide DMAs into 3 proportional tributary areas in order to create IMPs containing bioretention basins with the same bottom elevations. (see red-lined comments on sheet 2}. 9. The hydrology report indicates that the post-development storm water discharge (Q} will exceed the pre development condition. Please provide on-site mitigation for this increase in CT 12-03/CDP 12-17/PUD,-06-201 Walnut Townhomes January 14, 2013 Page 3 100 year storm event runoff or provide hydrology and hydraulic calculations to show that downstream drainage facilities have the capacity for this increase in 100 year storm event runoff. 10. The kirpich formula was used in the initial time of concentration calculations for the 100 year event, post development Q. However, Kirpich formula is applicable only for natural watersheds. Please revise calculations using appropriate formula. Please see also the red- lined comments in the hydrology report regarding time of concentration Tc calculations. 11. The hydrology map included in the hydrology report is very small and hard to read. Please include an enlarged and legible hydrology map showing all drainage sub-basins, drainage arrows/path, length of travel and areas. Provide overall pre-development Q and post- development Q comparison for this project. 12. On sheet 3 of the site plan, show/delineate the boundary of drainage management areas (DMAs) that drain into each bioretention basin. Also delineate the overall boundary of each IMP/BMP (see comments on the red-lined site plans). 13. On sheet 2, revise outlet structures top of grate elevations to provide adequate pending with a minimum of 10". Ensure that required pending volumes from the BMP sizing calculations are met. 14. The bioretention detail shown on sheet 3 of the site plan should include a detail of an outlet structure. Please revise. 15. One ofthe justifications provided in the waiver request letter for engineering standard 4.1.8 dated October B, 2012 by Pasco Laret Suiter & Asoociates is that there is more than adequate sight distance on Lincoln to allow for a safe backout onto Lincoln Street. Please submit a sight distance exhibit showing the driver's location and its line of sight. Plot the sight distance line on the grading plan. 16. Provide structural detail and cross-section of the proposed pavers. Provide manufaturer's specifications showing structural capacity of the proposed pavers. Obtain Fire Department approval of the pavers for fire access. 17. Please submit a letter with wet signature from Waste Management. The letter submitted by the applicant dated December 14, 2012 is not signed by Waste Management representative. Per the unsigned letter, Waste management has two concerns: the right angle turn and the stability of the proposed pavers. The applicant must address these issues raised by Waste management. 18. Comply with all other comments shown on red-lined plans. CT 12-03/CDP 12-17/PUD,-06-201 Walnut Townhomes January 14, 2013 Page 4 19. Comply with all other comments shown on the red-lined preliminary SWMP and hydrology report. Resubmittal: 20. Please submit the following documents in the next review submittal: a) 2 copies of the revised preliminary site plan b) 2 copies each ofthe revised SWMP, hydrology report c) 2 copies of the update preliminary soils report. d) 2"d review redlined plans and all red-lined reports Memorandum September 4, 2012 To: Greg Fisher, Planner From: Tecla Levy, Associate Engineer Re: CT 12-03/CDP 12-17/PUD 12-06-201 Walnut Townhomes Land Development Engineering staff has completed the first review of the above application submittal documents for completeness. The application documents submitted for this project are in-complete. Prior to next submittal, it is suggested the following items are adequately addressed: Incomplete Items: 1. Please provide a preliminary soils report that identifies site soil, geologic conditions and provides preliminary grading recommendations. The soils report must verify the type of soil to validate the type A soil mentioned in the SWMP report and used in the water quality BMP sizing calculations. It must also include infiltration rate testing to determine infiltration rate of the underlying soil at the proposed bioretention area. 2. The preliminary hydrology study dated August 1, 2012 by Pasco Laret Suiter and Associates is incomplete. No 100-year hydrology and hydraulic calculations were provided. The report provides only the DMA map and bioretention sizing calculations which were already part of the SWMP report and should not be included in the hydrology report. Provide hydrology and hydraulic calculations to show that downstream drainage facilities have capacity for any increases in 100 year storm event runoff, or that the post development storm water discharges do not exceed the pre development condition. Identify the location, alignment, and discharge point of any proposed drainage system. Issues of concern: Site Plan: 1. The site plan shows a proposed sliding gate at the driveway entrance, however, there is no turn around provided for vehicles that are denied entry or if the gate does not open. Please revise the driveway entrance design to meet engineering standard chapter 4.1.8, which requires that all driveways having an ADT greater than 40 shall have an approved turn around to preclude vehicles from backing onto a public street. Or submit a waiver request Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov CT 12-03/CDP 12-17 /PUD.-06-201 Walnut Town homes September 4, 2012 Page 2 letter with justifications to the City Engineer in accordance with Engineering Standard, Chapter 3, section 18. 2. Chapter 5, section 503.2.1.3 of the 2010 California Fire Code requires single entry developments serving 24 dwelling units or less to provide 36 feet wide residential street/driveway. Obtain approval from the Fire Marshall for the proposed 24 feet wide fire lane. 3. On the site plan, identify the pipe size, material and the approved drawing numbers of the existing water and sewer mains along Garfield Street, Walnut Street and Lincoln Street. 