Loading...
HomeMy WebLinkAboutRP 04-04A; Roosevelt Garden Condominiums; Redevelopment Permits (RP) (2)M.S. Browar Family Trust PO Box 3030, La Jolla, CA 92038-3030 Phone: (858) 270-5500 Fax: (858) 270-5463 July 7,2008 Mr. Joe Carton Habitat for humanity, Inc. 10222 San Diego Mission Road San Diego, CA 92108 Mr. Jay Jordon and Mr. David Rick CityofCarlsbad 1635 Faraday Ave. Carlsbad, CA 92008 RE: Roosevelt Garden Condo Project- French Drains Dear City of Carlsbad Redevelopment Agency and Habitat for Humanity, My name is Matt Browar, The Trustee of the M.S. Browar Family Tmst. I am the new owner of the apartments located at 2635 Madison Ave in Carlsbad, CA. I'm aware of the letter sent to you by the previous owner, Mr. Vince Ryanne regarding the drains. It is illegal to cross drain any type of ground water on to my property. I suggest that you provide surface drains or some type of collector mechanism on your property that drains everything to the street. You will be held liable and accountable for any drain water that comes out of that drain on to my property. Should you have any questions, I can be reached at 858-270-5500. Matt Browar, Trustee M.S. Browar Family Trust San Diego Habitat *f f 1 for Humanity Humanity' ihiihiing ^ 3 2007 nouses, huililiii^ hope Austin Silva City of Carisbad Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carisbad, CA 92008-2389 Re: Roosevelt Gardens Condominiums; RP 04-04A Dear Mr. Silva, In response to your letter of April 30, 2007 (copy attached) please fmd enclosed a check for $50.00 made payable to the San Diego County Clerk. Please do not hesitate to call me with any questions. Sincerely, Joseph L. Gilbreath Program Manager 619-247-6399 Enclosures 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 www.sdhfh.org City of Carlsbad Housing & Redevelopment Department May 1,2007 JOE GILBREATH SAN DIEGO HABITAT FOR HUMANITY 10222 SAN DIEGO MISSION ROAD SAN DIEGO, CA 92108 SUBJECT: Roosevelt Garden Condominiums (RP 04-04(A)) APN: 203-102-33 Dear Joe: As you are aware, on April 19, 2007 the Housing and Redevelopment Commission conditionally approved Major Redevelopment Permit No. RP 04-04(A) for property located at 2578 Roosevelt Street. Enclosed please find a signed copy of the final resolutions of approval for the proposed apartment project. These resolutions contain the conditions of approval for the project. I have also enclosed a stamped set of the approved plans referenced In the resolution as Exhibits A-l. Your next step Is to obtain the appropriate grading and building permits to construct the proposed project. Please note many of the conditions of approval must be satisfied prior to the issuance of building permit. It has been a very rewarding experience working with you on this project. I congratulate you on the approval of the project and I wish you much success in your future endeavors. If you have any questions and/or comments regarding this correspondence, please contact my office at (760) 434-2813. Sincerely, AUSTIN SILVA Assistant Planner Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Citv of Carlsbad Housing & Redevelopment Department April 30, 2007 JOE GILBREATH SAN DIEGO HABITAT FOR HUMANITY 10222 SAN DIEGO MISSION ROAD SANDIEGO, CA 92108 Re: County Clerk Filing Fee (RP 04-04A) Dear Mr. Gilbreath: As you are aware, on April 19, 2007 the Housing and Redevelopment Commission conditionally approved Major Redevelopment Permit No. RP 04-04A for property located at 2578 Roosevelt Street An environmental review is required for all land use permit applications, in which this project was exempt from any CEQA (California Environmental Quality Act) review. As part of the exemption process, the lead agency (City of Carlsbad) is required to file a Notice of Exemption with the San Diego County Clerk. As of January 1, 2007, the County Clerk is now charging a documentary handling fee of $50. According to our records, we have not collected the $50 for the County Clerk documentary filing fee. Until the fee is collected and the Notice of Exemption can be filed, any local permits issued for the project are invalid. Please send a check made out to the San Diego County Clerk in the amount of $50 to the Housing and Redevelopment office In order for us to resend the Notice of Exemption to be recorded and filed. I apologize for any inconveniences. I have attached a copy of the letter from the office of the San Diego County Clerk as well as the Notice of Exemption. If you have any questions regarding the information contained in this letter, please contact my office at (760) 434-2813. Sincerely, AUSTIN SILVA Assistant Planner 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ 2-26-2007 Housing and Redevelopment Department 2965 Roosevelt Street, Ste. B Carlsbad, CA 92008 RE: Case File No: RP 04-04/\/CT06-18 Case Name: Roosevelt Garden Condominiums To Whom it May Concem: This letter is in response to the public hearing for Roosevelt Garden Condominiums to be held on February 26, 2007, 6:00 p. m. As residents and business owner in the city of Carlsbad, I am deeply concerned with the variances being reviewed for the above mentioned project. 1. In reference to your item number one request pertaining to the Residential High (RH) General Plan designation to set density for the site at 15-23 dwelling units per acre, we request that the city abide by the current approved permitted density of 11 units. Whether construction will be apartments or condominiums dwellings is not an issue. 2. In reference to your item number three, we request that (minimum) two designated parking spaces plus one guest space be allotted per unit. The existing parking situation at this time on Roosevelt, Laguna, and most of the Village, is congested and under-parked. In addition, the new residents of the Garden project will benefit from the onsite parking. 