HomeMy WebLinkAboutRP 02-26; Carlsbad Animal Hospital Addition; Redevelopment Permits (RP) (2)June 16, 2003
TO: CITY CLERK
FROM: Management Analyst, Redevelopment Department
Notice of Restriction on Real Property (Carlsbad Animal Hospital RP02-26)
Recordation of the attached Notice of Restriction on Real Property was a
Housing and Redevelopment Commission condition of approval for the Carlsbad
Animal Hospital Addition project. The document requires the approval of the City
Attorney. Please complete the routing of the document and submit to the County
Recorder for recordation.
If you have any questions, please contact me at x2813. Thank you for your
assistance on this matter.
LORI H. ROSENSTEIN
Management Analyst
JUNE 2, 2003
TO: BUILDING DEPARTMENT
FROM: Management Analyst, Redevelopment Department
REMODEL AND ADDITION TO CARLSBAD ANIMAL HOSPITAL LOCATED AT
2739 STATE ST. - PLAN CHECK NO. CB021856
The Housing and Redevelopment Commission approved this project on
February 4, 2003. The following corrections and conditions of approval must be
satisfied prior to the issuance of the building permit:
Plan Corrections:
1. Modify sign plan information on sheet D1 to refer to sheet D5 instead of 09.
2. Modify wall sign on face of building so that the wall sign area and the
monument sign area combined do not exceed 42 square feet. Show
dimensions of wall sign on sheet D5.
Conditions of Approval:
1. Final landscape and irrigation plans must be approved.
2. Developer shall submit to the Housing and Redevelopment Department a
reproducible 24" x 36", mylar copy, of the final site plan.
3. Prior to issuance of a building permit, Developer shall submit to the City a
Notice of Restriction to be filed in the Office of the County Recorder. A copy
of the Notice of Restriction has been prepared and sent to the applicant's
representative.
This information has been entered into Permits Plus. If you have any questions,
pleaa^contact me atx2813.
LORI H. ROSENSTEIN
c: Shanna McGriff, Kellogg, McGriff & Associates
Citv of Carlsbad
Housing & Redevelopment Department
June 2, 2003
SHANNA MCGRIFF
1071 STRATFORD DR
ENCINITAS, CA 92024
SUBJECT: CARLSBAD ANIMAL HOSPITAL ADDITION (RP 02-26)
In accordance with the conditions of approval for the above referenced project, prior to
the issuance of the building permit, the developer must submit a Notice of Restriction to
be filed in the office of the County Recorder notifying all interested parties and
successors in interest that the City of Carlsbad has issued a Major Redevelopment
Permit on the real property. I have enclosed said notice which must be signed and
notarized according to the directions contained on the siqnature paqe. Please have
your client sign the enclosed document and return to me for processing and
recordation.
Please contact my office at (760) 434-2813, if you have any questions regarding the
information contained in this letter.
Sincerely,
LORI H. ROSENSTEIN
Management Analyst
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
CITY OF CARLSBAD
ENGINEERING DEPARTMENT
PROJECT REVIEW
November 7, 2002
TO: Lori Rosenstein - Management Analyst - Housing and Redevelopment
FROM: David Rick - Assistant Engineer - Development Services Division
VIA: Deputy City Engineer - Development Services Division
RP 02-26 CARLSBAD ANIMAL HOSPITAL ADDITION
PROJECT REPORT AND CONDITIONS TRANSMITTAL
Engineering Department staff has completed the review of the above-referenced project and are
recommending:
X That the project be approved subject to the conditions as listed on the attached sheet.
That the project be denied for the following reasons:
X The following is a final Land Development Section project report for inclusion in the staff
report for this project.
DEVELOPMENT SERVICES DIVISION
Proiect Report
LOCATION: On the west side of State Street between Beach Avenue and Grand Avenue.
BRIEF DESCRIPTION : First and second story addition of 2,434 square feet to existing 1,631
square foot single story veterinarian hospital.
ENGINEERING ISSUES AND DISCUSSION:
TRAFFIC AND CIRCULATION:
Projected Average Daily Traffic (ADT): 50 ADT/1000 SQ FT X 2,434 additional area = 121.7
additional ADT + 81.55 ADT = 203 ADT
A Traffic study was not required because of the insignificant amount of additional traffic
projected.
Comment: All frontage and project related roadways are in place and no additional
improvements are required.
SEWER:
Sewer District: Carlsbad Municipal Water District
Sewer EDU's Required: 2,434 SQ FT addition / 1800 SQ FT = 1.35 Additional EDU's
4,065 SQ FT / 1800 SQ FT = Total 2.26 EDU's
Comment: A sewer main exists in the alley west of the property. The project site is already
serviced by a sewer lateral and no additional upgrades are anticipated.
WATER:
Water District: Carlsbad Municipal Water District
GPD Required: 220 gpd/edu x 2.26 edu's = 497 GPD
Comment: No major water issues are associated with this proposed project.
SOILS & GRADING:
Quantities:
Cut:16 cy Fill: 0 cy Export: 16 cy Import: 0 cy
Permit required: No
Off-site approval required: No
Hillside grading requirements met: N/A
Preliminary geo-technical investigation performed by: N/A
Comment: There are no major grading issues associated with this project.
DRAINAGE AND EROSION CONTROL:
Drainage basin: A
Preliminary hydrology study performed by: N/A
Erosion Potential: Low
Comment: Through resurfacing of the parking lot, drainage flow will be diverted from partially
draining westward to the alley and partially draining eastward to State Street to
draining southward at a 1% grade to a 3-foot wide grass swale abutting the
neighboring property to the south. Drainage will then flow eastward to a 1.5 to 2
foot deep settling pond. A Storm Water Management Plan completed by a
registered civil engineer was submitted with the application for a redevelopment
permit. The report analyzed the capacity of the swale and settling pond during a
100-year storm. A basin volume of 381 cubic feet would be required based on
calculations and enough storage for 386 cubic feet will be provided when
including some overflow into the parking stalls. The grades will be established
such that if any overflow is to occur, no flow will cross onto the neighbor's
property. All drainage will either percolate into the soil or overflow from the
settling pond out to the driveway to State Street.
LAND TITLE:
Conflicts with existing easement: None
Easement dedication required: No dedication is required. However, the property does have
excess public right-of-way of 10 feet on State Street. The applicant is proposing to plant trees
within this right-of-way. Any trees planted within the right-of-way will require processing of an
encroachment agreement subject to the City Engineer's approval. If the applicant desires, they
may alternatively apply for a street vacation to relinquish the right-of-way. Street vacations are
subject to the City Council's approval. The project has been conditioned accordingly.
Site boundary coincides with land title: Yes
Comment: No major land title issues are associated with this project.