4. Identify the location, alignment, and discharge point of any proposed drainage system. If the proposed bioretention basins are intended to carry the 100 year storm event run-off, show outlet structures, discharge points, and/or emergency spillways. 5. The site plan shows a p·roposed retaining wall at the south east corner of the property. Please revise design to eliminate or replace with a 2:1 slope that portion of the proposed retaining wall located within the public right-of-way. 6. This project will be conditioned to provide, to the satisfaction of the city engineer, a recorded document that ensures maintenance of shared private improvements such as private driveway, stormwater treatment facilities and storm drains within the proposed subdivision. 7. Meet with the Fire Department to identify the necessary fire protection measures required for this project {access, fire hydrants, sprinkler system, etc.). 8. Contact Coast Waste Management to determine if they can adequately serve the project given the location of the trash receptacle enclosure near the end of the driveway aisle. Submit a letter from Coast Waste Management acknowledging that they can serve the project under the proposed design. 9. Comply with all other comments shown on red-lined plans. Hydrology Report: 10. If the bioretention is designed to address the 100 year pre/post development flows, provide a preliminary detention basin routing calculations. 11. Comply with all other comments shown on the red-lined preliminary hydrology report. SWMP Report: CT 12-03/CDP 12-17 /PUD.-06-201 Walnut Town homes September 4, 2012 Page 3 12. The DMA exhibit shows 12 proposed IMPs/bioretention basins. However, there are only three IMP sizing calculations giving three IMP areas. Revise SWMP to show how you appropriately distribute these three IMP areas into the 12 IMP areas. Each of the proposed bioretention must be sized individually based on the tributary drainage management area. Please clarify which DMA drains to each proposed IMP/bioretention basins and size each IMP /bioretention basins accordingly. 13. The calculations show that the existing impervious area was subtracted from the proposed impervious area in sizing the bioretention basin. This procedure is not acceptable. Note that the IMP sizing factors in hydromodification management plan are used for integrated approach design to comply with both the treatment BMP and hydromodification sizing criteria. Per the SUSMP, all existing impervious areas that are proposed to be removed and replaced are subject to treatment BMP requirement and must be included in the calculations. For hydromodification, the project will receive credit for the existing impervious area using factors integrated in the BMP calculator. This is accomplished when you input the existing condition as impervious area in the San Diego County BMP calculator. 14. The treatment BMP and hydromodification calculations provided in the SWMP report do not satisfy hydromodification sizing criteria. For an integrated approach, use the San Diego BMP sizing calculator by Brown and Caldwell will satisfy all requirements for TCBMP, HMP and LID facilities and is available online. Go to http:/ /www.projectcleanwater.org and click on the BMP sizing calculator. Include BMP calculator result printout in the SWMP report. 15. The proposed bioretention facility detail shown on the plan is designed without an underdrain system and is considered an infiltration BMP. Provide drawdown time calculations using the infiltration rate provided by the soils engineer. Show that the bioretention/infiltration basin drains within 96 hours. The drawdown time calculations are not necessary if using BMP calculator. 16. Comply with all other comments shown on the red-lined preliminary SWMP report. Resubmittal: 17. Please submit the following documents in the next review submittal: a) 1 copy of the revised preliminary site plan b) One copy each of the revised SWMP, hydrology report c) 1 copy of the preliminary soils report. d) 1st review redlined plans and all red-lined reports August 29, 2012 TO: Greg Fisher, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review -Conceptual Review -1st Review 201 Walnut Townhomes, CT 12-03, CDP 12-17, PUD 12-06 Walnut A venue MELA file: 465-201 Walnut Townhomes-Coni Landscape Architect: Wimmer, Yamada and Caughey, Phone: (619) 232-4004 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please clearly show and label all property lines, right-of-ways and any easements on all plans. 2. Please relocate trees to avoid sewer and water lateral lines. Check all areas. 3. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. a. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent street grade are not permitted at street comers within a triangular zone drawn from two points, 25 feet outward from the beginning of curves. b. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. c. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. d. Landscape features (shrubs, trees, fencing, etc.) shall be selected to ensure that no visual impairments or obstructions are located within the CalTrans sight distance lines. Proposed plans locate buildings, fences, retaining walls and plant material that exceed the height limits in the sight lines. Please coordinate revisions to plans to resolve. 4. Evergreen plants shall be used to screen unsightly elements and shall be spaced to provide 100% screening within two (2) years of installation. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide tall evergreen shrubs and/or wall vines to soften and enhance these walls. 5. Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. -, .. 201 Walnut Townhomes Conceptual Plan Review August 29, 2012 Page2 6. Please clarify that these areas are to be maintained by the HOA 7. Please provide appropriate grass plantings in the bio-swales for filtering. 