3. In reference to your item number four, we request the city abide by the recreational space and tenants storage space as requirements as part of the plan development ordinance. One again, this would benefit the new residents of the Garden project. 4. In reference to your item number five, we request the city abide by all standing setbacks with no reduction whatsoever. In understanding your number five proposal; we find it difficult to visualize any type of "Garden" being implemented. In conclusion, as residents in the city of Carlsbad for over 17 years, we are concerned with the direction, density, and increased lack of parking. We feel this project will set a precedent for new projects to come. We believe if said project is granted these requests, that it will impact the surrounding residential neighborhoods negatively. We are proud residents of Carlsbad and understand the dynamic impact that an attractive and viable downtown atmosphere will benefit all residents and visitors alike. Please do not impact the quality of life of the current and future residents of Carlsbad with the shortsighted vision of this proposal. We thank you for the opportunity to express our concern regarding this matter. Respectfully, John DeYouffg Housing & Redevelopment Dept. Carlsbad, CA 92008 Re: Case File No. RP 04-04A/ Cf 06-^^- i V C U Case Name Roosevelt Garden Condominiums ZeOl FEB 2U A 12: 03 Yes, we do object to the above mentioned projept. Djowntown Carlsbad is a haven for low-income housing and the buildiAgsireflect that with the exception of the new construction that has been going on Laguna Drive. We really don't need any more of this type of housing. This city was founded on low-income and years ago looked like a disaster area and now you are about to embark on another one. We know you have relied on much govenmient funding (bricks on Roosevelt are evidence of a grant) and the willingness to abide by all of the whims of the state and federal govemments. The criterion here is parking and probably the only issue that will be con- sidered in this missive. Low-incomers are found of old used cars and just where are the one-bedroom units with one-car per space going to park?? And what about the persons who paid fi'om $750,000-1,000,000 that live just around the comer?. But that is not really a concem of the Redevelop- ment Dept. or should we say Unredevelopment as it should be called. B Huston Carlsbad Trailer Plaza 2631 Roosevelt St Carlsbad, CA 92008 Dated February 23, '07 cc: City Clerk of Carlsbad San Diego Habitat Building JlOllSl'S, bliilding hope for Humanity February 8, 2007 Ffl/Pfl mFEB-8 A&U2 Cliff Jones City of Carisbad Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carlsbad, CA 92008-2389 Re: Roosevelt Gardens Condominiums, Major Redevelopment Permit Ammendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street Dear Mr. Jones, The purpose of this letter is to address the issues of concem raised by the City of Carlsbad in a letter dated February 5, 2007 regarding our third submittal for the above-referenced permit. The following responses correspond to the issues of concem and indicate how each issue has been addressed. In order to facilitate the process, I have included a paraphrase of the comments from the issues of concem. Housing & Redevelopment: 1. COMMENT: Provide project numbers on Sheet Al. RESPONSE: Project numbers have been included in the upper right hand comer of Sheet Al. 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 www.sdhfh.org 2. COMMENT: Correct the parking total on Sheet A1. RESPONSE: The parking total has been revised to note that 27 parking spaces are required and 24 are proposed for this project. 3. COMMENT: Provide the listed items for the February 26 DRB meeting. RESPONSE: We will provide the requested items at the requested times for the DRB meeting. 4. Please also note a minor change to the Building 1 and Building 2, 1^^ Floor Plans. SDG&E requires that the electric meters/service location be within 30' of where they can park their truck. Because SDG&E requires "truck access" to the building electric meter/service location, we have moved the electric closets from the backs to the fronts of the buildings. The first floor water heater closets have moved to the backs. THESE San Diego Habitat f f for Humanity CHANGES HAVE NOT RESULTED IN ALTERATIONS TO THE EXTERIOR ELEVATIONS. Engineering 1. The incorrect page number references that referred to page four have been corrected to refer to page three. 2. The sewer laterals have been moved where requested and cleanouts have been added for each sewer lateral. 3. The manhole has been relocated. 4. Wall section 2 has been revised to show the correct dimension from the building to the property line. 5. The elevation for the adjacent property has been added to wall section 6. 6. The elevation for the adjacent property has been corrected for section B/2. Landscape Plan Comments: 1. COMMENT: Correct the easements to match the civil plans. RESPONSE: The easements have been corrected to match the civil plans. 