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RP 01-04; STATE STREET COMMERCIAL BLDG; Redevelopment Permits (RP) (2)
Citv of Carlsbad Housing & Redevelopment Department IVlarch 13, 2008 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 SUBJECT: RP 01-04 (2917 STATE STREET MIXED USE PROJECT) Mr. Lakritz, This morning, Debbie Fountain and I met with the contractor John Giles at the project site and we went over some colors we feel are more appropriate for the building at the above referenced address. The color (ironweed) that is currently being used for the trim around the wood windows and doors is a better choice to replace the yellow tiles at the bottom of the planter (see attached photo). We would like you to replace the orange tiles at the ground floor planters and the tiles on the second floor planter with a darker shade (frog's breath) of the same color (see attached photo). Also, the columns at the second floor balcony do not appear to be finished or match the building's color scheme. Please paint these columns with the same frog's breath color. These improvements will help improve the look of the project and help in making it blend in with the other buildings on this block of State Street. Thank you for working with us and being open to any suggestions. Please contact me if you have any further questions. Sincerely, Austin Silva Assistant Planner Debbie Fountain, Housing & Redevelopment Director John Giles, Contractor 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Citv of Carlsbad Housing & Redeveiopment Department March 11, 2008 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 SUBJECT: RP 01-04 (2917 STATE STREET MIXED USE PROJECT) Mr. Lakritz, I have been watching the construction of your project at the above referenced project the past several months. I noticed the colors that are being used for the stucco and tiles do not match the colors that were originally approved for the project. In order to change the color scheme of your project, you must submit a color sampling to the Redevelopment Department so we can review and approve of the new colors. Until we can approve of a new color scheme, we will not be able to sign off on the final inspection of the Building Permit and a Certificate of Occupancy will not be issued for the leasing of the commercial space. Please contact me so we can resolve this issue. Thank you. Austin Silva Assistant Planner Debbie Fountain, Housing & Redevelopment Director John Giles, Contractor 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @ July 27, 2006 TO: BUILDING DEPARTMENT FROM: Assistant Planner, Housing and Redevelopment Department 2917 STATE STREET COMMERICAL BUILDING - RP01-04 PLAN CHECK NO. CB061008 The applicant has met the conditions indicated in my memo dated April 26, 2006. Therefore the Housing & Redevelopment Department approves the issuance of the above-mentioned building permit. This Information has been entered into Permits Plus. If you have any questions about the above information, please call me at extension 2813. CLIFF JONES c: Johnaaron Lenhert Leor Lakritz, Property Owner May 11,2006 TO: MICHELLE MASTERSON, PLANNING DEPARTMENT FROM: CliffJones, Redevelopment Department Final Mylar for 2917 State Street Commercial Building (RP 01-04) The conditions of approval for Major Redevelopment Permit No. RP01-04 requires the submittal of a final mylar of the site plan. Staff has reviewed the attached mylar and finds it consistent with the plans approved by the Housing and Redevelopment Commission. Since the Housing and Redevelopment Department does not maintain storage of mylar plans, we request the Planning Department maintain this record in the same manner as all other discretionary land use permits. If you have any questions, please contact me at x2813. Thank you for your assistance on this matter. CLIFF JONES Assistant Planner Apnl 26, 2006 TO: BUILDiNG DEPARTMENT FROM: Assistant Planner, Housing and Redevetopment Department 2917 STATE STREET COMMERICAL BUILDING - RP01-04 PLAN CHECK NO. CB061008 I have completed the fourth plan check for the above referenced project. The following conditions of approval must be satisfied prior to the issuance of the building permit: 1. The Developer shall submit to the Housing aiKJl f^development O^rtment a reproducible 24" x 36", mylar copy of the final site plan iofihe^^ecL 2. The Developer shall submit and obtain approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 3. Prior to issuance of the building permit, the Developer shall pay the established Parking In-Lieu Fee for twenty-one (21) parking spaces. Please contact Roxanne Muhlmeister in the City of Carlsbad Finance Department regarding the payment of the necessary fee. This information has been entered into Permits Plus. If you have any questions about the above information, please call me at extension 2813. CLIFF JONES c: Donald Bruckman, Bruckman Design DEC 30,2004 23:04 •-V BruckmanDe, 13103769245 Page 1 Bruckman Design RECEIVED December 31, 2004 DEC 3 u 2004 .,«.JF'TV OF CARLSBAD H00SIN8&.lDEVEii)PjWENT DEPARTIWEfff Ci<y ofCarisbad Depanment of Housing and Redevelopment 2965 RooscvcU St Suite n Carlshad, CA 92008 RE: RPOl -04 "2917 Stale Street Commercial Building'^ Subj. Of lhe particular reasons for altcralion of lhe rear elevalion from the approved. Attention: Mr. CliffJones Attached is the revised rear elevation and corresponding plan detail that we spoke aboul last week. I have added a sliding security gate in front of the stairs and raised the guardrail at the ground level to prcelude easy aeccss U) the stairway. Although il does not preclude a determined effort to get onto the stair, 1 think il will take care of thc problem of vagrants camping out on the stair or incidental use by average citizens. Hopefully this addresses the issues thai we spoke aboul and allows approval by your department. If you have any questions, please cal) mc at 310-376-7826. Sincerely Yo ^ald Bruckman Architect 8?G Fifth Slreet • Hem^osa Beach. CA 90254 • PhiJne. 310-37G-7O26 • L-rnaii. dbtuckfiiani^aul.tuin DEC17,2004 04:16 Br.uckmanp^^ 13103769245 ^ Page 1 RECEIVED Bruckman Design OFC 1 ^ 2004 CITYOFCARLSBAD JG&REDE\^ OFPARTIVIF: HOUSINGj^REDEV|^OPMENT December 17,2004 Cily ofCurhbad Department of Housing and Redevelopment 2965 Roosevelt St Suite I) Carlsbad, CA 92008 RB. RPOl -04 "2917 State Street Commereial Building^' Subj. Ofthe particular reasons for alteration of thc rear elevation from the approved. Attention: Mr. CliffJones rhe rear elevation has been altered from thc approved drawings, fhe main alteration and most striking difference in the elevation Is the intrusion ofthe exit stairway into thc view. This was necessitated for one main reason whieh had two related cau.scs. I'irst, the original approved plan did not have lhe required separation of the two second floor exits, although the distance shown was close to being aceeplahle. The requirement, per UBC seelion 1004.2,4 and states: "1004.2.4 Separation of exits or cxit-tccvM!