8. Please note that the bio-swale structures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be fully knitted in and covering. Insure plant sizes and spacings are such that this will be accomplished prior to requesting occupancy. 9. Please address landscaping of this area. 10. Please address landscaping of all planters. Check all areas. 11. Landscaping shall be used to accentuate and enhance architecture. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Besides the proposed palms there are no other tall plantings that will soften the upper stories of the buildings along Lincoln and Walnut. There are no tall plantings along the south side of the project. Landscaping to include taller plantings (trees, more palms) is needed to both soften and enhance these building elevations. Please address. 12. 50% of the shrubs (except on slopes 3: 1 or steeper) shall be a minimum 5 gallon size. Please insure this requirement is met. 13. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 14. Street trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Please revise street trees as appropriate. 15. Please address amenities at the decks (benches, tables, trash receptacles, etc.). 16. Please provide a permanent/wired controller for all bio-swale and common areas. 17. Please provide a written description of water conservation features including addressing xeriscape principles (see Appendix A) within the project. 18. Please use an ETo of 40 or provide documentation that supports the use of 57.33. 19. Please revise the irrigation efficiency to .8 for drip. 20. Please revise the water use calculations as appropriate due to plan revisions requested above. 21. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) for the next submittal. Greg Fisher From: Sent: To: Cc: Subject:_ OK with me if OK with Greg. FB Frank Boensch Friday, August 03, 2012 1:16PM David Hawkins AJ Tangsoc (ajtangsoc@regentinternationaLca); Greg Fisher; Debbie Fountain RE: 201 Walnut Townhomes From: David Hawkins fmailto:david@h2asandiego.com] Sent: Friday, August 03, 2012 12:01 PM To: Frank Boensch Cc: AJ Tangsoc (ajtangsoc@regentinternational.ca); Greg Fisher; Debbie Fountain Subject: RE: 201 Walnut Townhomes Frank, Greg, Will this form satisfy Planning's requirement for correspondence and allow us to submit for our Development Permit? Thank You, J. David Hawkins, AlA LEED AP BD+C, NCARB Principal [II Hawkins + Hawkins Architects david@H2asandiego.com From: Frank Boensch [mailto:Frank.Boensch@carlsbadca.gov] Sent: Thursday, August 02, 2012 11:33 AM To: David Hawkins Cc: AJ Tangsoc (ajtangsoc@regentinternational.ca); Greg Fisher; Debbie Fountain Subject: RE: 201 Walnut Townhomes David, The Tavarua affordable housing development is currently under construction on Harding Street that will allow for credits to be sold to developers of projects in the northwest quadrant such as the one you are working on when City Council approves the sale of those credits at an amount to be determined at that time. City Council must also approve the purchase of the credits to meet the inclusionary housing ordinance by each developer seeking to purchase those credits. Developers must complete the attached form for staff to review to determine if staff will recommend that the City Council approve the purchase of credits by developers. Please complete the attached form and submit it for review when ready. 1 Greg Fisher From: Sent: To: Cc: Subject: Attachments: David, Frank Boensch Thursday, August 02, 2012 11:33 AM David Hawkins AJ Tangsoc (ajtangsoc@regentinternational.ca); Greg Fisher; Debbie Fountain RE: 201 Walnut Townhomes Off Site Combined worksheet blank for Tavarua.doc The Tavarua affordable housing development is currently under construction on Harding Street that will allow for credits to be sold to developers of projects in the northwest quadrant such as the one you are working on when City Council approves the sale of those credits at an amount to be determined at that time. City Council must also approve the purchase of the credits to meet the inclusionary housing ordinance by each developer seeking to purchase those credits. Developers must complete the attached form for staff to review to determine if staff will recommend that the City Council approve the purchase of credits by developers. Please complete the attached form and submit it for review when ready. Thanks, Frank From: David Hawkins [mailto:david@h2asandiego.com] sent: Thursday, August 02, 2012 9:51AM To: Frank Boensch Cc: AJ Tangsoc (ajtangsoc@regentinternational.ca); Greg Fisher Subject: 201 Walnut Townhomes Frank, Per our phone conversation this morning please provide us with the appropriate correspondence that will satisfy the planning department for our De'{elopment Permit submittal. We are proposing to purchase credits off site for two units when they become available. It is our understanding that a project is currently under construction that will be available to satisfy these credits. Please identify the project and the process we need to pursue in order to obtain the council approval for our requirement. You can discuss the project with Greg Fisher and feel free to call me with any questions. Thank you, David J. David Hawkins, AlA LEED AP BD+C, NCARB Principal [II Hawkins + Hawkins Architects 1•\. 'CI(< 1 Aif~,A. CITY OF VcARLSBAD Community & Economic Development May 14,2013 J. David Hawkins, AlA 1005 Rosecrans St, Ste 200 San Diego CA 92106 SUBJECT: CT 12-o3/PUD 12-o&/CDP 12-17-201 WALNUT TOWNHOMES t\''-C~_tG\ ~I~~\ 'i~ F\LE COP'{ www.carlsbadca.gov The preliminary staff report for the above referenced project will be sent to you via email on Wednesday, May 22, 2013, after 8:00 a.m. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on May 28, 2013. A twenty (20) minute appointment has been set aside for you at 9:00 a.m. If you have any questions concerning your project you should attend the DCC meeting. It is necessary that you bring the following required information with you to this meeting or provide it to your planner prior to the meeting in order for your project to go forward to the Planning Commission: 1. Unmounted colored exhibit(s) of your site plan and elevations; and 2. A PDF of your colored site plan and elevations. The 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. The PDF of your colored site plan and elevations will be used in the presentation to the Planning Commission and the public at the Planning Commission Hearing. If you do not plan to attend this meeting, please make arrangements to have your colored exhibit(s) and the PDF here by the scheduled time above. Should you wish to use visual materials in your presentation to the Planning Commission, they should be submitted to the Planning Division no later than 12:00 p.m. on the day of a Regular Planning Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public presentations. Please label all materials with the agenda item number you are representing. Items submitted for viewing, including presentations/digital materials, will be included in the time limit maximum for speakers. All materials exhibited to the Planning Commission during the meeting (slides, maps, photos, etc.) are part of the public record and must be kept by the Planning Division for at least 60 days after final action on the matter. Your materials will be returned upon written request. If you need additional information concerning this matter, please contact your Planner, Greg Fisher at (760) 602- 4629. Sincerely, Q.,yt, DON NEU, AICP City Planner DN:GF:bd c: File Copy Tecla Levy, Project Engineer Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 Community & Economic Development April 24, 2013 Hawkins & Hawkins Architects Attn: David Hawkins 1005 Rosecrans Street, Suite 200 San Diego, CA 92106 SUBJECT: CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES LJ FILE www.carlsbadca.gov Your application has been tentatively scheduled for a hearing by the Planning Commission on June 5, 2013. However, for this to occur, you must submit the additional items listed below. Please submit the following documents by May 17, 2013. In the event the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project will be scheduled for denial. 1. Please submit the following plans: A) 10 copies of your (site plan, building elevations, floor plans, tentative map, landscaping, etc.) on 24" x 36" sheets of paper, stapled in complete sets folded into 8Yz' x 11" size. B) One 8Yz" x 11" copy of your reduced site plan, building elevation, floor plans, tentative map, landscaping plans, etc. These copies must be of a quality which is photographically reproducible. These can be sent as a PDF or similar format. C) 1 Copy of your building elevations (front, rear and sides) in color on 24" x 36" sheets of paper. D) PDF or similar format of the colored site plan and building elevations, etc., emailed to greg.fisher@carlsbadca.gov for the power point presentation. Please call if you have any questions. 2. As required by Section 65091 of the California Government Code, please submit the following information needed for noticing and sign the enclosed form: A) 600' Owners List - a typewritten list of names and addresses of all property owners within a 600 foot radius of the subject property, including the applicant and/or owner. The list shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. B) 100' Occupant List-(Coastal Development Permits Only) a typewritten list of names and addresses of all occupants within a 100 foot radius of the subject property, including the applicant and/or owner. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 CT 12-03/PUD 12-06/CDP 1~7-201 WALNUT TOWNHOMES April 24, 2013 Page 2 C) Mailing Labels -two (2) separate sets of mailing labels of the property owners within a 600 foot radius of the subject property. The list must be typed in all CAPITAL LETTERS, left justified, void of any punctuation. For any address other than a single family residence, an apartment or suite number must be included but the Apartment, Suite and/or Building Number must NOT appear in the street address line. DO NOT type assessor's parcel number on labels. DO NOT provide addressed envelopes-PROVIDE LABELS ONLY. Acceptable fonts are: Arial11 pt, Arial Rounded MT Bold 9 pt, Courier 14 pt, Courier New 11 pt, and MS Line Draw 11 pt. Sample labels are as follows: UNACCEPTABLE UNACCEPTABLE ACCEPTABLE Mrs. Jane Smith 123 Magnolia Ave., Apt #3 Carlsbad, CA 92008 Mrs. Jane Smith 123 Magnolia Ave. Apt. #3 Carlsbad, CA 92008 MRS JANE SMITH APT3 123 MAGNOLIA AVE CARLSBAD CA 92008 D) Radius Map -a map to scale, not less than 1" = 200', showing all lots entirely and partially within 600 feet of the exterior boundaries of the subject property. Each of these lots should be con~ecutively numbered and correspond with the property owner's list. The scale of the map may be reduced to a scale acceptable to the Planning Director if the required scale is impractical. E) Fee-a fee shall be paid for covering the cost of mailing notices. Such fee shall equal the current postage rate times the total number of labels. Cash check (payable to the City of Carlsbad) and credit cards are accepted. Sincerely, GREG FISH Assistant Planner GF:sm c: File Attachment· I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITIED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE BY: ------------------------~-- DATE:------------------------ RECEIVED BY DATE:------------------------- Planning Division January 15, 2013 Hawkins & Hawkins Architects Attn: David Hawkins 1005 Rosecrans Street, Suite 200 San Diego, CA 92106 DFILE www.carlsbadca.gov SUBJECT: 2ND REVIEW FOR CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES The items requested from you earlier to make your Carlsbad Tract Map, Planned Development Permit, and Coastal Development Permit, application nos. CT 12-03/PUD 12-06/CDP 12-17 complete have been received and reviewed by the Planning Division. It has been determined that the application is now complete for processing. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. Please note that although the application is now considered complete, there may be issues that could be discovered during project review and/or environmental review. Any issues should be resolved prior to scheduling the project for public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. At this time, the City asks that you provide 4 complete sets of the development plans so that the project can continue to be reviewed. The Citv will complete the review of your resubmittal within 25 days. In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Greg Fisher, at (760) 602-4629, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: • Land Development Engineering Division: Tecla Levy, Associate Engineer, at (760) 602-2733. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4661. Sincerely, CHRIS DeCERBO Principal Planner CD:GF:sm Attachments 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 CT 12-03/PUD 12-06/CDP & -201 WALNUT TOWN HOMES January 15, 2013 Pa e 2 c: Walnut Beach Townhomes, LLC, 550 West C Street, San Diego, CA 92101 Don Neu, City Planner Tecla Levy, Project Engineer Chris DeCerbo, Principal Planner File Copy Data Entry CT 12-03/PUD 12-06/CDP 1.-201 WALNUT TOWNHOMES January 15, 2013 Pa e 3 ISSUES OF CONCERN Planning: None Engineering: 1. The Geotechnical Update letter dated November 30, 2012 by Hetherington Engineering, Inc. did not verify the type of soil to validate the type A soil used in bioretention BMP sizing calculations provided in the SWMP report and did not provide soils infiltration rate (see previous comments under item 1, incomplete items). Please obtain the requested information from the soils engineer. The soils engineer must also provide design recommendations for the proposed bioretention basins shown on the site plan. 2. Item llb, Site Drainage, on page 8 of the geotechnical update letter, states that the drainage should not be allowed to pond behind walls or adjacent to structures. Based on the site plan all proposed bioretention basins appear to be adjacent to structures. Please obtain clarifications from the soil engineer if the proposed bioretention locations are acceptable. Per the SWMP report, proposed bioretention basins are designed as infiltration basins where storm run-off is allowed to pond and infiltrate into the type A native soil. At locations where infiltration of run-off is not allowed by the soils engineer, the soils engineer may require impermeable liners for bioretention. In this case, the IMP sizing calculations must be revised to assume flow-through planter design in the BMP sizing calculator. This can significantly impact your current design. Flow through planters requires storage volume, V2, and an orifice for flow control. An underground private storm drain may be needed to capture the flow from V2. There are no existing public storm drain system along the adjacent streets, so any proposed private storm drain system may need to be extended to the nearest public storm drain system along Walnut Avenue. 3. On sheet 1 of the slope analysis sheet, clearly show the existing lot lines, APN numbers, areas, and provide dimensions and bearings of the project boundary. Identify street right-of-ways for Walnut Street, Lincoln Street and Garfield Street. 4. On sheet 1 of the site plan, provide a detail of the proposed bioretention overflow and outlet structures. 5. On sheet 1 and sheet 2 of the site plan, label all proposed IMPs/BMPs. Clarify which bioretention basins are combined as one IMP/BMP per the SWMP calculations. 6. On sheet 1, it is not clear how the roof run-off from units 8 and 9 are routed to IMP3. Please show locations of roof drains and drainage arrows. 7. As previously commented and discussed at a meeting with the engineer, the bioretentions combined as one IMP/BMP must have the same bottom elevations in order to function as one IMP. This is to ensure run-off is proportionately distributed to all bioretention basins included in one IMP. However, the revised site plan shows individual bioretention basins have different bottom elevations. As a result, some bioretention basins may not be adequate to handle the flow while some may be oversized, depending on their tributary drainage area. CT 12-03/PUD 12-06/CDP .7-201 WALNUT TOWN HOMES January 15, 2013 Pa e 4 For instance, per the SWMP report and the site plan, the IMP1 consists of three bioretention basins: A18, A25 and A32. Based on the site plan, the drainage area that directly drains into A18 is three times larger than the areas draining into A32. In addition, A18 has a much smaller area (only 1/Gth of A32 area). Obviously, A18 is very inadequate to handle its large tributary drainage area. Combining A18, A25, and A32 will solve the deficiency problem, however, A18, A25 and A32 must have the same bottom elevations and ponding depths in order to evenly distribute the water quality run-off from the entire Basin A. The 100-year storm discharge from one bioretention basin must not be routed to another bioretention basin (i.e. 100 year event discharge from A18 should not flow into basin A25). The proposed IMP system must consist of two pipe systems: 1) A pipe system that connects the bottom of the bioretention basins to distribute the water quality run-off, 2) A by-pass pipe system to carry the 100 year storm event run-off. Show the ultimate discharge point on the site plan. See comments on the red-lined site plans sheet 2 and 3. 8. SWMP indicates that IMP3/BMP3 includes six bioretention basins: C16, C23, C28, C33, C38 and C42. The cross section F on sheet 2 shows significant difference in elevation (about 4 feet) between highest (C16) and lowest (C38) bioretention basins. In this case, it may be necessary to divide IMP3 into 3 separate IMPs and divide DMAs into 3 proportional tributary areas in order to create IMPs containing bioretention basins with the same bottom elevations (See red-lined comments on sheet 2). 