9. COMMENT: Show the fence location on the landscape plans. RESPONSE: A graphic symbol has been added for the fence and a note added to the fence detail to explain that the fence is on top of the retaining walls. New Comments: 4A. COMMENT: Can the paving be moved back to provide a 3' wide planter to allow shrubs? If not, please explain why. If a planter can not be provided for a good reason, please provide wall vines on either side of the paving as shown to grown on the fence. The vine should be one that will attach itself to the fence (i.e. Fig Vine, Boston Ivy, etc.). Please also add wall vines on the southerly fence at the driveway as shown on the red line plans to soften this wall as well. RESPONSE: Tum-around Template A, required by the Fire Department, does not allow for sufficient room to add a planter at the north end of the parking lot. Boston Ivy has been added to either side San Diego Skf Habitat *f f 1 for Humanity Humanity' of the northerly and southerly fences in the parking lot to soften these areas. Please also find the following enclosures: 1. Red line landscape plans. 2. Red line civil plans. 2. Three complete sets of revised civil, architectural and landscape plans. 3. Copy of letter dated February 5, 2007 detailing issues of concem. Please do not hesitate to call me with any questions or if you need additional information. Sincerely, Ansel Rogers Project Manager 619-921-7446 Enclosures San Diego' ^Iff Habitat for Humanity' '^"•''""S January 18,2007 nouses, building hope f^ECElVED 2i1 18 P I i U """" Di.rABir',-hs Cliff Jones City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carisbad, CA 92008-2389 Re: Roosevelt Gardens Condominiums, Major Redevelopment Permit Ammendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street Dear Mr. Jones, Please find enclosed one copy of the civil drawings for the above referenced project. Please contact me if you need any further information or have any questions. Sincerely, JQ^ Gilbreath program Manager Enclosures 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 www.sdhfh.org f San Diego' jjpKp Habitat for Humanity' Building houses, building hope January 5, 2007 Cliff Jones City of Carisbad Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carisbad, CA 92008-2389 Re: Roosevelt Gardens Condominiums, Major Redevelopment Permit Ammendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 www.sdhfh.org Dear Mr. Jones, The purpose of this letter is to address the issues of concem raised by the City of Carlsbad in a letter dated December 13, 2006 regarding our second submittal for the above-referenced permit. The following responses correspond to the issues of concem and indicate how each issue has been addressed. In order to facilitate the process, I have included a paraphrase of the comments from the issues of concem. Housing & Redevelopment: 1. COMMENT: Include landscaping at the entry of units. RESPONSE: Landscaping has been provided at the entries to Building 2 and at the west entry to Building 1. There is insufficient space for landscaping at the north entry to Building 1, however landscaping is provided at the north elevation where sufficient space is available. 2. COMMENT: Relocate/reorient the mailboxes. RESPONSE: The mailbox has been moved to the parking lot planter located to the east of Building 1. Please see architectural site plan, key note 22. 3. COMMENT: Provide additional trees at southem entrance. RESPONSE: This area is part of a required biofilter that is at its minimum size. Small trees have been added to screen the southem elevation. Please see landscape plans. San Diego Habitat *f f f for Humanity' 4. COMMENT: Screen east side of Building 2 with landscaping. RESPONSE: Three trellises with vines have been added to the eastem side of Building 2 for screening. Please see landscape plans. Landscape Plan Comments: 1. COMMENT: Correct the easement to match the civil plans. RESPONSE: The easement depicted on the landscape plans has been revised to match the civil plans. 2. COMMENT: Screen east side of Building 2 with landscaping. RESPONSE: Three trellises with vines have been added to the eastem side of Building 2 for screening. Please see landscape plans. 3. COMMENT: Provide plant and shmb quantities. RESPONSE: Tree and shrub quantities have been added. Please see plant materials legend on landscape plans. 5. COMMENT: Add shrubs to screen the gas meters. RESPONSE: Shrubs have been added to screen the gas meters. Please see landscape plans. 7. COMMENT: Show, label and screen the gas meters. Locate light pole. RESPONSE: Utilities are shown and labeled. Light pole is depicted on the plans. Shrubs have been added to screen the gas meters. Please see landscape plans. 9. COMMENT: Provide typical fence detail for review. RESPONSE: Typical fence detail has been added. Please see landscape plan detail. 11. COMMENT: Provide justification for zone 1 plantings. RESPONSE: Zone 1 plantings are proposed for the front of Building 2 and the southwest comer of the property. The southwest comer is a biofilter area and turf is required for filtration. The area in front of Building 2 is a common recreation area with turf to allow for recreational activities. 14. COMMENT: Coordinate plans. RESPONSE: Plans have been coordinated. Please see architectural, civil and landscape plans. San Diego ^ Habitat f f for Humanity New Comments: 1 A. COMMENT: Provide landscaping at the north of Building 1. RESPONSE: Because of the ADA required sidewalks there is insufficient room to add plantings at the north entry of Building 1. Landscaping is provided at the north elevation of Building 1 where sufficient space is available. 2A. COMMENT: Provide an additional tree for parking along the north side of Building 1. RESPONSE: Water lines and meters have been moved to the east. The meters are now located in the sidewalk. A tree and Chinese hibiscus have been added in the finger island at the north side of Building 1. Please see civil and landscape plans. 3 A. COMMENT: Add a tree at the east end of the north parking row as shown on the red line plans. RESPONSE: A tree has been added at the east end of the north parking row as shown on the red line plans. Please see landscape plans. 