IMPROVEMENTS:
Off-site improvements: none required.
Standard variance required: None.
Comment: No major improvement issues are associated with this proposed project.
ENGINEERING CONDITIONS OF APPROVAL
ENGINEERING CONDITIONS
A/OTE; Unless specifically stated in the condition, all of the following conditions, upon the
approval of this proposed site plan, must be met prior to approval of a building permit.
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. Prior to issuance of any building permit, Developer shall comply with the requirements of
the City's anti-graffiti program for wall treatments if and when such a program is formally
established by the City.
Fees/A areements
3. Developer shall cause property owner to execute and submit to the City Engineer for
recordation the City's standard form Drainage Hold Harmless Agreement regarding
drainage across the adjacent property.
4. Prior to approval of any grading or building permits for this project. Developer shall cause
Owner to give written consent to the City Engineer to the annexation of the area shown
within the boundaries of the subdivision into the existing City of Carisbad Street Lighting
and Landscaping District No. 1, on a form provided by the City Engineer.
Dedications/Improvements
5. The developer shall comply with the Storm Water Management Plan for Carlsbad
Animal Hospital Addition dated October 1,2002 on file with the City.
6. Prior to the issuance of building permits, the property owner shall either enter into
an Encroachment Agreement with the City to install within the public right-of-way
the proposed trees shown on the site plan or process a street vacation through
the City to relinquish 10 feet of public right-of-way fronting the subject property to
the property owner.
Code Reminder
7. The Average Daily Trips (ADT) and floor area contained in the staff report and shown
on the site plan are for planning purposes only. Developer shall pay traffic impact
and sewer impact fees based on Section 18.42 and Section 13.10 of the City of
Carisbad Municipal Code, respectively.
Citv of Carlsbad
Housing & Redevelopment Department
October 18, 2002
SHANNA MCGRIFF
1071 STRATFORD DR
ENCINITAS, CA 92024
SUBJECT: CARLSBAD ANIMAL HOSPITAL (RP 02-26)
Thank you for submitting the revised plans for the above referenced project on October 15*^. I
have distributed the plans to the various city departments and expect comments back on
October 31®*. However, I recently received comments from the Building Department on issues
that warrant your immediate attention. The following issues raised by the Building Department
must be resolved before staff can render a recommendation on the proposed project:
1. The attempt to re-label the outdoor patio decks on the second story as "New Mechanical
Space" is quite simply not believable. In fact, the area as shown has no mechanical
equipment and is shown outfitted with potted plants. They are in fact a second story
decks and will be calculated as such in the eventual occupant load. This is a life-safety
issue affecting the occupants of the second story and not a matter of semantics. The
plans will not make it through the building permit plancheck process by mislabeling the
areas to avoid installing exiting systems and disabled access features otherwise
required.
2. The letter submitted by a structural engineer for the existing masonry building states no
new vertical loads will be imposed on the existing masonry structure. However, seismic
loading of the existing structure will still necessitate the analysis mentioned in prior
correspondence dated September 12, 2002.
Once again, I recommend that you meet with Building & Code Enforcement Manager Pat Kelley
as soon as possible to resolve these issues. Satisfactory resolution of these issues may dictate
changes in the design of the building. To take this project forward for a decision on the land
use permit is senseless if the building design ends up changing during the building permit
plancheck process. Any changes to the exterior of the building would necessitate going back
through the process for an amendment to the land use decision. If you have any questions or
wish to set up a meeting to discuss the application, please contact my office at (760) 434-2813.
Sine
LORI H. ROSENSTEIN
Management Analyst
c: Lauren Myers, Owner
Debbie Fountain, Housing & Redevelopment Director
Pat Kelley, Building
2965 Roosevelt St., Ste. B • Carlsbaci, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
^ G R I r F & A O C I A T E y
October 11,2002
CHy of Cariabad Mousing & Redevelopment Pepartment
2965 Rooseveltytreet/te. B
Carisbad, California 92008
Attn: Lori Rosenstein
yubject: CmjbkU A/1IMAL HOyPTTAL (RP02-26)
Please find 6 sets of Revised Plans, a Redlineyheet from Engineering, Revisedytorm V/ater
Management Plan. Response letter fromytructurd Engineer, and thb Itemized List of Responses
to your Commentyheet. If you should have any questions please feel free to coll me at 760-
456^59.
/io. RP 02-26
R£: 1//U£/ or CO/1CE.RA
MGI/1EE.RI/1G:
L Rease moke the redlined corrections to theytorm water Management Plan and
yubmit two copies of the revised plan with your next submittal, yince changes to
the site plan will be required due to these redlined comments, submit the number of
revised site plans to the Housing and Redevelopment Office as requested by your
redevelopment planner.
• Please find two sets of the newly revisedytorm Water Management Plan.
• Please find the redline set.
• Please find six sets of the revisedyite Ran
2. The trees, shrubs and settling basin proposed within the public right-of-way cannot
be approved without an encroachment agreement. The project will be conditioned
to require an encroachment agreement subject to the Qty Engineer's approval.
• Revisedyite Ran - /Hoted "Encroachment Agreement Required subject
to City Engineering Approval."
3. Theyite Plan states that no grading is proposed yet some grading will need to
occur for the vegetated swale and basin. Rease revise this note accordingly and
indicate the quantity of grading necessary for the BMP's.
• Revisedyite Ran - Replaced exbting note: "Excavation forytorm Water
Ekisin andywales - 16 cubic ycirds to be exported."
4. Plot easements identified under Items 4 and 5 of the title report on theyite Ran.
• Revisedyite Ran - Identified easements 4 and 5 per Trtle Report.
e>UILPI/1G:
The second floor as proposed will probably still require a second exit. When the
"second floor Gardens' are added into the floor area, the floor area is well over
that which requires a second exit. In alt likelihood, those areas will be calculated at
the same occupant load as the rest of the office space.
• There will no longer be Tecond Eioor Gardens" (Openypace). We have
provided additional "Openypace" at the first level to accommodate the
"Openypace" requirement. Please see theyite Ran. -- The second
level exterior space b "Maintenance Access" only.
2. The second floor garden pafios are not available on the first floor and their
existence as Outdoor amenifies may sfill trigger the elevator requirement.
• There will no tonger t)e yecond floor Gardens" (Openypace). We hove
provided additional "Openypace" at the first level to accommodate the
"Openypace" requirement. Rease see theyite Ran. - The second
level exterior space b "Maintenance Access" only.
There does not appear to have been an analysis of the exisfing masonry structure
and my comments from previous review remain. The existing building should be
analyzed if additional loads are Imposed upon the structure.
• There will be no additional loads imposed on the exbting masonry
structure. Rease see letler from theytructurd Engineer addressing thb
issue.