9. The hydrology report indicates that the post-development storm water discharge (Q) will exceed the pre development condition. Please provide on-site mitigation for this increase in 100 year storm event runoff or provide hydrology and hydraulic calculations to show that downstream drainage facilities have the capacity for this increase in 100 year storm event runoff. 10. The kirpich formula was used in the initial time of concentration calculations for the 100 year event, post development Q. However, Kirpich formula is applicable only for natural watersheds. Please revise calculations using appropriate formula. Please see also the red-lined comments in the hydrology report regarding time of concentration Tc calculations. 11. The hydrology map included in the hydrology report is very small and hard to read. Please include an enlarged and legible hydrology map showing all drainage sub-basins, drainage arrows/path, length of travel and areas. Provide overall pre-development Q and post-development Q comparison for this project. 12. On sheet 3 of the site plan, show/delineate the boundary of drainage management areas (DMAs) that drain into each bioretention basin. Also delineate the overall boundary of each IMP/BMP (see comments on the red-lined site plans). 13. On sheet 2, revise outlet structures top of grate elevations to provide adequate ponding with a minimum of 10". Ensure that required ponding volumes from the BMP sizing calculations are met. 14. The bioretention detail shown on sheet 3 of the site plan should include a detail of an outlet structure. Please revise. 15. One of the justifications provided in the waiver request letter for engineering standard 4.l.B dated October 8, 2012 by Pasco Laret Suiter & Associates is that there is more than adequate sight CT 12-03/PUD 12-06/CDP 1--201 WALNUT TOWNHOMES January 15, 2013 Pa e 5 distance on lincoln to allow for a safe backout onto lincoln Street. Please submit a sight distance exhibit showing the driver's location and its line of sight. Plot the sight distance line on the grading plan. 16. Provide structural detail and cross-section of the proposed pavers. Provide manufacturer's specifications showing structural capacity of the proposed pavers. Obtain Fire Department approval of the pavers for fire access. 17. Please submit a letter with wet signature from Waste Management. The letter submitted by the applicant dated December 14, 2012 is not signed by Waste Management representative. Per the unsigned letter, Waste management has two concerns: the right angle turn and the stability of the proposed pavers. The applicant must address these issues raised by Waste management. 18. Comply with all other comments shown on red-lined plans. 19. Comply with all other comments shown on the red-lined preliminary SWMP and hydrology report. Resubmittal: 20. Please submit the following documents in the next review submittal: a) 2 copies of the revised preliminary site plan b) 2 copies each of the revised SWMP, hydrology report c) 2 copies of the update preliminary soils report. d) 2"d review redlined plans and all red-lined reports Landscaping: REPEAT COMMENTS 1-5 Completed. 6. Please clarify that these areas are to be maintained by the HOA. 2nd Review: Are private areas to be maintained by the HOA? Please clarify insuring that plans state that common and public maintenance areas are to be maintained by the HOA. Please address all areas. 7-8 Completed. 9. Please address landscaping of this area. 10. Please address landscaping of all planters. Check all areas. 11. Landscaping shall be used to accentuate and enhance architecture. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Besides the proposed palms there are no other tall plantings that will soften the upper stories of the buildings along lincoln and Walnut. There are no tall plantings along the south side of the project. landscaping to include taller plantings (trees, more palms) is needed to both soften and enhance these building elevations. Please address. 2nd Review: The applicant has added 3 trees at the south property line. Other areas do not appear to have been CT 12-03/PUD 12-06/CDP 1~7-201 WALNUT TOWN HOMES January 15, 2013 Page 6 addressed and additional trees are needed along the south property line. Please fully address all areas. 12. Completed. 13. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2"d Review: Please add a note to plans indicating that all utilities shall be screened from view. 14. Street trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Please revise street trees as appropriate. 15-19 Completed. 20. Please revise the water use calculations as appropriate due to plan revisions requested above. 21. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) for the next submittal. NEW COMMENTS 1A. Please indicate the materials and finishes of all retaining walls. Provide wall caps to include a minimum 1" cantilever. 2A. Please clarify where the "mulch only" areas are. Are these the enclosed privately maintained patio areas? If so, please show these as mulched on the planting plan. Fire: Please call Gregory Ryan directly for fire comments/issues. \ ., Planning Division September 6, 2012 Hawkins & Hawkins Architects Attn: David Hawkins 1005 Rosecrans Street, Suite 200 San Diego, CA 92106 LJ FILE www.carlsbadca.gov SUBJECT: 1st REVIEW FOR CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Division has reviewed your Carlsbad Tract Map/Planned Development Permit, and Coastal Development Permit, application no. CT 12-03/PUD 12-06/CDP 12-17, 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. The second list is project issues of concern to staff. In order to expedite the processing of your application, the "incomplete" items and your response to the project issues of concern to Staff must be submitted directly to your staff planner; therefore, please contact your staff planner directly to schedule a re-submittal appointment. As part of your re-submittal package, please prepare and include with your re-submittal: (1) a copy of these lists, (2) a detailed letter summarizing how all identified incomplete items and/or project issues have been addressed; and (3) five (5) sets of revised plans. 