* duorwuyii. Where two or more exits or exit- access doorways are required from jiny level or portion ot the building, al least two of ihc exits or exit-aeecK.v doorways shall be placed a distance apart equal to not less than one half of the length (»f the maximum overall diagonal dimension of the area served measured in a .siraighi line between the center of such exits or exit-access doorways... rhe second cause was that there was a problem wilh lhe approved drawing. Not only arc thc stairways marginally short of thc distance required to provide separation, hut thc approved drawings inaccurately display thc distance necessary to provide the correct number of risers to achieve thc distance traversed and do not provide required mid-level landings. UBC section 1003.3.3.3 requires, "... I'he rise of steps and stairs shall not be less lhan 4 inches nor more than 7...." With a 13'-0" floor to floor height that means lhal 23 risers are required. UBC section 1003.3.3 further sUiles that "...the run shall be not less thun 11 inches..." This means that the minimum length ofthe flight is 11 inches x 22 treads or 20'-2". However, in addition, Scclion 1003.3.3.5 the code .states, "...At least one intermediate landing shall be provided for each 12 feel of vertical stairway rise..As our floor to floor is 13 '-0" this means iin iniermediate landing (minimum 44" in lenglh) is required. Thus, the minimum overall distance that a straight run stairway requires is 20'-2" + 3'-8" or 23'- 10". Note that thc approved plans show approximately 15'-0" of length for the front stair. It shows aboul 16' of rear stairway length. If you add in the addilionai length required, the plan comes nowhere close lo providing the separation required by See. 1004.2.4. 826 Fifth Street • Hermosa BejuCfi, CAU0254 • Phone; 310-37^-782(1 • empil dhrucknmn@3ol.C0m DEC 17,2004 04:17 BruckinanDe|^ 13103769245 ^ Page 2 17 Dfroerrtber 2004 Page 2 7917 State Street, C9rl»t>ad fo conclude, the maximum diagonal distance of the building is 99'-8". Thus, thc minimum separation ofthe exils or exit access-doorways is half of lhal, or 49''-10". lhe conliguralion of the stairs in thc approved plan had no chance of providing thai separation. l or these reasons, I made the decision to reconfigure the rear stairs and push them hack toward the rear to provide a more suitable separation. 1 hope this clarifies the reasoning used to choose to reconfigure thc rear elevation. As 1 indicated, this decision was originally discussed and preliminarily approved in conversations with Ms. Lori Rosenstein and also with her successor whose name T do not recall. If you have any questions, please call me at 310-376-7826. Sincerely iCkman Architect 2fl?f) Fifth SlfL-L'l • l lRfmnsB Bench, CA 90264 • Phone :i10-376 -7826 » «fnail; <lbrur.krnfln(3)aol.com • Bruckman Design R E C F Hi F D Architectural License C-11909 m DEC -b A II: 3M December 3, 2004 - City of Carlsbad Department of Housing and Redevelopment 2965 Roosevelt St Suite B Carlsbad, CA 92008 RE: RPOl-04 "2917 State Street Commercial Building" Subj. Final review prior to submittal to Building Department Attention: Mr. CliffJones As I noted to you in our telephone conversation, I am sending, for your review, final drawings to ensure that the alterations that were made to the project substantially conform to the original approval. The original plans that were approved contained a few glaring building code issues that required a portion of the project to be redesigned. I noted some of them in a letter to Ms. Lori Rosenstein last year. These issues primarily revolve around exiting and exit separation but there are a few other miscellaneous problems that needed to be addressed as well. I tried to remain as faithful to the original design as I could. Attached then are the plans and elevations that will eventually be submitted to the Building Department. I would like you to take a final look at them to ensure that the alterations that were made will not require any amendment procedures. As Ms. Rosenstein noted in her letter of 2 September, 2003, "...We will work with you on physical changes to the building that are necessary to meet building code requirements...". It is in that spirit that I am sending you these drawings for your final review and comment. Please let me know if you are in agreement that this design will substantially comply to the original approval. If you have any questions, please call me at 310-376-7826. Sincerely, truckman Architect Enclosure: 826 Fifth street • Hermosa Beach, CA 90254 • Phone: 310-376-7826 « email: clbruckman@aol.com BRUCKMAN DESIGN. Donald Bruckman, Architect Llc. No. C11909 March 13, 2004 2004 To: Ms. Lori Rosenstein Management Analyst City of Carlsbad Department of Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad. CA 92008 From: Donald Bruckman RE: 2917 State Street Commercial Building SUBJ. REQUEST FOR REVIEW AND APPROVAL OF ALTERATIONS TO THE ORIGINALLY APPROVED PRELIMINARY PLANS PREVIOUSLY APPROVED AS RP 01-04. After conferring with Mr. Lakritz, we have revised the plans and elevations that were previously submitted to more closely match the drawings that were approved. Hopefully, the deviations will be considered minor to the extent that you can approve the revisions as not altering the intent of the previously approved plans. As I noted in the first submittal, there were a number of items that were not possible to retain in the original design because of building code issues. For instance, the rear stairway was pushed back to provide adequate separation of exiting from the second floor. A brief synopsis of the project size and data is attached and is duplicated on the plans. Please call me if you have any questions. Bruckman Architect 826 FIFTH STREET HFRMn.^A RFATH P. A Q 0 7 Fi d Citv of Carlsbad Housing & Redevelopment Department September 2, 2003 DONALD BRUCKMAN BRUCKMAN DESIGN 826 FIFTH ST HERMOSA BEACH, CA 90254 SUBJECT: 2917 STATE STREET COMMERCIAL BUILDING (RPOl-04) Thank you for the opportunity to review the revised plans for the previously approved commercial building at 2917 State Street (RPOl-04). A copy of the substantial conformance policy for the City of Carlsbad has been attached for your review. The project must meet all substantial conformance criteria outlined in the policy to receive a finding of substantial conformance. Criteria No. 10 states, "The proposed change would not be readily discernible to the decision makers as being substantially different from the project as originally approved". The Housing and Redevelopment Commission has clarified that any revisions to the exterior elevations of the project that makes the project look different from that which was approved may not be found to be in substantial conformance. The plans that you submitted show the building elevations are clearly different in many ways from the elevations that were previously approved by the Housing and Redevelopment Commission. Therefore, the project cannot be found in substantial conformance and will require an amendment to the existing redevelopment permit process. This will require the plans to be resubmitted, followed by staff review, a Design Review Board public hearing, and a public hearing in front of the Housing and Redevelopment Commission for final decision. Before taking this route please keep in mind the Commission will be comparing the revised building design against the design of the previously approved project. While the new design has many advantages, the originally approved project received praise by the Commission for being highly consistent with the Village Design Guidelines and represented the quaintness and charm of the Village character that is encouraged throughout the downtown area. Also, one of the features your client may want to consider is the original design provides greater security. The open staircases on the front of rear of the revised plans leading to an outdoor patio area may invite some unwelcome guests at night. As you stated in your letter, your client does not wish to go through another design review process. The only way to avoid this is to keep the exterior elevations relatively unchanged. We will work with you on physical changes to the building that are necessary to meet building code requirements and improve the ability to window shop on the ground floor, but any changes that substanflally change the look of the exterior will require an amendment to the existing redevelopment permit. 