4. Accessible parking space must be von accessible. Rease revise with an 8-^oot vnde
loading zone.
• Revbed onyite Ron - Provided 8-foot wide toading zone.
EIRE:
Eront entrance door shall be required to swing outward. l7oor swing currenfiy
blocks or Impedes egress from the Interior space.
• Revbed Tront Entrance Door to swing out seeyte and floor Rons.
EIRE Continued;
2. The building shaU be required to install local smoke detectors at the lower and
upper floor landings of the stairwell.
• /toted on the Electrical and Mechank:d sheet Dl- Rease findyheet 177
added to your Package.
The stairwell shdl be one-hour construcfion.
• /tote added to sheet 174 - floor Ran.
A. The building shall require the installafion of Knox Key box for Eire Pepartment
access (contact Eire Preventionyervices at 760-602-4660 for ordering
Informafion).
• Located and noted on the Tloor Ran -yheet 174
MOU/I/1G & RECTEVCLOPMEm';
1. The proposed metal roof is inconsistent with the Village Pesign Guidelines. Metal
roofs are only acceptable in Pbtrict 6, which is a Kght Industrial area. While the
proposed roof material seems compatible with the surrounding area, the goal of
the Master Plan is to move away from the industrial uses^ which have traditionally
dominated the area. Wood or composition shingle roofs are recommended in the
Pesign Guidelines, however, other textured roofs of similar materiab and medium to
dark color range will be considered.
• Revbed roofing materid -yee •evattons reflecting a composite
yhlngle" -Make "tK or equd / Color: "Hickory"
2. It appears we hove a dilemma regarding the second story decks and a building
Code interpretation for use of the outdoor area. In order to be counted as "open
space" the decks must be usable. However, In your explanation to the building
Pepartment you state the decks are not Intended to be used and are only
accessible for maintenance of the landscaping. I recommend a joint meeting with
Pat Kelley and myself to discuss this further and clarify some of the remaining
building Pepartment comments/concerns.
• I greatly appreciate the opportunity to meet and go over a solution to
the dlemmo of the "open space" and if I were undble to achieve a
solution I would welcome the help, but, after I had reviewed the "open
space" verses the "mdntenonce of the landscaping" located on the
second floor, I have conduded to revbe theyrte Ron and Paridng area
to reflect the total amount of required "open space" on fhe first level. In
order to maintain the "maintenance access" only on the second floor.
HOU/I/1G & REPEVELOPME/fT Continued;
5. It is recommend^ that landscaping be added along the railing of the second story
deck on the west side of the building to be more visible.
• Revbed -yheet P4 added more landscaping to give vbud pleasure.
4. Additional articulation is recommended along theyouth building elevation. There
b minimal room to move the building out because of parking constraints. However,
plant-ons and /or changes in stucco color may be helpful in adding some
articulation to thb wall.
• Revised - We Intend to compliment the proposedyouth wdl elevation
with two plant-ons at the second story levd with a darker shade of
exterior stucco.
The above items shouki answer dl your requirements at thb stage. If you should have any
additional questions to be answered, please call me at 760-456-0859 so we may possibly
expedite your concems.
Respectfully,
yhanna l^ltogg McGriff
MANNING ENGINEERING
41892 enterprise Circle So.
Suite E
Tcmeciila, CA 92590-4822
U.S.A.
IW (%t)) m-um
Fax (909) 296-1047
October 01, 2002
Carlsbad Animal Hospital
2739 State St.
Carlsbad, CA. 92008
To Whom II May Concern,
The addition to the existing masonry structure was designed to not impose any vertical
loads on the existing structure. This was accomplished by post and beams at the face ofthe
existing masonry walls.
Please contact our office if there are any questions.
Sincerely,
Bruce Manning RCE
C038456
#
Citv of Carlsbad
Housing & Redevelopment Department
September 12, 2002
SHANNA MCGRIFF
1071 STRATFORD DR
ENCINITAS, CA 92024
SUBJECT: CARLSBAD ANIMAL HOSPITAL (RP 02-26)
The items requested from you eariier to make your Major Redevelopment Permit, application
no. RP 02-26, complete have been received and reviewed by the Housing and Redevelopment
Department along with other appropriate City 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. 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 othenA/ise,
supplement the basic information required for the application.
To assist in expediting the processing of the application a list of remaining issues of concern
and information needed for clarification has been attached. These issues must be addressed
prior to staff making a recommendation on the project. Since these changes will require
changes to the plans, please submit 6 sets of the revised plans to the Housinq and
Redevelopment Department for final review and preparation of final conditions. If you have any
questions or wish to set up a meeting to discuss the application, please contact my office at
(760) 434-2813.
Sincerely,
LORI H. ROSENSTEIN
Management Analyst
c: Lauren Myers, Owner
Debbie Fountain, Housing & Redevelopment Director
David Rick, Engineering
Greg Fisher, Planning
Pat Kelley, Building
Greg Ryan, Fire
Larry Black, Landscape Plan Review
2965 Roosevelt St., Ste. B • Carisbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
ISSUES OF CONCERN
No. RP02-26
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 formulating a recommendation on
the proposed project: (Please note, the issues are listed under the department which Identified
them as an area of concern.)
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. Please make the redlined corrections to the Storm Water Management Plan and submit
two copies of the revised plan with your next submittal. Since changes to the site plan will
be required due to these redlined comments, submit the number of revised site plans to
the Housing and Redevelopment Office as requested by your redevelopment planner.
2. The trees, shrubs and settling basin proposed within the public right-of-way cannot be
approved without an encroachment agreement. The project will be conditioned to require
an encroachment agreement subject to the City Engineer's approval.
3. The site plan states that no grading is proposed yet some grading will need to occur for
the vegetated swale and basin. Please revise this note accordingly and indicate the
quantity of grading necessary for these BMP's.
4. Plot easements identified under items 4 and 5 of the title report on the site plan.
If you have any questions regarding engineering issues, please contact David Rick in the
Engineering Department at 760-602-2781.
BUILDING:
The following buildings issues where raised in the previous project review and remain
unresolved. Please contact Pat Kelley In the Building Department at 760-602-2716 to discuss
resolution of these Issues.
1. The second floor as proposed will probably still require a second exit. When the
"second floor gardens" are added into the floor area, the floor area is well over that
which requires a second exit. In all likelihood, those areas will be calculated at the
same occupant load as the rest of the office areas.
2. The second floor garden patios are not available on the first floor and their existence
as outdoor amenities may still trigger the elevator requirement.
3. There does not appear to have been an analysis of the existing masonry structure,
and my comments from previous review remain. The existing building should be
analyzed if additional loads are imposed upon the structure.
4. Accessible parking space must be van accessible. Please revise with an 8-foot wide
loading zone.