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 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, August 15, 2012, 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. At this time, the City asks that you provide 5 complete sets of the development plans so that the project can continue to be reviewed. The Citv will complete the review of your resubmittal within 25 days. In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Greg Fisher, at (760) 602-4629, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: • Land Development Engineering Division: Tecla Levy, Associate Engineer, at (760) 602-2733. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4661. "" 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 e CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES September 6, 2012 Page 2 Sincerely, CHRIS DeCERBO Principal Planner CD:GF:sm Attachments c: Walnut Beach Town homes, LLC, 550 West C Street, San Diego, CA 92101 Don Neu, City Planner Tecla Levy, Project Engineer Chris DeCerbo, Principal Planner File Copy Data Entry . I \~ e CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWN HOMES September 6, 2012 Page 3 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: None Engineering: 1. Please provide a preliminary soils report that identifies site soil, geologic conditions and provides preliminary grading recommendations. The soils report must verify the type of soil to validate the type A soil mentioned in the SWMP report and used in the water quality BMP sizing calculations. It must also include infiltration rate testing to determine infiltration rate of the underlying soil at the proposed bioretention area. 2. The preliminary hydrology study dated August 1, 2012 by Pasco Laret Suiter and Associates is incomplete. No 100-year hydrology and hydraulic calculations were provided. The report provides only the DMA map and bioretention sizing calculations which were already part of the SWMP report and should not be included in the hydrology report. Provide hydrology and hydraulic calculations to show that downstream drainage facilities have capacity for any increases in 100 year storm event runoff, or that the post development storm water discharges do not exceed the pre development condition. Identify the location, alignment, and discharge point of any proposed drainage system. ISSUES OF CONCERN Planning: 1. At the upper right hand corner of the plans, please provide the City assigned application numbers (CT 12-03/PUD 12-06/CDP 12-17). 2. As a reminder, the project site meets the definition of a "through lot" and therefore has front yards on both Garfield Street and Lincoln Street and no rear yard. As shown on the site plan and landscape plan (key note #6 and #9 respectively), the proposed five foot vinyl privacy fence is located within the front yard setback area and exceeds the allowed 42 inch maximum height limit. Please lower the privacy fence height in order to comply with the maximum height limit or relocate it outside the 10 foot front yard setback area along Lincoln Street. 3. The 2,135 square feet of proposed recreation area shown on Sheet AO.l is inconsistent with the recreation area total shown on Sheet T0.1. Please correct. Engineering: Site Plan: 1. The site plan shows a proposed sliding gate at the driveway entrance, however, there is no turn around provided for vehicles that are denied entry or if the gate does not open. Please revise e CT 12~03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES September 6, 2012 Page 4 the driveway entrance design to meet engineering standard chapter 4.l.B, which requires that all driveways having an ADT greater than 40 shall have an approved turn around to preclude vehicles from backing onto a public street. Or submit a waiver request letter with justifications to the City Engineer in accordance with Engineering Standard, Chapter 3, section 18. 2. Chapter 5, section 503.2.1.3 of the 2010 California Fire Code requires single entry developments serving 24 dwelling units or less to provide 36 feet wide residential street/driveway. Obtain approval from the Fire Marshall for the proposed 24 feet wide fire lane. 3. On the site plan, identify the pipe size, material and the approved drawing numbers of the existing water and sewer mains along Garfield Street, Walnut Street and Lincoln Street. 4. Identify the location, alignment, and discharge point of any proposed drainage system. If the proposed bioretention basins are intended to carry the 100 year storm event run-off, show outlet structures, discharge points, and/or emergency spillways. 5. The site plan shows a proposed retaining wall at the south east corner of the property. Please revise design to eliminate or replace with a 2:1 slope that portion of the proposed retaining wall located within the public right-of-way. 6. This project will be conditioned to provide, to the satisfaction of the city engineer, a recorded document that ensures maintenance of shared private improvements such as private driveway, stormwater treatment facilities and storm drains within the proposed subdivision. 7. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). 8. Contact Coast Waste Management to determine if they can adequately serve the project given the location of the trash receptacle enclosure near the end of the driveway aisle. Submit a letter from Coast Waste Management acknowledging that they can serve the project under the proposed design. 9. Comply with all other comments shown on red-~ned plans. Hydrology Report: 10. If the bioretention is designed to address the 100 year pre/post development flows, provide a preliminary detention basin routing calculations. 