1 will be happy to discuss any other alternatives you have. You can reach me at my office at (760)434-2813. LORI H. ROSENSTEIN Management Analyst c: Leor Lakritz, Owner 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ BRUCKMAN DESIGN Donald Bruckman, Architect Lic. No. Cl 1909 August 5, 2003 To: Ms. Lori Rosenstein Management Analyst City of Carlsbad Department of Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 From: Donald Bruckman RE: 2917 State Street Commercial Building SUBJ. REQUEST FOR REVIEW AND APPROVAL OF ALTERATIONS TO THE ORIGINALLY APPROVED PRELIMINARY PLANS PREVIOUSLY APPROVED AS RP 01-04. As t noted to you during our telephone conversation a few weeks back, I have been retained by the owner of the above referenced project to complete the construction documents for the building. During my review of the preliminary plans, I noticed a number of problems with the design of the building that created obstacles from a building code standpoint as well as mari^eting and general design problems that I feel might affect the success of the design. These problems caused me consult with the owner and re-evaluate whether or not the design could be adequately salvaged in its approved form or whether changes would be radically necessary to an extent that the originai design's approval by the City of Carisbad wouid, or could, be called into question. For a variety of reasons, the Owner has no desire to re-enter a full design review again. Thus, upon your initial review of the new design, if there are aspects of it that you feel would or should trigger such a re-review, we would most likely alter our design to eliminate that eventuality. With that in mind, I will review some of the problems I believe affect the success of the approved design. Some of the items are technical and relate to the building code while others are more subjective. They are In no particular order. 1. The elevator is situated so that one exits at the second floor behind the front flight of stairs to the second floor. Unfortunately, at the ground floor, this creates a "dead-end" corridor in excess of the building code maximum of 20'. 2. The organization of spaces on the second floor is such that the exiting requirements are difficult to achieve and led to multiple exits from the same spaces to comply. This was felt to be a marketing disadvantage in that it becomes a code issue should more than one tenant rent a space 826 FIFTH STREET HFRMO.<iA RFAP. H P. A 009.*; 4 - 2 - August 15, 2003 3. Our review revealed other problems not impacted by any codes. The following is observed of certain aspects of the design: a. The planters in the front (facing State St.) obscure the ability of passersby to window-shop by pushing them more than a yard away from any reasonable retail display opportunity. This runs contrary to most accepted principles of street mariceting for all but very physically large display items, (such as televisions, appliances, cars and the like). In a pedestrian dominated, non-destination- oriented environment such as the downtown area, it is felt this is a detriment to the design. b. The enclosed access to the second floor, (both to the stair and the elevator) is seen as a barrier to the general public in that it cuts off any connection to the State Street environment and practically mandates that any use on the second floor t)ecome solely a destination use. This does nothing to reinforce the notions of either informality or that, in fact, anything on the second level is "for" the general non-destination-oriented public. We see no reason to create such a barrier to a diversity of leasing options on the second floor or in the diversity of visitor that may shop there. For these and other structural reasons, a rethinking of the design was concluded to be in order. It is felt that the revised solution wiil not only address all of the original conditions of approvai, but more importantly, will build upon them, reiterate those aspects of the State Street environment that are attempting to be nurtured by the goals set out in the Carisbad Viiiage Redevelopment Area Plan (CVMRAP), and through the revision, enable the project to more successfully embrace those goals. I have reviewed the original staff report for the project, as well as the minutes of the pubiic meeting to discuss it. I will herein, review the changes to the plan, why we felt they were necessary and why we do not feel that the design alterations should require a new design review process to be commenced. Items contained within the approval that are not affected by the redesign: GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS GROWTH MANAGEMENT FINDINGS NOLLAN/DOLAN FINDING GENERAL CONDITIONS NOTICING CONDITIONS ENGINEERING CONDITIONS STANDARD CODE REMINDERS Conditions that couid be affected by the redesign: -3- August 15,2003 LANDSCAPE CONDITIONS Final landscape plans will be altered from the preliminary landscape plans in that the size and shape ofthe respective planting areas will be altered. Additional landscaping is added at the second level, while relocation of the planting areas at the ground level wiil, it is hoped, provide the same overall street appeal while allowing retail to be pushed more to the forefront ofthe design. In addition, a fountain with wide sitting area around it is proposed which, we feel, addresses the desire for additional benches and low walls noted in the design guidelines and, as an alternative to landscaping, is a iess static but no less apt representation of the small village-like atmosphere we feel is envisioned in the CVMRAP. ON SITE CONDITIONS item 14: Not affected by the redesign; Item 15: Not affected by the redesign; item 16: The redesign wiil continue to integrate roof appurtenances and conceal from view and provkie sound buffers for any equipment that may be located thereon. Item 17: Signage locations will be altered but their size and location were conditioned approvals already and wili already require review and approval If and when future tenants propose them. Item 18: Pari<ing In-lieu fee requirements are not affected by the redesign. BUILDING SETBACKS The original approval noted the following in regard to proposed setbacks: "The proposed building is setback 4 feet from the front property line, which abuts an 1 f .5-foof wide sidewaiic atong State Stmet. The rear of the building is setback 6 feet from the