FIRE:
The following comments were received by the Fire Department. Where appropriate please add
the appropriate notes on the site plan.
1. Front entrance door shall be required to swing outward. Door swing currently blocks or
impedes egress from the interior space.
2. The building shall be required to install local smoke detectors at the lower and upper
floor landings of the stainA/ell.
3. The stain^/ell shall be of one-hour construction.
4. The building shall require the installation of Knox Key Box for Fire Department access
(contact Flre Prevention Services at 760-602-4660 for ordering information).
HOUSING & REDEVELOPMENT:
1. The proposed metal roof is inconsistent with the Village Design Guidelines.
Metal roofs are only acceptable in District 6, which is a light industrial area.
While the proposed roof material seems compatible with the surrounding area,
the goal of the Master Plan is to move away from the industrial uses, which have
traditionally dominated the area. Wood or composition shingle roofs are
recommended in the Design Guidelines, however, other textured roofs of similar
materials and a medium to dark color range will be considered.
2. It appears we have a dilemma regarding the second story decks and a Building
Code interpretation for use of the outdoor area. In order to be counted as "open
space" the decks must be usable. However, In your explanation to the Building
Department you state the decks are not intended to be used and are only
accessible for maintenance of the landscaping. I recommend a joint meeting
with Pat Kelley and myself to discuss this further and clarify some of the
remaining Building Department comments/concerns.
3. It is recommended that landscaping be added along the railing of the second
story deck on the west side of the building to be more visible.
4. Additional articulation is recommended along the south building elevation. There
is minimal room to move the building out because of parking constraints.
However, plant-ons and/or changes in stucco color may be helpful in adding
some articulation to this wall.
To help expedite the processing of the permit application the following information is
being provided. Once all the above listed issues have been resolved the project will be
scheduled for a Design Review Board hearing. The following items will be required for
the hearing:
1. Public Notification Packaqe: (Needed 3 weeks prior to hearing date.) The
public notification package 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
Carisbad, CA 92008 Apt. #3 123 MAGNOLIA AVE
Carisbad, CA 92008 CARLSBAD CA 92008
1. One (1) copy of a full-sized colored site plan. (Needed 2 weeks prior to hearing
date.)
2. One (1) copy of a full-sized colored rendering of the front elevation accurately
depicting the proposed mature landscaping and how it relates to the building.
(Needed 2 weeks prior to hearing date.)
3. Ten (10) sets of full size plans folded to 8V2" x 11". (Needed 2 weeks prior to
hearing date.)
4. One (1) set of SYz" xll" reduced plans. (Needed 2 weeks prior to hearing
date.)
5. Optional: ten (10) sets of 81/2" x 11" reduced colored building elevations.
(Needed 2 weeks prior to hearing date.)
6. Electronic files (in jpeg format) of the colored site plan, colored rendering, and all
building elevations presented on disk or sent via e-mail to
lrose@ci.carisbad.ca.us (Needed 2 weeks prior to hearing date.)
For questions regarding Housing & Redevelopment Department comments, please contact Lori
Rosenstein at 760-434-2813.
CITY OF CARLSBAD
ENGINEERING DEPARTMENT
DEVELOPMENT SERVICES
September 3, 2002
TO: Lori Rosenstein - Management Analyst
FROM: David Rick - Assistant Engineer
ISSUES REVIEW
PROJECT ID: RP 02-26 CARLSBAD ANIMAL HOSPITAL ADDITION
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. Please make the redlined corrections to the Storm Water Management Plan and submit
two copies of the revised plan with your next submittal. Since changes to the site plan will
be required due to these redlined comments, submit the number of revised site plans to
the Housing and Redevelopment Office as requested by your redevelopment planner.
2. The trees, shrubs and settling basin proposed within the public right-of-way cannot be
approved without an encroachment agreement. The project will be conditioned to require
an encroachment agreement subject to the City Engineer's approval.
3. The site plan states that no grading is proposed yet some grading will need to occur for
the vegetated swale and basin. Please revise this note accordingly and indicate the
quantity of grading necessary for these BMP's.
4. Plot easements identified under items 4 and 5 of the title report on the site plan.
If you or the applicant has any questions regarding the above, please either see or call me at
extension 2781.
Rick
Assistant Engineer - Engineering Development Services Division
H:\LIBRARY\ENG\WPDATA\MISC\COMPREV
KLLLOGG, M RIFF & Ay0OCIATE.y
june 11.2002
City of Cartsbad Housing & Redevetopment Pepartment
2965 Rooseveltytreet,yte. b
Carisbad, Cdifomia 92008
Attn: Lori Rosenstein
yubject: CARiyBAP A/HMAL HOyPTTAL (RP02-26)
Please find 6 sets of Revbed Rons, a Materid Constmction board. Color •evotion Rrenderings,
a Redineyheet from Pavid Rick Assbtant Engineer, Prdimianry Title Report,ytorm Water
Management Ran, and thb Itemized Lbt of Responses to your Commentyheet.
If you should have any questions please feel free to cdl me at 760-456-0859.
no. RP 02-26
Rt: U/T or ITE.M/ mLUtU TO COMPLE.TE. THE. APPLICATIO/1
Housing & Redevelopment:
1. The following have been addressed as follows on theyte Ran:
a. Lbt application type and number / Added to Project Pata.
b. Provide north arrow / Already located at top of sheet Pl.
c Change spelling of property owner's last name / Revbed.
d. Correct typo In the lot slope data / Revbed.
e. Lobd "Exbting Hrst floor" not "Living" / Revbed
f. •iminate storage calculation / Peleted.
g. Total square footage of building inconsbtent / Revbed.
h. Lobd depth of parking spaces / Revbed.
i. Lbt names of sewer, water and school dbtricts / Added toyheet Pl.
j. yhow how open space calculation was derived / provicied onyheet Pl & P4.
k. Provide building coverage calculation in the form of a percentage / provided
I. Change native vegetation and undbturbed note / Revised,
m. Revise lot size / Revbed.
n. Labd diey width / provided per infomiation from Carisbad planning dept.
o. Correct mbspdiing of "devotion"/ Revbed.
p. Provide a note on the site plan Indicating that exbting landscaping b to remain and
only potted plants will be added to decks / Added toyheet Pl—But, on page five of
the landscaping comments — item #4 "Identify size and type of dl exbting and
proposed landscaping" / exbting landscaping at parking level b very minimd - added
to exbting landscaping at parking levd to enhance vbud concepts.
q. Omit mechanical and electrical plans, foundation plans, framing plans and structurd
notes / Understood - but, a structural building ondyzotlon b requested by
"building"
2. Provide a roof plan showing how the proposed buildng incorporates a 5:12 roof pitch and
indicate the tocation of any proposed mechanicd equipment on the roof, /yee new sheet P8 -
/lew Roof Ran.