4A. COMMENT: Plants are needed to soften the retaining wall at the end of the driveway on the north property line (turnaround area). RESPONSE: There is no room for plants in this area. Civil plans have been changed and the pavement now meets the retaining wall. Please see civil plans. 5 A. COMMENT: Add shrubs to the front of Building 2. RESPONSE: Shrubs have been added to the front of Building 2. Please see landscape plans. 6A. COMMENT: Add two Podocarpus macrophyllus along the south side of Building 1. RESPONSE: Two additional Podocarpus macrophyllus have been incorporated along the south side of Building 1. Please see landscape plans. Please also find the following enclosures: 1. Red line landscape plans. 2. Three complete sets of revised civil, architectural and landscape plans. San Diego 2{pKr Habitat "Iff for Humanity' 3. Copy of letter dated December 13, 2006 detailing issues of concem. Please do not hesitate to call me with any questions or if you need additional information. Sincerely, J. Ansel Rogers Project Manager 619-921-7446 Enclosures Citv of Carlsbad Housing & Redevelopment Department December 13, 2006 JOE GILBREATH SAN DIEGO HABITAT FOR HUMANITY 10222 SAN DIEGO MISSION ROAD SANDIEGO, CA 92108 Re: Roosevelt Garden Condominiums, Major Redevelopment Permit Amendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street The purpose of this letter is to address issues of concern raised by the Housing & Redevelopment Department, & City Landscape Consultant following a review of the revised plans. The issues of concern are 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. Sincerely, CLIFF JONES Assistant Planner c: David Rick, Engineering Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 Roosevelt Garden Condominiums 12/13/2006 Page 2 of4 ISSUES OF CONCERN No. RP 04-04A/CT 06-18 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.) Please provide three (3) complete sets of plans addressing the following: Housing & Redevelopment: 1. Staff suggests the project include landscaping at the entry of the units as suggested by landscape architect in previous correspondence. 2. Staff recommends the pedestal mounted mailbox be located away from the streetscape. Staff suggests the mailboxes be located south of the driveway entrance oriented towards the north. That way the mailbox structure as viewed from the street appears less massive and is oriented towards the residents when entering the site. The mailbox could use some sort of landscape screening as well. 3. Staff suggests an additional tree(s) should be provided at the southern entrance to the site closest to the street where turf is currently proposed. This will help screen the southern elevation of Building No, 1. 4. The original approval for this project included landscaping along the eastern property line, which helped screen the eastern elevation of Building No. 2. Staff suggests landscaping be incorporated into this area in order to screen the building as suggested by the landscape consultant. Please let me know if you would like to arrange a meeting to discuss these items in further detail. For questions regarding Housing & Redevelopment Department comments, please contact Cliff Jones at 760-434-2813. Engineering: The project appears to comply with City engineering standards and all issues have been addressed. Landscape Plan Comments: REPEAT COMMENTS 1. Please show and label all easements, property lines and street right-of-ways. Insure that no trees are located inside easements. Review: Correct the easement to match the civil plans. 2. Retaining walls with heights as much as 5' are proposed along the north, south and east property lines to raise the grade of the project. Although plans are not clear it is assumed Roosevelt Garden Condominiums 12/13/2006 Page 3 of 4 that a fence will bo located on top of this wall which will add to its height. It is recommended that one of the following be completed: a. Deleted. b. Deleted. c. Deleted. 2"'' Review: The grade is being raised approximately 3.25' - 4' along the east property line. There is no landscaping proposed along this property line. With grades as proposed and no landscaping the east elevation of building 2 will be imposing on the adjacent lots to the east. Landscaping Is needed along this property line to include trees In order to soften this elevation. Please address. 3. Provide a plant palette list indicating tree and shrub quantities. 50% of the shrubs shall be a minimum 5 gallon size. 2"^^ Review: The landscape manual requires that tree quantities and approximate shrub quantities be provided at the conceptual stage. Please address. 4. Completed. 5. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 2"^ Review: A blo-swale Is now shown at the southwest corner of building 1. Previous shrub plantings have been deleted. Please add shrubs back in to screen the gas meters from view. See comment number 7 below. 6. Completed. 7. All utilities are to be screened. Please show and label ail utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no confiicts with trees. 2"^ Review: Show, label and screen the gas meters. 8. Deleted per Cliff Jones. 9. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. 2"^ Review: Civil plans Indicate to see landscape plans for the 3' wood fence. No reference to the fence is shown on the landscape plans. Please provide a typical detail ofthe fence for review. 10. Completed. 