rear property line on the first floor and 5 feet on the second floor A 20-foot alley lies immediately west of the rear property line. There is no setback fmm the side pmperty lines, which is consistent with the mmainder of the buildings on State Street between Grand Avenue and Carlsbad Village Drive." The revised plan will retain the previously approved setbacks and, due to the form of the building, actually increase the setback in some portions of the front and rear yards. Site Planninq and Buildinq Fomn The aim of the redesign, in addition to the issues noted above, is to provide additional architectural texture to the State Street environment. On the streetfront side, a more undulating front fagade has been designed to reduce the scale of objects and to attempt to break the flat-fronted look of the existing and the adjacent structures. The courtyard on the second level is altered from a ck)sed rectangular space to a more linear fomn, open on the street side and visible from both the street and alley. The attempt here is to add a pedestrian curiosity about what might be there and to invite exploration. Likewise, -4- August 15,2003 stainvay access to the second level from the State Street side is pushed out toward the street and uses the sidewalk itself as its lower landing. This is an attempt to provide another visual signal to pedestrians that something might interest them upstairs and provides the Owner and the Village with a much-expanded pool of potential tenants. The leasable area of the profect has been marginally reduced to be able to add some of the design features noted herein, however, we feel the leasability of the project is greatly enhanced and more than offsets the loss in lease space. Open space was increased to provide added interest on t>oth the ground and second floors. Buildinq Facades The design details utilized in the approved design, while non-descript and somewhat ill- defined, nevertheless provide the palette from which we intend to draw our detailing. In this, the design elements mentioned, including wood framed windows with "French" style cut-up lites, decorative trim, columns, ceramic tile and decorative railings will be retained and, hopefully, their features sharpened. Materials and colors will remain as previously approved absent any mutually agreeable reason to alter them, which, currently, is not envisioned. Comnnercial Storefront Substantial front storefront glazing is added as well as two entry doors are shown on the State Street storefront (on either side of a peninsula-like display form) to encourage "in and out" style window shopping. This attempts to obscure the distinction between interior and exterior space and, in this way, add additional texture to the street environment. I hope this gives you a glimpse into our design process and why we made some of the decisions that we made. As noted above, we have no desire to re-enter another full design review process and hope that we have exceeded the expectations of the original approval, thereby alleviating that need. A brief synopsis of the project size and data is attached and is duplicated on the ptans. Please call me if you have any questions. The Owner is anxious to move fon/vard with the project and has received much tenant Interest already. Bruckman ATchltect 82/13/2003 11:49 7607290553 BLACKFORD PAGE 01 P.O, B0X2(K46, drlsbtl CA 920181046 FAX DATE: 0 Feb 03 TO t Lorj K.o&en&t0ir\ City of C^Hebsid Housing and Kcdevclopmcrt FROM : Blackford . Architect Architecture & Latid Planning TIME: AM PHONE: FAX: 720-2057 PHONE : 760 729-0553 FAX: 760 729-0553 RE 2917 State St.. C&r\6bad, CA CC Number of p^^ee ihGluding cover sheet: .... 5 pa^ee Herewith .. J for your record©, you will find a copy of my fax to David Kick, engineering dept, concerning the need for 5DG & E to set a new 3 0 transformer. Roy R. ejacicford ' 02/13/2003 11:49 7607290553 BLACKFORD PAGE 02 Rof R. BhekM . Arehifeet M. $9x2046, drhkil CA 92018-2046 Arekiftefyrt mil Liii4 Plifiiiiii§ b A, X DATE : 15 Feb 03 TO: Day\d Rick, Engineering City Of CaHebad Carhbad, CA i FMM : Roy R. Blackford . Architect Architecture & Land Planning RE ! 2917 State St., Cadsbaci. CA TIME : AM PHONE: 602'27ai F/0(: 602'-1(?52 PHONE : 760 729-0553 F/KX: 760 729--0553 CC: Number of pa^es including cover sheet: .... 2 pages Message ... herewith you will find a partial copy of the project areaimap — indicating potential area for 5PG & E transformer location. The project feo^uires a 3J0 service and wili recjuire that SDG & E set a new transformer - finding a location for the ecjuipitient appears to be an issue. The need for 3 0 power will be repeated when the remainder of the block / Is developed. NCTD has declined our reojuest to locate a transformer in the planted area at the north end of their parking area, adjacent to Grand Avenue. Would you please give me a call? thank you, Roy Rl''5lackford 02/13/2003 11:49 7607290553 BLACKFORD PAGE 03 exissr. Harry L. Guzelimi^^ Managing Partner q|r Elm Avenue Commercial A Tenancy-In-Common Partnership P. O. Box 206 Solana Beach, CA 92075-0206 October 22, 2002 RECEIVED ( CT 2 4 2002 HOUSING AND REDEVELOPMENT COMMISSION ii^HOHfJSSSSl'.„„ CITY OF CARLSBAD iOUSINGiMggBPMENT 2965 Roosevelt Street, Suite B nEPAHHWcHT Carlsbad, California 92008 Re: Major Redevelopment Permit CASE FILE NO. "RP 01-04" 2917 state Street Commercial Building "TO WHOM IT MAY CONCERN" Dear Sir or Madam: The City of Carlsbad has acquired several parcels, throughout Carls- bad Village area, to provide Public Parking for the benefit of the existing Commercial Properties which had been developed years ago when Onsite Parking had not been given much consideration and St- reet Parking had been felt to be adequate, when population was ra- ther sparse! I strongly believe,and I am sure many other existing Property and Business Owners feel the same way (except that most people are me- ek and do not come out to speak their mind openly; they only com- plain within themselves, unfortunately), that the existing Public Parking Sites are to serve the existing Commercial Facilities and Businesses. As New Developments are added without the provision of adequate onsite Parking, it defeats the main purpose for which the existing Public Parking Sites were provided and will overload them rendering them inadequate, specially with the evergrowing population because of Carlsbad's Reputation as a very desirable Coastal North San Diego County Community "VILLAGE BY-THE-SEA"! In fact, allowing new development without onsite parking is just as shortsighted as the forebearers who thought only street par- king was adequate; they did not foresee the impending population growth that took place! So, speaking on behalf of the Property Owner Group I represent, plus all of the other meek and silent Property and Business Ow- ners, I strongly oppose the City's Permitting New Developments without Adequate Onsite Parking Availability! BIG MISTAKE!!! I do not know how pactically applicable is the "Parking In-Lieu Fee Program"? By the City lulling itself and believing that the "Parking In-Lieu Fee" solves the problem is, at best, very naive, because overloading a specific Business Area's Public ParkingLot will render it inadequate affecting that Area's Businesses adver- sely and the provision