5. The following Information must Induded on the buildng elevations:
a. yhow oH proposed signs and lights /yhowed exbting permitted sign, no new
proposed signs and showed lights onyheets P5 & P6.
b. IncKcote proposed roof materiab / Added toyheets P5 & P6
c Indude a colors and materids board /yee new color and material board,
d. yhow ci propcsed roof equipment and indcate meihod of roof screening / Robed
exbting parapet 4'-0".yeeyheet P6
4. Provide a table with the following signage Information:
a. Total building street frontage / Provided
b. Totd sign area allowed / Provided
c Total sign area proposed / /to new proposed signs - Exbting permitted sign to
remdn.
Engineering:
1. Please provide a Prdiminary Title Report / Provided
/io. RP 02-26
R£: 1//UE./ or CO/ICE.R/1
building;
1. The second floor as proposed will probably still require a second exit. When the "second floor
gardens" are added Into the floor area, the floor area b wdl over that which requires a second
exit. In dl likdihood, those areas will be cdculated at the same occupant load as the rest of the
office space.
Revbed square footage to dtow only one exit.—Per code, if the occupant toad b
less than 10 then one exit is allowable. Rease see first and second floor plan sheet
for appropriate totd area and occupant toad.
2. The second floor garden patios ore not available on the first floor and their exbtence as
outctoor amenities may still trigger the elevator requirement.
Revbed — The patio gardens
ore not to be used as and are not intended as "Outdoor Amenities". What you
call "patio Gardens" ore now strictly utllrty maintenance and potted areas for
consideration of the requirement of "Openypace", Poors to the exterior space
ore provided only to access for maintenance.
5. There does not appear to have been an andysb of the exbting masonry structure and my
comments from previous review remain. The exbting building should be analyzed if additional
toads are imposed upon the structure.
There will be no additional loads Imposed on the
exbting masonry structure. The structurd engineer b providing engineering which
altows the new first and second floor to be sdf-supporting with no load to be
added to exbting structure.
4. Exiting on the first floor b still a concem. As proposed, those hallways will hove to be rated
comdors since they wHI j^ely be considered more than one intervening room. Prdiminary
exiting plans should be prepared and reviewed by both the Tire Morshd's office and EsQI
Corporation.
Revbed - All comdors will be one hour rated to accommodate the code.
Engineering:
1. yteRon:
a. Correct the vidnity map / Revbed
b. yhow drainage pattems / Revbed
c yhow 42" dear at exbting street light / Revbed
d. yhow pavement graphics as they would appear / Revbed
e. Race "One Way" and "Po not Enter" signs / Revbed
2. The parking lot dimensions and paridng ore inadequate for 60 degree angled stdb. / Revbed
5. Redesign angled parking stdl at east end of parking lot / Revbed
4. A ytorm Water Management Ron" b required / to be supplied - see newyVMP
5. Accordng to the Counly Assessors Map 10 feet of property has been dedcated bringing the
street centeriine to right-of-way width to 40'. Rease con'ect the tocation of the right-of-way
boundaiy on the site plan. Thb right-of-vay may be dedtoated depending on the location of
the right-of-way boundary In relation to the exbting street improvements.
Revbed -see site plan.
Housing and Redevelopment:
I. Architecture:
One of the basic design prindpob outlined in the "Village Pesign Guidelines" b lhat
buildngs shdl be enriched with architecturd features and detdb. More architecture detail
b encouraged on dl sides of the building. Additional and/or larger windows dong with
applied surface omamentatton will help to break up the buildng facades. Incorporating
landscaping, as port of the architecturd design of the building b dso benefidal.
Revbed -yee Elevations and Materid board — I agree Architectural detail b
very Important. We ore adding a wainscot of horizontal rock up to 56" high
along the exterior wdl + All windows and roof line wiH have a architecturd detail
to accent thb features and break up the large expanse of the south wdl. + We
are abo addng to the exbting landscaping located at the parking levd to give
additional character and beauty to the new "Corislxid Anlmd Hospital". The
windows proposed are In high security and health area's, which cannot be
enlarged.
2. Roof Rtch:
The Viltage Pesign Guiddines encourage roof forms that are prominent and simply
treated With gable ends or dements that face the streets, riot roofs should be limited to
minor areas, whtoh cannot be easily seen, and mansard roof forms should be avoided as
facade elements made to appear as roofs are not appropriate to the desired village
character.
Rease view the elevations and exbting site photos and see the flat roof exbts
and woutd be too cost prohit)itive to revbe. The flat roof b abo hided from view
In all devotions. — We ore not proposing a Mansard and do not Intend to use
one. - We are only proposing a hip roof and a shed roof. The Village Pesign
Guiddines encourage a "Gable roof or b thb "Mandatory" at the devotion, which
faces the street?
5. Parapet:
It b recommended that the parapet dong the north buildng devotion be diminated and
replaced with a minimum 5:12 roof pitch. The UbC pennits several exceptions to the use
of parapets, (/"ee 1998 UbCyectlons 709 and 710.) One of those exceptions applies to
the use of one-hour roof assemblies and supporting dements without penetrations. Thb
would require the use of stucco exterior systems or fire resbtive drywdl uncier sidng
along with the use of flre resbtive drywall on the interior of the ceiling and exterior wdls.
The city Chief buildng Offidd, Pat Kelley has confirmed that thb dtemative b neither
uncommon nor considerably expensive.
Per the UbC codeyections 709 and 710 -1 have proposed a parapet dong the
north wdl, which you ore commenting about. It b required when a commerdal
buildng b at a "0" setback and b proposed as a firebreak. Thb parapet wiB be a
one-hour break and will hove no penetrations.
4. Landscaping:
Identify the size and type of dl exbting and proposed landscaping. Make sure the
buildng elevattons accurately depict the height of proposed landscaping on the
balconies.
Revised - We have Identified (size and type) of dl proposed and exbting
landscaping at dl open space areas
The above items shouki answer dl your requirements at thb stage. If you should have any
additional questions to be answered, please call me at 760-456-0859 so we may possibly
expedite your concems.
Thank you,
yhanna t^ltogg McGriff
Citv of Carlsbad
Housing & Redevelopment Department
June 3, 2002 RECEIVED
SHANNA MCGRIFF AUG 0 « 2002
1071 STRATFORD DR CITY OF CARISBAD
ENCINITAS, CA 92024 HOUSING&REDEVELOPMENI
OEPARTMENT
SUBJECT: CARLSBAD ANIMAL HOSPITAL (RP 02-26)
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 02-26, 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 projecL 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, April 22, 2002, 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.