11. Although the water conservation plan indicates that turf is in zone 2, turf is a high water use planting that belongs in zone 1. Please revise accordingly. With turf as a zone 1 planting, the applicant proposes 100% of the landscape area as zone 1. It is recommended that perimeter plantings and even those in the parking area be revised to zones 2 and 3 in order to conserve water. Zone 2 and 3 plants can provide a very inviting landscape. Please modify to provide water conservation. Where zone 1 plantings are proposed, provide iustification for the appropriateness of plantings used in terms of water conservation. (For example, are zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) 2"^ Review: Please provide justification for the use of zone 1 plantings as previously requested. 12. Completed. 13. Deleted. 14. Please coordinate landscape plans with architectural site plan and civil plans. There appears to have been major changes in the layout. Check all areas. 2"^^ Review: Please coordinate plans. See new comment 1A. 15. RETURN REDLINES and provide 2 copies of all pians (concept and water conservation) on the next submittal. NEW COMMENTS 1 A. When plans are coordinated to show the concrete walk at the parking to the north of building 1, landscaping is eliminated from the front of the second unit. Landscaping is Roosevelt Garden Condominiums 12/13/2006 Page 4 of 4 needed to soften the building elevation and provide separation between the building and parking area. Please address. 2A. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please provide an additional tree for parking along the north side of building 1. (Please note that water lines are proposed in the finger island. Can these water meters and lines be relocated to another area?) 3A. Please add a tree at the east end of the north parking row as shown on the red line plans. 4A. Shrubs are shown at the end of the driveway on the north property line where a retaining wall is located. Will there be room for plants as shown? Plants are needed to soften this area. Please address. 5A. Shrub plantings have been deleted from the front of building 2. Shrubs are needed to soften the elevation. Please add shrubs of appropriate scale to enhance the elevation and not conflict with windows. 6A. Shrubs with height are needed along the south side of building 1 to better soften and enhance this elevation. Please incorporate two additional Podocarpus macrophyllus as shown on the red line plans. For questions regarding Landscape Plan comments, please contact Michael Elliott at 760- 944-1620. San Diego ^jjff Habitat Building houses, building hope 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 www.sdhfh.org RECEIVED NOV OV 2005 HOUSING & REDEVELOPMENT OEPARTMERT for Humanity® November 7, 2006 Mr. Cliff Jones Carlsbad Redevelopment & Housing Department 2965 Roosevelt Street, Suite B Carisbad, Califomia 92008 Subject: Roosevelt Gardens Condominium, Major Redevelopment Permit Amendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street Reference: Carlsbad Housing & Redevelopment Department letter dated October 3, 2006, subject: same as above. Dear Mr. Jones: The issues of concem listed in your letter referenced above have been addressed as explained in pages 2 through 4 of this letter. The architectural, civil and landscape drawings have been revised. The following documents are enclosed: Architectural Drawings; A.l, A.2, A.3, and A.4 (three sets) Civil Drawings; sheets 1, 2 and 3 (three sets) Redlines, Civil Drawings Landscape Concept; sheets 1 and 2 (three sets) Redlines, Landscape Drawings Trash Enclosure Elevations; front, right and left sides (three pages, one set) Mail Box Catalogue Cuts (two pages, one set) Image of enhanced (colored and scored concrete) pavement (one page, one set) Please call if there are any questions. Sincerely. Gilbreath Program Manager Enclosures Roosevelt Garden Condominium November 7, 2006 Page 2 of4 Responses to Issues of Concern No. RP 04-04A/CT 06-18 The Staffs issues of concem have been reviewed and are responded to below. Response comments are keyed to the same issue number of the original review comments. Housing & Redevelopment: 1. The masonry wall along the south property line is exposed less than two feet and generally less. An additional drawing (civil, sheet 3) has been provided that shows the elevations and cross sections of each of the four walls. Our current plan is to use colored slump block for the constmction of the retaining walls. It is felt that this will be more durable, require less maintenance (than stucco), and can be adequately matched to the building finishes. 2. Enhanced paving has been added at the drive entry and is depicted on civil, architectural and the landscape site plans. A sample image of colored and scored concrete is attached. 3. What is shown adjacent to the parking spaces 21 and 22 are the wheelchair access ramps that ramp up from the parking pavement elevation to the elevation of the sidewalk. These ramps will not interfere with a two foot overhang, furthermore, the parking spaces here are a full 20' in length. 4. The Habitat model for providing affordable ownership housing is "simple and decenf'. The current design is already well beyond the typical Habitat model. The additional landscaping at the entry of the units and under the stairs will add to the HOA's landscaping maintenance costs; an additional burden, particularly for the very low income families for whom these homes are being reserved. Habitat requests that this item be reconsidered in light of the current project focus. 5. A detail of the trash enclosure with a trellis roof covering is shown on attached sketches. 6. The pedestal mounted mailbox has been relocated as shown on sheet A.l. The intent is to use pre-manufactured mailboxes similar to the ones shown on the attached catalog cut sheets. The details for the wall are shown on the civil drawings; section A/2 on sheet 2, and the elevation of Wall D on sheet 3. 