of a new parking lot, with the In-Lieu Fees collected, in an area unrelated to the affected Business Ar- ea will not help the adversely affected Businesses! ENOUGH SAID! If the Housing and Redevelopment Commission is wiser than their Forebearers, it will give this point strong cosideration and act accordingly in a Farsighted Manner! GOOD LUCK!!! Respectfully submitted. BvsL^^X\' ^^^^'f^^^MMyfu^i Commercial Property Owner and Represen- Haxt"y--$i. Gufe^limian L tative of Elm Avenue Commercial, a Te- nancy-In-Common Partnership, Commercial Property Owner. H STATE eP GRAND PROPERTIES 2911 State Street, Ste O Carlsbad, CA 434-8186/434-4341 12 June 2002 Roger A. Saevig, Attorney P.O. Box 6407 Orange, CA. 92867 Dear Mr. Saevig: Re: Your letter dated 28 May 2000 with enclosure I'm in receipt of your letter dated 28 May regarding the rain water drainage from my building at 2911 State Street and the proposed resolution. As requested, i approve ofthe suggested plan provided in your enclosure, subject to the following understanding: 1. The proposed drain system, once installed in the 4" space between the buildings, will be in such a location as to not allow for future maintenance or repair; therefore, it needs to be constructed in such a manner and quality of material to withstand indefinite use/expected life of the building. Also, I would like to note that I am in favor of your client's project and believe it will be a nice addition to the village and a positive .benefit. My property at 2911 State street was constructed in the 1920's of concrete block, has been seismically retrofitted and is in excellent condition. I request, however, that due to the close proximity of the construction taking place next to my building, that care be taken to avoid any possible damage/negative impact that could result. Specifically of concem to me at this time is your client's plan to install the northern footing without jeopardizing the stability of my building. I request that this information be made available to me. Your consideration is appreciated. Sincerely, CC: Carisbad Redevelopement Thomas R. Betz LAW OFFICES OF ROGER A. SAEVIG P.O. BOX 6407 ORANGE, CA 92867 (714) 937-3248 TELECOPIER NUMBER (909) 279-7459 May 28, 2002 Mr. Thomas Betz State and Grand Properties 2911 State Street, Suite O Carlsbad, CA 92008 Re: Drainage from your property through 2917 State Street Dear Mr. Betz: I am the attorney for Carlsbad Village Drive Partnership. Enclosed please fmd a letter from the engineer for the Carlsbad Village Drive Partnership property suggesting a resolution of the drainage that discharges from your property across my client's property in light of the new building to be built at 2917 State Street. Please review the enclosed letter and advise me of your approval so that the appropriate agreement can be prepared. Sincerely yours, LAW OFFICES OF ROGER A. SAEVIG By: Roger A. Saevi ig / RAS:zl cc: Leor Lakritz ENCLOSURE Thqmae Bct-z Statue and Gran^l Properties 2911 State Street. 6tc. "0" Carlebad, CA 9200e> REi Previous telccon regarding the ieeue of rainwater from your property that currently discharges on the property immediately to thc south (2917 State 5t). Dear Mr ThomaB Betzr As a\s>cug>eeii, preliminary project drawing^ have been submitted to the Houeing and Redeveiopment off»cefr for a nckv building at 2917 State St.. proposed by the Carlsbad Village Drive Partnership and the Cit> has reo^ueeted that your rainwater be allowed eome form of conveyanc* across the property. You have indicated that the areac« tfiralning to the adjacent property are 315 SF. from, the low roof and approximately 25 5F. from the hi^h roof and are dificharged at one location. At the City's rec\uc»t. the proposed project to T,he aouth will mitigate the drainag/; idsuc t7y prov\d\r\a a suitable /dramhnff from ^ point of connection at your low roof and will run to the paving at the alley. The type and size of the drainline, along with thc point of connection ehall be approved by yourself and thc City. The propoeed location of the <5lrainline will be within the air epace between your existing building wall and the propoded building wall adjacent to the south. Once complete, the drainline eyetem will be eolely your re&ponaiblltty. Thc Car\6bad Village Prive Partnership shall not be responsible for maintenance, repairs and/Or modifications of the drainage eyatem. Pleaee indicate whether or not tne above resolution of the ^irainage issue is acceptable to you. Citv of Carlsbad Housing & Redevelopment Department March 1,2002 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 SUBJECT: 2917 STATE STREET MIXED USE PROJECT In my prior correspondence to you, dated November 5, 2001, Major Redevelopment Permit application no. RP 01-04 was found complete for further processing by the City of Carlsbad. The purpose of this letter is to follow-up on remaining issues of concern raised by various City Departments following the third review of the project plans submitted on January 29, 2002. A list of remaining issues Is attached for your review. These issues must be addressed prior to staff making a formal recommendation on the project. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the proposed project. Sincere LORI H. ROSENSTEIN Management Analyst c: Roy Blackford, Architect Debbie Fountain, Housing & Redevelopment Director David Rick, Engineering Mike Grim, Planning Pat Kelley, Building Martin Aguilera, Fire 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ 1 ISSUES OF CONCERN No. RP 01-04 Staff has completed a third review of the subject project for issues of concern. The following items must be resolved or adequately addressed prior to staff making a final determination on the proposed project: Engineering: The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues. The project still has issues that must be addressed. The following is a list of these issues: 1. In Ms. Rosenstein's most recent letter sent to you on November 5, 2001, we Indicated that you would be required to submit a SWPPP with your next submittal. However, as we discussed over the phone, this SWPPP may be deferred as a condition of approval if adequate best management practices are incorporated into the design at this time. Such practices must be shown on the plan with your next submittal and are subject to staff approval. Some suggestions to consider include: a. Installing a sedimentation trap for the planters at the rear and front of the building. Provide a detail of the trap. The traps are not permitted within the public right-of- way so make sure that they are plotted on the property. To reiterate our discussion over the phone, installing a 3" curb outlet on a 6" curb or a 4" outlet on an 8" curb on State Street is acceptable. b. Install filters in the balcony Inlets. These inlets may need to be enlarged since filters for 4" drain inlets may not exist. Also, show where the drain pipes discharge. All downspouts shall be located outside the public right-of-way. Please clarify on plans. 2. A condition requiring that an erosion control plan be submitted with the building plans will also be added to the final resolution for approval. 