11. Comply with all other comments shown on the red-lined preliminary hydrology report. SWMP Report: 12. The DMA exhibit shows 12 proposed IMPs/bioretention basins. However, there are only three IMP sizing calculations giving three IMP areas. Revise SWMP to show how you appropriately distribute these three IMP areas into the 12 IMP areas. Each of the proposed bioretention must be sized individually based on the tributary drainage management area. Please clarify which DMA drains to each proposed IMP/bioretention basins and size each IMP/bioretention basins accordingly. ' e e CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES September 6, 2012 Page 5 13. The calculations show that the existing impervious area was subtracted from the proposed impervious area in sizing the bioretention basin. This procedure is not acceptable. Note that the IMP sizing factors in hydromodification management plan are used for integrated approach design to comply with both the treatment BMP and hydromodification sizing criteria. Per the SUSMP, all existing impervious areas that are proposed to be removed and replaced are subject to treatment BMP requirement and must be included in the calculations. For hydromodification, the project will receive credit for the existing impervious area using factors integrated in the BMP calculator. This is accomplished when you input the existing condition as impervious area in the San Diego County BMP calculator. 14. The treatment BMP and hydromodification calculations provided in the SWMP report do not satisfy hydromodification sizing criteria. For an integrated approach, use the San Diego BMP sizing calculator by Brown and Caldwell will satisfy all requirements for TCBMP, HMP and LID facilities and is available online. Go to http://www.projectcleanwater.org and click on the BMP sizing calculator. Include BMP calculator result printout in th,e SWMP report. 15. The proposed bioretention facility detail shown on the plan is designed without an underdrain system and is considered an infiltration BMP. Provide drawdown time calculations using the infiltration rate provided by the soils engineer. Show that the bioretention/infiltration basin drains within 96 hours. The drawdown time calculations are not necessary if using BMP calculator. 16. Comply with all other comments shown on the red-lined preliminary SWMP report. Resubmittal: 17. Please submit the following documents in the next review submittal: a) 1 copy of the revised preliminary site plan; b) One copy each of the revised SWMP and hydrology report; c) 1 copy of the preliminary soils report; d) 1st review redlined plans and all red-lined reports. fire: Please contact the Fire Department directly for project issues/comments. Landscaping: Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Please clearly show and label all property lines, right-of-ways and any easements on all plans. 2. Please relocate trees to avoid sewer and water lateral lines. Check all areas. e CT 12-03/PUD 12-06/CDP 12-17-201 WALNUT TOWNHOMES September 6, 2012 Page 6 3. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. a. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent street grade are not permitted at street corners within a triangular zone drawn from two points, 25 feet outward from the beginning of curves. b. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. c. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. d. Landscape features (shrubs, trees, fencing, etc.) shall be selected to ensure that no visual impairmen~s or obstructions are located within the CaiTrans sight distance lines. Proposed plans locate buildings, fences, retaining walls and plant material that exceed the height limits in the sight lines. Please coordinate revisions to plans to resolve. 4. Evergreen plants shall be used to screen unsightly elements and shall be spaced to provide 100% screening within two (2) years of installation. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Please provide tall evergreen shrubs and/or wall vines to soften and enhance these walls. 5. Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. 6. Please clarify that these areas are to be maintained by the HOA. 7. Please provide appropriate grass plantings in the bio-swales for filtering. 8. Please note that the bio-swale structures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be fully knitted in and covering. Insure plant sizes and spacing are such that this will be accomplished prior to requesting occupancy. 9. Please address landscaping of this area. 10. Please address landscaping of all planters. Check all areas. 11. Landscaping shall be used to accentuate and enhance architecture. Plans shall feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. Besides the proposed palms there are no other tall plantings that will soften the upper stories of the buildings along Lincoln and Walnut. There are no tall plantings along the south side of the project. Landscaping to include taller plantings (trees, more palms) is needed to both soften and enhance these building elevations. Please address. 12. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please insure this requirement is met. e CT 12-03/PUD 12-06/CDP 12-'17-201 WALNUT TOWNHOMES September 6, 2012 Pa e 7 13. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 14. Street trees shall be selected from the approved tree replacement list identified in Chapter 6 of the Carlsbad Community Forest Management Plan, unless approved otherwise. Please revise street trees as appropriate. 15. Please address amenities at the decks (benches, tables, trash receptacles, etc.). 16. Please provide a permanent/wired controller for all bio-swale and common areas. 17. Please provide a written description of water conservation features including addressing xeriscape principles (see Appendix A) within the project. 18. Please use an ETo of 40 or provide documentation that supports the use of 57.33. 19. Please revise the irrigation efficiency to .8 for drip. 20. Please revise the water use calculations as appropriate due to plan revisions requested above. 21. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) for the next submittal.