Sincexsly,
LORI H. ROSENSTEIN
Management Analyst
c: Lauren Myers, Owner
Debbie Fountain, Housing & Redevelopment Director
David Rick, Engineering
Greg Fisher, Planning
Pat Kelley, Building
Greg Ryan, Flre
Larry Black, Landscape Plan Review
OQ«t; O/^rkoowolt .Qt Qto B • narlchaH riA Q0nn«-0.'5«Q • /7fim 10/Pfl 11 • FAY /7fim 7Pn-5>n.'^7
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
No. RP 02-26
Staff has completed a 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: (Please note, the Issues are listed
under the department which identitied them as an area of concern.)
Housmg & Redevelopment:
The following information must be included on the site plan:
List application type and number (i.e. Major Redevelopment Permit No. RP 02-26).
yC Provide a north arrow.
^ Change spelling of property owner's last name.
Under project data, correct typo in the lot slope data
^ Under project data totals, label as "existing first floor area" and eliminate "living".
Eliminate storage calculation as this is only required for condominium projects.
^ Under the parking table, the total square footage for the building is inconsistent with
project data totals. Please revise. If building total is 4,065 square feet, then total
parking required is 14 spaces.
Label depth of parking spaces per Engineering comments below.
List name of sewer, water, and school district providing service to the project.
Show how open space calculation was derived. Provide a breakdown of what
constitutes open space.
Provide a building coverage calculation In the form of a percentage.
Change native vegetation and undlsturiDed note to read, 'There is no undisturbed soil
or native vegetation currently located on-site".
Lot size equates to 10,879 when lot width and depth are calculated. Site plans shows
lot size as 10,856. Please check and revise as necessary.
Label alley width.
^ Under sheet index, correct misspelling of "elevation".
Provide a note on the site plan indicating that existing landscaping is to remain and
only potted plants will be added to decks.
In future land use plans please omit the following sheets; mechanical and electrical
plans, foundation plans, framing plans, and structural notes.
Provide a roof plan showing how the proposed building Incorporates a 5:12 roof pitch and
Indicate the location of any proposed mechanical equipment on the roof.
The following information must be included on the building elevations:
a. Show all proposed signs and exterior lights.
"Jx^ Indicate proposed roof materials.
>^ Include a colors and materials board.
"Xl; Show all proposed roof equipment and indicate method of roof screening. Indicate
method of screening for existing AC/FAU unit shown on the north building elevation.
On the site plan, please provide a table with the following signage information:
>C Total building street frontage;
Total sign area allowed (1 square foot of signage per linear foot of building frontage);
Total sign area proposed.
Engineering:
1. Please provide a preliminary titie report dated within the last 6 months.
ISSUES OF CONCERN
No. RP 02-26
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.)
Buildmg: Many of the following comments were raised during the preliminary review of the
proposed project and must still be addressed:
1. The second floor as proposed will probably still require a second exit. When the "second
floor gardens" are added into the floor area, the floor area is well over that which requires
a second exit. In all likelihood, those areas will be calculated at the same occupant load as
the rest of the office areas.
2. The second floor garden patios are not available on the first floor and their existence as
outdoor amenities may still trigger the elevator requirement.
3. There does not appear to have been an analysis of the existing masonry structure, and
my comments from previous review remain. The existing building should be analyzed if
additional loads are Imposed upon the structure.
4. Exiting on the first floor Is still a concern. As proposed, those hallways will have to be
rated corridors since they will likely be considered more than one intervening room.
Preliminary exiting plans should be prepared and reviewed by both the Fire Marshal's
office and EsGil Corporation.
Engineering: The following issues need to be resolved prior to resubmittal:
1. On the site plan:
a. Correct the vicinity map to show the location of the property and the nearest cross
street.
b. Show site drainage patterns.
c. Correct the location of the existing street light. It Is located partially within the sidewalk
and there should be enough clearance (42") for pedestrian circulation.
d. Show the pavement graphics the way they would appear In the parking lot.
e. Place a "One Way - Do Not Enter" sign on the building or trash enclosure.
2. The parking lot dimensions and parking are Inadequate for 60 degree angled stalls. The
parking spaces must be 20 feet deep measured from an imaginary line perpendicular to
the end of the parking stall striping and the beginning of the stall striping. Using this
measurement, the stalls are currentiy proposed at 15 feet. In addition, the driveway width
must be a minimum of 18 feet. Once the adjustments are made to the stall depths,
additional adjustments may be needed to obtain the 18 feet.
3. It appears that maneuvering into the angled parking stall at the east end of the parking lot
will be difficult do to the angle of access. Redesign to provide better maneuverability.
4. Per Section F.1.b.(1) 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 using best
management practices during the project's planning, construction and post-construction
phase. A Storm Water Management Plan will be required with the application for permits.
Much of the storm water runoff could be treated by creating a grass swale between the
south property line and parking lot. By removing the curb shown on the south side,
surface flow could drain to the swale which would carry runoff to the alley. In addition,
measures must be taken to address potential fecal coliform contamination from pet waste,
5. According to the County Assessor's Map, 10 feet of property has been dedicated bringing
the street centeriine to right-of-way width to 40 feet. Please correct the location of the
right-of-way boundary on the site plan. This right-of-way may be dedicated depending on
the location of the right-of-way boundary in relation to the existing street improvements.
6. A redlined set of plans has been attached for your review, which identities the engineering
issues of concern. This redlined set must be returned along with future plan submittals to
help expedite the processing of the plans.
Housing and Redevelopment:
1. Architecture: One of the basic design principles outiined in the Village Design Guidelines
Is that buildings shall be enriched with architectural features and details. More
architectural detail is encouraged on all sides of the building. Additional and/or larger
windows along with applied surface ornamentation will help to break up the building
facades. Incorporating landscaping, as part of the architectural design of the building is
aiso beneficial.
2. Roof Pitch: The Village Design Guidelines encourage roof forms that are prominent and
simply treated with gable ends or elements that face the streets. Flat roofs should be
limited to minor areas which cannot be easily seen and mansard roof forms should be
avoided as fapade elements made to appear as roofs are not appropriate to the desired
Village character.
3. Parapet: It is recommended that the parapet along the north building elevation be
eliminated and replaced with a minimum 5:12 roof pitch. 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
without penetrations. This would require the use of stucco exterior systems or tire
resistive drywall under siding along with the use of fire resistive drywall on the interior of
the ceiling and exterior walls. The City's Chief Building Official, Pat Kelley has confirmed
that this alternative is neither uncommon nor considerably expensive.
4. Landscapina: Identify the size and type of all existing and proposed landscaping. Make
sure the building elevations accurately depict the height of the proposed landscaping on
the balconies.