3. It has come to our attention that the property to the north of the subject property has historically drained their roof water onto the subject property. Please indicate how the drainage will be collected and/or diverted to an approved drainage course. For questions regarding Engineering Department comments, please contact David Rick at 760-602-2781. Housing & Redevelopment: 1. Thank you for addressing my prior concern regarding the removal of the parapet along the south side of the building. After reviewing the plans with the City's Principal Building Inspector, Pat Kelley, it is my understanding that the parapet proposed along the north side of the building is also unnecessary in accordance with Uniform Building Code (UBC) standards. The UBC permits several exceptions to the use of parapets. (See 1998 UBC Sections 709 and 710.) One of those exceptions applies to the use of one-hour roof assemblies and supporting elements I without penetrations. This would require the use of stucco exterior systems or fire resistive drywall under siding along with the use of fire resistive drywall on the interior of the ceiling and exterior walls. Mr. Kelley has confirmed that this alternative Is neither uncommon nor considerably expensive. Staff recommends that you consider this alternative to the incorporation of a parapet along the north side of the building. 2. The reduced east elevation does not match the east elevation on the larger plan. The larger set of building elevations does not include a parapet on the south facing elevation. Please correct for consistency. 3. Clarify the building materials proposed for the exterior of the north elevation. Will the same material be used along the top of the parapet? 4. Clarify if tile or enhanced paving is proposed at the first floor building entrance on the front and rear of the property. 5. The building elevations do not scale out to the height identified. Please correct. 6. On the site plan, please provide a table with the following signage information: a. Total building street frontage; b. Total sign area allowed (1 square foot of signage per linear foot of building frontage); c. Total sign area proposed. 7. Roy Blackford, project architect, has had some discussions with Tom Betz, the owner of the property to the north of the subject property. Evidently, the existing building to the north currently drains onto the subject property; development of the site would impact this drainage. Has there been any resolution to this issue? 8. Please submit 6 sets of revised plans to the Housing & Redevelopment Department addressing all Engineering Department and Housing and Redevelopment Department issues. Once all issues have been addressed to the satisfaction of both departments, the project will be scheduled for a Design Review Board hearing. 9. In an effort to help expedite the processing of this application the following information is being provided to you. In preparation for the Design Review Board hearing, please be advised that the following items will be required: A. Public Notification Package: The public notification package shall be submitted at least fifteen (15) days prior to the DRB hearing and shall include the following information: a. A typewritten list of the names and addresses of all property owners within a 600' radius of subject property (including the applicant and/or owner). The list shall include the San Diego County Assessor's parcel number from the latest assessment rolls. b. 600' Radius Map: A map to scale not less than 1" = 200' showing each lot within 600' of the exterior boundaries of the subject property. Each of these lots shall be consecutively numbered and correspond with the property owners list. c. Two (2) separate sets of mailing labels of the property owners within a 600' radius of the subject property. The list must be typed in all CAPITAL LETTERS, left justified, void of punctuation. For any address other than single-family residence, an apartment, suite or building number must be included on a separate line. DO NOT include it in the street address line. DO NOT TYPE ASSESSOR'S PARCEL NUMBER ON LABELS. DO NOT provide addressed envelopes - PROVIDE LABELS ONLY. UNACCEPTABLE UNACCEPTABLE ACCEPTABLE Mrs. Jane Smith Mrs. Jane Smith MRS JANE SMITH 123 Magnolia Ave., Apt #3 123 Magnolia Ave. APT 3 Cartsbad, CA 92008 Apt. #3 123 MAGNOLIA AVE Cartsbad, CA 92008 CARLSBAD CA 92008 B. Public Hearing Items: At least ten (10) days prior to the DRB hearing the following items shall be submitted to the Housing & Redevelopment Office: a. One (1) full size colored site plan (rolled, not mounted). b. One (1) set of full size colored building elevations accurately depicting the proposed mature landscaping and how it relates to the building (rolled, not mounted). c. Ten (10) sets of final full size plans folded to 8V2' x 11". d. One (1) set of SVz" x 11" reduced plans. e. Optional: ten (10) sets of 814" x 11" reduced colored building elevations. f. Electronic files of the colored site plan and colored elevations presented on disk or sent via e-mail to lrose@ci.cartsbad.ca.us For questions regarding Housing & Redevelopment Department comments, please contact Lori Rosenstein at 760-434-2813. CITY OF CARLSBAD ENGINEERING DEPARTMENT DEVELOPMENT SERVICES February 22,2002 TO: Lori Rosenstein - Housing and Redevelopment FROM: David Rick - Assistant Engineer ISSUES REVIEW, 3rd PROJECT ID: RP 01-04 2917 STATE STREET MIXED-USE PROJECT The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues. The project still has issues that must be addressed. The following is a list of these issues: 1. In Ms. Rosenstein's most recent letter sent to you on November 5, 2001, we indicated that you would be required to submit a SWPPP with your next submittal. However, as we discussed over the phone, this SWPPP may be deferred as a condition of approval if adequate best management practices are incorporated into the design at this time. Such practices must be shown on the plan with your next submittal and are subject to staff approval. Some suggestions to consider include: a. Installing a sedimentation trap for the planters at the rear and front of the building. Provide a detail of the trap. The traps are not permitted within the public right-of- way so make sure that they are plotted on the property. To reiterate our discussion over the phone, installing a 3" curb outlet on a 6" curb or a 4" outlet on an 8" curb on State Street is acceptable. b. Install filters in the balcony inlets. These inlets may need to be enlarged since filters for 4" drain inlets may not exist. Also, show where the drain pipes discharge. All downspouts shall be located outside the right-of-way. Please clarify on plans. A condition requiring that an erosion control plan be submitted with the building plans will also be added to the final resolution for approval. 2. It has come to our attention that the property north of the subject property has historically drained their roof water onto the subject property. Indicate how the drainage will be collected and/or diverted to an approved drainage course. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Assistant Engineer - Engineering Development Services Division Citv of Carlsbad Housing & Redevelopment Department November 5, 2001 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 SUBJECT: 2917 STATE STREET MIXED USE PROJECT The items requested from you eariier to make your Major Redevelopment Permit, application no. RP 01-04 complete have been received and reviewed by the Housing & Redevelopment Department along with all other appropriate departments. 