7. The utility doors to the water heater closets have been replaced with six panel doors. Combustion air will now be provided through vents ducted through the roof Roosevelt Garden Condominium November 7, 2006 Page 3 of 4 8. Irrigation and landscape plans have been revised to be consistent with the civil and architectural drawings. 9. The Habitat model for providing affordable ownership housing is "simple and decent". The current design is already well beyond the typical Habitat model. To add aesthetic only architectural designs adds additional costs without a functional retum. Enhanced architectural features may be appropriate or necessary in a for- profit development where there is a need to attract market rate homebuyers. That is not the case for this project. Habitat requests that this item be reconsidered in light of the current project focus. 10. The listed items will be prepared as soon as the current issues are resolved to the satisfaction of all departments. Engineering 1. The tentative map has been revised to incorporate the six items listed. The engineer will sign the final drawings. 2. The easements have been revised as suggested. 3. The required elevations, slopes and notes have been included on the utility plan. 4. The note has been added to the tentative map. Landscape Plan Comments 1. Easements, property lines and right-of-ways are now shown on the landscape plans. 2. The re-submitted civil drawings show the retaining wall sections with the proposed three foot fence on top. The sections also depict the existing adjoining property fences / screening walls which are generally the same heights or minimally shorter. 3. Plant palette list is provided. The plan was revised to indicate that 50% of the shmbs will be 5 gallon size. Accurate plant quantities will be provided on the final landscape working drawings 4. Responsibility for all landscape areas is the responsibility of the HOA and has been so noted on the drawings. 5. The bio-swale is shown and labeled on the landscape concept drawing. Roosevelt Garden Condominium November 7, 2006 Page 4 of 4 6. The photinia fraseri has been replaced with 24" box lophostemon confertus. 7. The backflow preventor has been screened. 8. Omitted 9. The parking area has been screened with plants or walls to a height of three feet. 10. The planting requirements have been met and the calculations of the area percentages are shown on the drawings. The four foot minimum planting area dimension cannot be met along one section of the north property line due to minimum required dimensions of the tum-around template. 11. The original water conservation plan was mislabeled, corrections have been made. 12. Vine pockets have been provided on both the east and west sides of the trash enclosure. 13. As mentioned above in item number 4 under Housing and Redevelopment, the Habitat model for providing affordable ownership housing is "simple and decent". The current design is already well beyond the typical Habitat model. The additional landscaping at the entry of the units and under the stairs will add to the HOA's landscaping maintenance costs; an additional burden, particularly for the very low income families for whom these homes are being reserved. Habitat requests that this item be reconsidered in light of the current project focus. 14. Landscape, architectural and civil drawings have all been coordinated. 15. The redlines are attached and three copies of all drawings have been provided. a-4-W--B--fi--B--B--B-4^--B-B--B^^ H TRASH ENCLOSURE - FRO VATION llll TRASH ENCLOSURE - RIGHT ELEVATI H ENCLOSURE - LEFT ELEVATIO CluWer Bof Units (CBWST CLUSTER BOX UNITS - FRONT LOADING USFS Made of heavy duty aluminum, 3300 series U.S.P. 8. approved pedestal cluster box units (CBU's) are accessed from the front through easy opening master door panels. Each alu- minum door includes a heavy duty five (5) pin cylinder cam lock with a dust/rain shield and three (3) keys. One addi- tional compartment in each unit is identified as an "Outgoing Mail" receptacle and includes a weather pro- tection flap and a 11-1/2" W x 3/4" H mail slot. Each unit includes one or two (2) fully integrated parcel lockers. The durable and corrosion resistant units feature a durable powder coated finish and can be mounted on the optional pedestals (#3385 for #3316 and #3313 and #3395 for #3308 and Ij #3312) or a base of your choice. 3300 CBL) Series Door Sizes 3 # * ' • 1 m IF • #3351 Replacement door $40.00 3395 pedestal order separately #3352 Replacement door $50.00 3308 lype J irSTHBSTTfllfT $75.00 OUTDOOR PARCEL LOCKERS (OPL's) FRONT LOADING Made of heavy duty aluminum, 3300 series U.S.P.S. approved outdoor parcel lockers (OPL's) have two (2) 13" W X 16" H X 22" D compart- ments and feature a durable powder coated finish. Outdoor parcel lockers offer tenants a convenient way to receive packages on site and are fit with a two (2) key security system. When the U.S.PS. delivers a parcel to the locker, a parcel locker key is placed in the recipient's mailbox. Once the recipient opens the parcel locker, the key is automatically retained in the lock until it is removed with a U.S.RS. control key. 3302 Outdoor Parcel Locker • 14-3/4" W X 34-1/4" H x • 50 lbs. • $500.00 3365 Pedestal - bolt mounted • 20"H base: 12"W x b"D • 20 Ibs. USPS 27-1/2" D pedestal base bolt pattern > 10"- #3302 on pedestal (#3365) displayed phone 1-800-MAILBOX WWW.mailboxes.com fax 1-800-624-5299 Not^^SOO Series cluster box units have been U.S.P.S. approved to the required "F" specifications effective 2005. 