5. Please submit 6 sets of revised plans to the Housing & Redevelopment Department
addressing all identitied issues of concern. Once all issues have been addressed to the
satisfaction of all departments, the project will be scheduled for a Design Review Board
hearing.
Memorandum
TO: Lori Rosenstein, Management Analyst
FROM: David Rick, Assistant Engineer
DATE: May 20, 2002
RP 02-26 Carlsbad Animal Hospital Addition
COMPLETENESS & ISSUES REVIEW
Engineering Department staff has completed a review of the above-referenced project
for application completeness. The application and plans submitted for this proposed
project are currently Incomplete and unsuitable for further review due to the
following incomplete items:
1. Preliminary titie report dated within the last 6 months.
The following issues need to be resolved prior to resubmittal:
1. On the site plan:
a. On the site plan, correct the vicinity map to show the location of the
property and the nearest cross street.
b. Show site drainage patterns.
c. Correct the location of the existing street light. It is located partially within
the sidewalk and there should be enough clearance (42") for pedestrian
circulation.
d. Show the pavement graphics the way they would appear in the parking
lot.
e. Place a "One Way - Do Not Enter" sign on the building or trash enclosure.
2. The parking lot dimensions and parking are inadequate for 60 degree angled
stalls. The parking spaces must be 20 feet deep measured from an imaginary
line perpendicular to the end of the parking stall striping and the beginning of the
stall striping. Using this measurement, the stalls are currently proposed at 15
feet. In addition, the driveway width must be a minimum of 18 feet. Once the
adjustments are made to the stall depths, additional adjustments may be needed
to obtain the 18 feet.
3. It appears that maneuvering into the angled parking stall at the east end of the
parking lot will be difficult do to the angle of access. Redesign to provide better
maneuverability.
4. 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 using best management practices during the project's
planning, construction and post-construction phase. A Storm Water
Management Plan will be required with the application for permits. Much of the
storm water runoff could be treated by creating a grass swale between the south
property line and parking lot. By removing the curb shown on the south side,
surface flow could drain to the swale which would carry runoff to the alley. In
addition, measures must be taken to address potential fecal coliform
contamination from pet waste.
5. According to the assessors page, 10 feet of property has been dedicated
bringing the street centeriine to right-of-way width to 40 feet. Please correct the
location of the right-of-way boundary on the site pian. This right-of-way may be
dedicated depending on the location of the right-of-way boundary in relation to
the existing street improvements.
If you or the applicant has any questions, please either see or contact me at extension
2781.
DAVID RK
Assistant Engineer
Development Services Division
C: Deputy City Engineer - Development Services Division
Citv of Carlsbad
Housing & Redevelopment Department
March 20, 2002
SHANNA KELLOGG MCGRIFF
1071 STRATFORD DR
ENCINITAS, CA 92024
SUBJECT: Preliminary Review for Carisbad Animal Hospital
APN: 203-054-24
A preliminary review of your project was completed on March 15, 2002. Listed below are the
issues raised by staff. Please note that the purpose of a preliminary review is to provide you
with direction and comments on the overall concept of your project. The preliminarv review
does not represent an in-depth analvsis of vour proiect. Additional Issues of concern
mav be raised after vour application is submitted and processed for a more specific and
detailed review.
Housing & Redevelopment/Planning:
Housing & Redevelopment Department comments on the preliminary review are as follows:
Site Design: Typically, on new construction Redevelopment staff would encourage a site
design with the building close to the street and parking to the rear of the building with
ingress and egress off the alley. However, since the project involves an addition to an
existing structure comments will focus on what is being proposed. Please keep in mind, if
the property owner changes the scope of the project and chooses to demo and build from
scratch an alternative site design based on the Village Design Guidelines would be
suggested.
2. .Parking: On the formal project submittal, please include the following:
/ a. Dimensions of parking stall and drive aisle widths. Minimum width of parking spaces is
; 8.5 feet wide and all spaces must be at least 170 square feet PtA<M
< b. Vehicular ingress and egress - Access off State Street is too narrow for two-way traffic;
therefore it is assumed that one-way on-site circulation is proposed with ingress from
State St. and egress onto the alley. 3lTj^ PLACU
X. Location and dimensions for ADA accessible parking space. <3lT^ T^CWJ
d. Pari<ing table showing number of required parking spaces and number of proposed
spaces. oy\ 9:KVe f?tM
/3. Open Space: On the formal plan submittal please provide an open space calculation. 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 pennitted in the open space. CAJCd^-ASS OU'^ 0\\ ^$11^ PLA^
4. Buildinq Height: The maximum building height in Land Use Disti-ict 1 is 35 feet with a
minimum 5:12 roof pitch. Please label the roof pitch on the fonnal plan submittal.
PRE 02-04 - Carlsbad Animal Hospital
03/20/2002
Page 2
Architecture: One of the basic design principles outiined in the Village Design Guidelines, is
that buildings shall be enriched with architectural features and details. More architectural
detail is encouraged on all sides of the building. Additional and/or larger windows along
with applied surface ornamentation will help to break up the building facades. Incorporating
landscaping, as part of the architectural design of tiie building is also beneticial.
Signage: A sign plan will be required as part of the formal plan submittal and all signage
must be consistent with the sign criteria set forth In the Village Master Plan and appropriate
, to a village character. fg^tO^ WK? UFPAC^P PfePHITr^
/ KA/A
' 7. Process: The project will require approval of a Major Redevelopment Permit. The project,
as proposed, would be exempt from CEQA.
Building:
Building Department comments on the preliminary review are as follows:
/ /
Accessibility - The remodeled existing building and addition must fully comply with the
disabled access regulations in Titie 24. As proposed, the second floor must be served by an
elevator, since there are building functions on the second floor unavailable to the disabled
on the first floor (e.g. employee lounge, patio, kitchenette).'The site must accommodate a
van acce^'ble parking space and path of travel from the parking space to the primary
entrance. This should be the closest available parking space and will affect th^avaiiable
parking spaces given the mandatory loading zone adjacent to the parking space. All existing
spaces must also comply with the access regulations given tiie scope of the overall project
(doors, hardware, clearances in hallways etc). AON - ^Mp^\^^^^SOV\^D'^
^2. Exiflng'^FIgT floor exiting must be revie'wecl carefully and will have to be modified from what
is shown.nThe new rear exit cannot pass through a storage area. As proposed, the second
floor will require two separate exit stainA/ays, since the calculated occupant load exceeds 10
peopie (100 square feet per occupant).^n1ie stairs have to be on separate ends of the
building as measured on a diagonal, which places stairways at opposite ends of the new
floor plan (one near the lobby and one perhaps where shown, near the southwest corner of
the addition, depending on the actual distance from the second set of stairs). The rear
stainA/ay cannot egress through.the first floor storage room as noted eariier. P07O<56O -Slip Tsux:>P UKoeye i,^2»«>«rr. - rJb ^HP ^XhWM ^6C^.
structural - The existing structure will need to be analyzed by a registered engineer to
determine its suitability for carrying additional fioor loads (both seismic and vertical loads).