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. The City may, in the course of processing the application, request that you clarify, amplify, correct, or othenA/ise, supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. All issues must be addressed before this application can be scheduled for a public hearing. In an effort to continue to process the application in the most expeditious manner as possible, a list of issues identified by staff during the initial project review phase has been included with this correspondence. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the proposed project. Sincerehc LORI H. ROSENSTEIN Management Analyst c: Roy Blackford, Architect Debbie Fountain, Housing & Redevelopment Director David Rick, Engineering Mike Grim, Planning Pat Kelley, Building Martin Aguilera, Fire 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ ISSUES OF CONCERN No. RPOl-04 Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. On the site plan, please indicate the percentage of building coverage. Building: Principal Building Inspector Pat Kelley has conveyed the following options to Roy Blackford in order to resolve ADA accessibility standards regarding on-site parking: 1. Reconfigure the parking to be van accessible and provide an accessible route to the primary entrance on State Street; or 2. Delete the on-site parking entirely by securing off-site in lieu fee parking and leave the floor plan as is. Fire: Please insure the following conditions can be met and add these notes to the site plan: 1. Building elevator shall comply with 1998 Uniform Building Code requirement for access by emergency services (UBC 3003.5). 2. The building shall be equipped with an internal fire sprinkler system. Engineering: Engineering issues that need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. As previously stated, per Section F.l.b.(l) of the California Regional Water Quality Control Board San Diego Region Order No. 2001-01, the project must ensure that pollutant discharges and runoff flows from the development are reduced to the maximum extent practicable. Use permanent best management practices to complete this task and propose measures to prevent sedimentation from entering the public storm drain system during the construction phase of development. Since the last comments were made, its been our practice to require the submittal of a Preliminary Storm Water Pollution Prevention Plan (SWPPP) to address all facets of pollution control. Please submit a SWPPP with your next submittal. Where applicable, recommended best management practices shall be incorporated on the site pian. If you need a sample plan, please contact David Rick at (760) 602-2781. Memorandum TO: Lori Rosenstein - Housing and Redevelopment FROM: David Rick - Assistant Engineer DATE: October 23, 2001 RP 01-04 2917 STATE STREET MIXED-USE PROJECT 2^° CHECK ISSUES REVIEW Engineering issues that need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. As previously stated, per Section F.l.b.(l) of the California Regional Water Quality Control Board San Diego Region Order No. 2001-01, the project must ensure that pollutant discharges and runoff flows from the development are reduced to the maximum extent practicable. Use permanent best management practices to complete this task and propose measures to prevent sedimentation from entering the public storm drain system during the construction phase of development. Since the last comments were made, its been our practice to require the submittal of a Preliminary Storm Water Pollution Prevention Pian (SWPPP) to address aii facets of poiiution controi. Piease submit a SWPPP with your next submittal. Where appiicable, recommended best management practices shail be incorporated on the site plan. If you need a sample plan, please contact David Rick at (760) 602-2781. If you or the applicant has any questions, please either see or contact me at 602-2781 DAVID RICK Assistant Engineer Engineering Development Services Division Citv of Carlsbad Housing & Redevelopment Department April 27, 2001 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 SUBJECT: 2917 STATE STREET MIXED USE PROJECT Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed your Major Redevelopment Permit, application no. RP 01-04, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information that must be submitted to complete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. All list items must be submitted simultaneously and a copy of this list must be Included with your submittal. No processing of your application can occur until the application is determined to be complete. The second list includes issues of concern to staff, which must be addressed prior to staff making a recommendation on the project. When all required materials are submitted to the Redevelopment Office, the City has an additional thirty (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, March 28, 2001, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincqrely?^ LORI H. ROSENSTEIN Management Analyst Roy Blackford, Architect Debbie Fountain, Housing & Redevelopment Director David Rick, Engineering Mike Grim, Planning Pat Kelley, Building Larry Black, Landscape Plan Review 2965 Roosevelt St., Ste. B • Caristiad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. RP 01-04 Housing & Redevelopment: The Housing & Redevelopment Department has completed its review of the subject project for application completeness. The application and plans submitted for this project are incomplete at this time and the following additional items are required for application completeness: 1. The following information must be included on the site plan: dte. Identify the site as 2917 State Street as this coincides with City records. J|JD. Provide a project name. We have been calling this 2917 State Street Mixed-Use Project, but any project name will suffice, db: List application type and number (i.e. Major Redevelopment Permit No. RP 01-04). List name of sewer, water, and school district providing service to the project. ^ Under zoning list VR Land Use District 1. Change Planning Commission to Design Review Board action, ^tfl. Change City Council to Housing & Redevelopment Commission action. Delete site development plan, as this is not required. Delete coastal zone or specify the project is not located within the coastal zone, j. Modify building coverage calculation to comply with attached definition and list percentage for building coverage. QW. Change percent landscaping to 4% instead of .04%. List percentage for open space. Also, since open space constitutes such a small percentage of the property, on a separate 8y2" x 11" sheet of paper show a breakdown of what constitutes open space. 