3395 pedestal order separately 3312 1 • I m «o • I m n « « m tt 3385 pedestal order separately 3316 3385 pedestal order separately 3313 CLUSTER BOX UNITS - FRONT LOADING - U.S.P.S. APPROVED MODEL DESCRIPTION 3308 3312 3316 3313 3385 3395 3377 3390 3399 8 Doors - Type I - CBD (8) "A" mail compartments (1) outgoing mail receptacle (2) parcel lockers 12 Doors - Type II - CBU (12) "A" mail compartments (1) outgoing mail receptacle (1) parcel locker 16 Doors-Type III-CBU (lb) "A" mail compartments (1) outgoing mail receptacle (2) parcel lockers 13 Doors-Type IV-CBU (13) "B" mail compartments (1) outgoing mail receptacle (1) parcel locker Pedestal for #3316, #3313 Pedestal for #3308, #3312 30-1/2" W X 34-1/4" H x 18" D 12"Wx3" H xl5"D 12" W X 4-3/4" H X 15" 0 (slot 11-1/2" W x 3/4" H) (1) 12" W X 13-1/2" H X 15" D (1) 12" W X 10" H X 15" D 30-1/2" W X 34-1/4" H x 18" D 140 lbs. 12"Wx3" H xl5"D 12" W X 4-3/4" H X 15" D (slot 11-1/2" W x 3/4" H) 12" W X 10" H X15" D 30-1/2" W X 48-1/4" H x 18" D 170 lbs. 12"Wx3" H xl5" D 12" W X 4-3/4" H X 15" D (slot 11-1/2" W x 3/4" H) (1)12" W X 13-1/2" H X 15" D (1)12" WxlO"Hxl5"D 30-1/2" W X 48-1/4" H x 18" D 165 lbs. 12" W X 4-3/4" H X 15" D 12" W X 4-3/4" H X 15" D (slot 11-1/2" W x 3/4" H) 12" W X 10" H X 15" D 14-1/2" H base 12" W x 12" D 20 Ibs. 28-1/2" H base 12" W x 12" D 30 Ibs. Tenant Parcel Locker Lock - for parcel locker doors - with (3) keys Lock - standard replacement for 3300 CBU series doors - with (3) keys Key blanks - for 3300 CBU series locks - box of (50) WEIGHT PRICE 140 lbs. $1,150.00 $1,200.00 $1,250.00 $1,225.00 $75.00 $75.00 $50.00 $15.00 $25.00 CLUSTER BOX UNIT OPTIONS OPTIONS • Pedestal - for #3316 and #3313 (#3385 - $75.00) • Pedestal - for #3308 and #3312 (#3395 - $75.00) DOOR IDENTIFICATION SYSTEMS Each aluminum CBU mailbox door has a 1" H number (1-8, 1-12, 1-16,1-13 for Type I, Type !I,Type III and Type IV, respectively). The mall receptacle Is labeled "Outgoing IVIail" and the parcel locker(s) are labeled with a "P" and a corresponding number, i.e."l" on #3312 and #3313 and "1" and "2" on #3308 and #3316. Custom identification systems are available as an option upon request. LOCKS Each aluminum CBU mailbox door includes a heavy duty five (5) pin cylinder cam lock with a dust/rain shield and three (3) keys (2,000 different key changes). • Key blanks - box of (50) (#3399 - $25.00) #3390 Lock for 3300 CBU series $15.00 CUSTOM ENGRAVED PLACARDS 1-3/4" W X 1-1/2" H custom engraved self-adhesive placards are available as an option upon request. (#3367 - $3.00) phone 1-800-MAILBOX WWW.mailboxes.COm fax l-800i-€24-5299 ftitv of Calsbad Housing & Redevelopment Department October 3, 2006 JOE GILBREATH SAN DIEGO HABITAT FOR HUMANITY 10222 SAN DIEGO MISSION ROAD SAN DIEGO, CA 92108 Re: Roosevelt Garden Condominiums, Major Redevelopment Permit Amendment RP 04-04A / CT 06-18 - 2578 Roosevelt Street Thank you for applying for a land use permit In the City of Carlsbad. The Housing & Redevelopment Department along with all other appropriate departments have reviewed your minor redevelopment permit, application no. RP04-04A & CT 06-18, as to its completeness for processing. The application is complete as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. 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. Sincerely, CLIFF JONES Assistant Planner c: David Rick, Engineering Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Roosevelt Garden Condominii 10/03/2006 Page 2 of5 ISSUES OF CONCERN No. RP 04-04A/CT 06-18 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.) Please provide three (3) complete sets of plans addressing the following: Housing & Redevelopment: 1. A 6-foot solid masonry wall is suggested along the south property line. Staff recommends the masonry wall be stucco and colored to match the exterior of the building. Please provide wall section detail of property line walls and show the worst case scenario. 2. In order to meet the PD requirements for condominiums, enhanced paving will need to be provided at the driveway entrance to the site and is recommended at the entrances to the units. Please provide sample image(s) of the enhanced paving and identify enhanced paving on plans. 3. Each parking space needs to be a minimum of 170 square feet (i.e. 8.5' x 20'). Up to a 2.5' overhang may be permitted if approved by the Housing & Redevelopment Director. Parking spaces 1-21 & 23-24 comply with this requirement. Parking Spaces 21 & 22 appear as though they may have a conflict with the proposed 2 foot overhang. Please explain. 4. Please consider providing landscaping at the entry of the units as suggested by landscape architect and underneath the stairs. 5. Please provide detail on proposed trash enclosure. The enclosure should be consistent with the design of the project and the building architecture incorporating similar materials (i.e. stucco). An architecturally designed roof structure should be used to create a finished look to the structure (roof structure materials could be concrete roof tile or a simple trellis). 6. Please provide detail on pedestal mounted mailboxes and the low lying wall within the front yard setback area. Staff recommends the pedestal mounted mailbox be located away form the streetscape south of the driveway entrance oriented toward the north of the site. That way the mailbox structure as viewed from the street appears less massive and is oriented towards the residents when entering the site. Mailboxes should be designed similar in form, materials, and color to the building. 7. The proposed doors to the water heaters should be replaced with more attractive doors in order to compliment the overall design of the building. 8. Water & Landscape plans are inconsistent with Architectural and Civil plans. Please correct. Roosevelt Garden Condominii 10/03/2006 Page 3 of 5 9. Since the proposed project is for condominium unit's staff suggests the applicant consider additional architectural articulation to the exterior of the buildings to make the residences more inviting. There are several blank wall areas along the side and rear elevations of both buildings. Enhanced architectural features could be added to these elevations. 