It's an old structure (built around 1970) and if the new loads are Imposed upon the existing
structure additional strengthening may be required, ^pl^ "F^^LIKl Of"
vA. Non-structural - If the new structure is within 10 feet of the property line (on the nortii side)
then special attention needs to be given to the walls and the roof/parapet situation. If a new
roof is constructed over the entry and the roof projects into the required north protected
property line area, then the same issue comes up. It appears there is a new roof overhang
and column proposed very close to the north property line.
5. Electrical / HVAC - comments - Exterior location for relocated switchgear will look less than
optimum and may be better located in an exterior enclosure. The gear will also be more
PRE 02-04 - Carlsbad Animal Hos^l
03/20/2002
Page 3
secure in an enclosure. SDGE will have specific clearance requirements for this type of
enclosure. Any enclosure (or the switchgear for that matter) cannot project over the property
line as proposed. If there is new air-conditioning equipment to be added it must comply with
the attached roof mounted equipment policy. /- \\P<\f^ ^^S^JOCMW WOC^OK!^ y[pm
If you have any questions regarding Building Department comments please contact Pat Kelley
at 760/602-22716.
Engineering:
Engineering Department staff has completed a preliminary review of the above-referenced
project. For the applicant's benefit, the issues have been separated into two sections. The first
section identifies "Significant Issues" and the second section lists "General Issues." Prior to
formal application submittal these issues must be adequately resolved/addressed.
Signiticant Issues
/i. Please show existing and proposed traffic circulation patterns on the site plan (see
General Issue No. 6 below). Show that an AASHTO "P" Vehicle (with 24' turning radius)
can ingress and egress the perpendicular and angled parking spaces as "typical details"
or in plan view. Are the parking spaces shown on the site plan existing or proposed?
Also, please angle the fourth and tifth parking spaces located along what appears to be
the southerly property line (a north arrow was not included on the plans) to facilitate
egress./eMDULiaD ^Kl^TiUG ^ F^^tm? ^^^^ h^Jeo RWKkb
2. Please show the existing site configuration and off-site fifty feet around the perimeter of
the site. fjQ^ 6^11^ '?U<^
3. Please be advised, the following condition of approval will be placed on the discretionary
action for this project:
"Within six months of the Major Redevelopment Permit, the applicant shall submit for
City approval, a "Stomn Water Pollutant Prevention Plan (SWPPP)." The SWPPP
shall be in compliance with the current requirements and provisions, and any
amendments thereto, established by the San Diego Region of the California Regional
Water Quality Control Board (SD-CRWQCB). The SWPPP shall address measures to
reduce to the maximum extent possible storm water pollutant runoff from the project.
At a minimum, the SWPPP shall: ILL 6oeMlT ^cO^-\Lj
a. Identify on-site polluants; Wo ^^C^^^\^HtX^^
b. Recommend source control Best Management Practices (BMP's) to filter said
pollutants;
c. Establish specific procedures for handling spills and routine clean up. Special
considerations and effort shall be applied to employee and customer education on
the proper procedures for handling clean up and disposal of poilutants; and,
d. Ensure long term maintenance of all BMP's in perpetuity."
^General Issues
i 1. Please show all existing and proposed utilities (i.e., storm drain; water; sewer; etc.) for on-
site and off-site along the State Street and alley (if applicable) project frontage.
6fe ^X-ve ?Lm
PRE 02-04 - Carlsbad Animal Hospital
03/20/2002
Page 4
Please show the location of existing fire hydrants and street light standards on the site
plan. ^\T^ VLM\
/s. Please add a Vicinity Map to the site plan. f^t/ckl
Please show all existing and proposed improvements along the State Street and alley
project frontage. ^(-^ VLA^
"^5. Please show typical street sections for State Street and the alley. Indicate existing and
proposed improvements on the typical sections.
Please fully dimension the site plan (i.e., the public right of way; driveway access; drive
aisles; parking spaces; etc.). Drive aisles must have a minimum width of 24' unless one-
way traffic movements are approved (see Significant Issue No. 1 above). '^'IT^ 'FLAM
/v.
If no grading is being proposed, please State this on the site plan. ^Wc- f^/Hi
^8. A recent Preliminary Title Report (PR) (issued within 6 months of formal application
submittal) will be required for the proposed projecL ^^llUC -^^O^MIT
9. All applicable easements and encumbrances, as identitied in Schedule "B" of the PR,
must be shown on tiie site pian. The future disposition of all applicable easements and
encumbrances must also be identified. - V^rteM Vfcle '^^l'^ P*^"-W^ WILL
0. The complete property boundary must be shown on the site plan, which must include all
bearings and distances in accordance with the PR. ^ITE PLAdJ
11. The assessor's parcel number for this site indicates a 10-foot "street option" along State
Street. Depending on where tiie existing public right of way line is located, tiiis 10-foot
may be excess right-of-way and be able to be vacated. Please verify where the existing
right of way line is, in accordance with the project's PR, and show it correctly on the site
plan.vs/e i^c.\&ne ^^PP"-^NJS y^iLL |2»sv\*g^
A 2. Where is the trash facility located? Please indicate how a trash truck will circulate on-site
using a single-unit (26'radius) truck.---THlzcOiM^ TrA4=FIC -n:> A:L-LG/—6>hX^\'Va FtAK}
13. Please show all existing and proposed topograpny and drainage patterns for the site.
VI4. Please indicate the project's proposed Average Daily Traffic (ADT) on the site plan.
5. Please add a north arrow to the site plan. PLA-i^l
16. Please be advised, this preliminary review does not constitute a complete review of the
proposed project. Additional items of concern may be identified upon formal project
application submittal.
17. A redlined check print is enclosed for the applicant's use in making the requested
revisions. This check print should be returned with the formal application submittal
to facilitate continued staff review.
If you have any questions regarding Engineering Department comments please contact Mike
Shirey at 760/602-2400, extension 1420.
This preliminary review does not constitute a complete review of the proposed project;
additional items of concern may be identitied upon formal project application submittal. Please
PRE 02-04 - Carlsbad Animal Hos^l
03/20/2002
Pages
contact Lori Rosenstein in the Housing and Redevelopment Department at (760) 434-2813 if
you have any questions regarding the information contained in this letter.
Since
LORI H. ROSENSTEIN
Management Analyst
Mike Shirey, Engineering Dept.
Greg Fisher, Planning Dept.
Bob Ledesma, Fire Dept.
Pat Kelley, Building Dept.