2. The following information must be included on the building elevations: a. Provide a north elevation. b. Include a total building height on each elevation. c. Show all proposed signs and exterior lights, d. Include a colors and materials board • e. Show all proposed roof equipment and indicate method of roof screening. f. Submit construction materials board and color samples: roofing, exterior walls, textured pavement, glass, wood, etc. ISSUES OF CONCERN No. RP 01-04 Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. Open Space: In accordance with the Village Master Plan and Design Manual, a minimum of 20% of the property must be maintained as open space. The open space must be devoted to landscaped pedestrian amenities and may include landscaped planters, open space pockets and/or connections, roof gardens, balconies and patios. No parking spaces or drive aisles are permitted in the open space. The open space calculation provided on the site plan indicates 17.44% open space. The applicant is encouraged to achieve the 20% minimum open space requirement. If at all possible, staff recommends additional landscaping at the rear of the building adjacent to the alley. In the event the open space requirement cannot be met, a variance must be granted subject to the following findings set forth in Carisbad Municipal Code Section 21.35: Variance Finding #1: The application of certain provisions of this chapter [Municipal Code Chapter 21.35] will result in practical difficulties or unnecessary hardships which would make development inconsistent with the general purpose and intent of the Carisbad Village Area Redevelopment Plan. Variance Finding #2. There are exceptional circumstances or conditions unique to the property or the proposed development which do not generally apply to other properties or developments which have the same standards, restrictions, and controls. Variance Finding #3: The granting of a variance will not be injurious or materially detrimental to the public welfare, other properties or improvements in the project area. Variance Finding #4: The granting of a variance will not contradict the standards established in the Village Master Plan and Design Manual. If a variance is being requested for the proposed project, written justification for making each of the above listed findings must be submitted with the application. 2. Parkinq In-Lieu Fee Program: Please be advised that participation in the Parking In-Lieu Fee Program is discretionary and subject to the approval of the Housing & Redevelopment Commission. In order to participate in the Parking In-Lieu Fee Program the following findings must be made: a. The proposed project is consistent with the goals and objectives of the Village Master Plan and Design Manual. b. The proposed use is consistent with the land use district in which the property is located. c. Adequate parking is available within the Village to accommodate the project's parking demands. d. The In-Lieu Fee Program has not been suspended or terminated by the Housing and Redevelopment Commission. At the present time, staff believes all necessary findings can be made to recommend participation in the parking in-lieu fee program. Building: 1. If on-site parking is provided, one parking stall must be a van accessible space. This means a wider loading zone adjacent to the accessible space, and one less on-site parking space. 2. Clarify location of air conditioning condensers and other roof top equipment. 3. No openings will be allowed on the south wall that are within 5 feet of the property line. That must be a solid wall. 4. The second floor is large enough, that a second exit will be required there from. Only one set of exit stairs is shown on the floor plan. 5. The architect may wish to consider UBC Section 709.4 Parapets. There are some exceptions from parapet requirements which would allow the roof to be more architecturally appealing (w/o parapets). 6. It's important that applicant secure a demolition permit prior to beginning any construction and perhaps bring in an existing site plan. This will document the existing buildings and full fee credit can be granted where it is due. Engineering: 1. The proposed parking stall located next to the building's wall must be 10 feet wide. 2. Plot the 5-foot wide Pacific Bell easement described under item number 10 of the title report. 3. Per Section F.l.b.(l) of the California Regional Water Quality Control Board San Diego Region Order No. 2001-01, the project must ensure that pollutant discharges and runoff flows from the development are reduced to the maximum extent practicable. Use permanent best management practices to complete this task and propose measures to prevent sedimentation from entering the public storm drain system during the construction phase of development. Landscape Plancheck: 1. Point of clarification regarding letter from Jeffery Smith landscape architect, dated December 11, 2000: The waiver of the Water Conservation Plan is subject to the approval of the Carisbad Municipal Water District (CMWD). Larry Black landscape plan reviewer has stated a waiver by CMWD is likely to be granted, but nonetheless they must make the final determination. Please contact Richard Goedert in the Engineering Department at 602-2764 to request a waiver of the Water Conservation Plan. Citv of Carlsbad Housing & Redevelopment Department March 30, 2001 LEOR LAKRITZ P.O. BOX 1029 TUSTIN, CA 92781-1029 Re: 2917 State Street Mixed-Use Project Dear Mr. Lakritz: I have enclosed a receipt showing payment of $3,330.00 for fees associated with the processing of a Major Redevelopment Permit for the construction of a new retail/office building at 2917 State Street. The application number for the project is RPOl-04. As of January 1, 2001 the City's fees increased. The new application fees are as follows: Major Redevelopment Permit application fee - $1,980; Environmental Impact Assessment fee - $1,135; Noticing Fee - $300. The total fees associated with the filing of your application are $3,415. As we move closer to the hearing date you will be billed $85 for the remainder of the noticing fee in addition to the cost of postage associated with mailing of the public notice. In the next 30 days. City staff will review the application and notify you in writing of any additional information needed to complete the application and/or issues of concern. Once the application is found complete and all issues have been resolved staff will schedule the project for a hearing before the Design Review Board. If you have any questions regarding the application, please contact my office at 760-434-2813. Sincerely, CITY^iE^RLSBAD LORI H. ROSENSTEIN Management Analyst Enclosure c: Roy Blackford, Architect 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ DAEDALUS DESIGN GROUP Landscape Architecture • Construction December 11, 2000 City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 To Whom it May Concem, The Carlsbad Village Drive Partnership project will not be required to submit a Water Conversation Plan due to the fact the size of the areas to be landscaped will be less than 500 square feet and would have an immeasurable impact on the overall water consumption within the City of Carlsbad. A phone conversation l)etween Mr. Larry Black (the landscape consultant for the city) and myself took place on December 1, 2Ci00. Mr. Black has agreed to waive the Water Conservation Plan based upon the facts listed above. Sincerely, DAEDALUS DESIGN GROUP LandscapeArchitecture • Construction Ooffrey S Smith, Landscape Architect R.L.A. #2994 JSS/jos 2725 jefferson street, suite 15b • carisbad, califomia 92008 • (760) 720 - 9337