10. As soon as all issues are resolved to the satisfaction of all departments the project will be scheduled for a Design Review Board hearing. To help expedite the processing of the permit application the following information is being provided. The following items will be required for the hearing: A. One (1) copy of a full-sized (24" x 36") colored site plan. (Needed 2 weeks prior to hearing date.) B. One (1) copy of full-sized (24" x 36") colored building elevations accurately depicting the proposed mature landscaping and how it relates to the building. (Needed 2 weeks prior to hearing date.) C. Ten (10) sets of full size plans folded to 8!4" x 11". (Needed 2 weeks prior to hearing date.) D. One (1) set of 8V^" x 11" black and white reduced plans. (Needed 2 weeks prior to hearing date.) E. An 8V^" X 11" construction materials board and color samples showing roofing, exterior walls, trim, etc. (Needed 2 weeks prior to hearing date.) Please let me know if you would like to arrange a meeting to discuss these items in further detail. For questions regarding Housing & Redevelopment Department comments, please contact Cliff Jones at 760-434-2813. Engineering: 1. On the tentative map: a. in the title box, change "tentative parcel map to "tentative tract map". b. add engineer's signature. c. Identify the purpose of the proposed service line and meter as well as the existing service line and meter located by the fire service line and back flow preventer. d. add the tentative tract map number in the upper right hand corner. e. Number of condominium units proposed. f. Total number of lots proposed. 2. Rather than offer to dedicate a water easement in addition to a public utility easement, extend the 30-foot wide public utility easement southward in place of the water easement and incorporate the sewer main within this easement. The sewer line accepting sewage from the laterals serving the easterly units is a common line and therefore, shall be designated as public. This line is currently proposed outside the easement. Also, extend public utility easement beyond 30 foot width as needed to overlap water meters as is shown for the meters servicing the westerly units. Roosevelt Garden Condominii||||^ 10/03/2006 ~ Page 4 of5 3. Include sewer manhole and invert elevations to illustrate that minimum sewer facility depths can be obtained without losing the minimum flows to the street main. Show slope of pipe. Eight inch mains shall have a slope of at least 0.40% and a minimum depth of 6 feet from surface to top of pipe. Minimum velocity is 2 feet/second. Also, the public sewer line shall cross under all public water lines with a minimum vertical separation of 12 inches and maintain a minimum horizontal separation of 10-feet. 4. Add the following note to the tentative map: "This is a tentative tract map of a condominium project as defined in Section 1350 of the Civil Code of the State of California. The project contains a maximum of eleven (11) airspace condominium units". For questions regarding Engineering Department comments, please contact David Rick at 760-602-2781. Landscape Plan Comments: 1. Please show and label all easements, property lines, and street right-of-ways. Insure that no trees are located inside easements. 2. Retaining walls with heights as much as 5' are proposed along the north, south and east property lines to raise the grade of the project. Although plans are not clear it assumed that a fence will be located on top of this wall which will add to its height. It is recommended that one of the following be completed: a. Revise grading to eliminate the need for this retaining wall. b. Revise the site plan to relocate the walls on site with a minimum 3' planting area left between the wall and property line to allow for screen plantings to mitigate the height of the wall from off site properties. c. Reach agreements with surrounding property owners to provide off-site landscape screening/mitigation of these walls/fences to the satisfaction of the adjacent property owners. 3. Provide a plant palette list indicating tree and shrub quantities. 50% of the tree shrubs shall be a minimum 5 gallon size. 4. Outline the areas of landscape maintenance responsibilities (private, common area/homeowners' association. City, etc.). 5. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 6. Photinia fraseri (a small evergreen tree) is used extensively throughout the project. It is recommended that larger medium site trees be mixed in to better soften and enhance building elevations and provide better scale with the architectural mass of the buildings. Larger trees are also needed in the parking areas to provide more shade. Please address. 7. All utilities shall be screened. Please show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. Roosevelt Garden Condominii 10/03/2006 Page 5 of 5 8. Omitted. 9. Planting on and combination of planting, mounding, and decorative walls shall be used to provide screening form adjacent property or streets of the parking area to a height of 3'. 10. At least three percent of parking areas shall be planted and maintained with trees listed on the City official street tree list, or approved shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 11. Although the water conservation plan indicates the turf is in zone 2, turf is a high water use planting that belongs in zone 1. Please revise accordingly. With turf as a zone 1 planting, the applicant proposes 100% of the landscape area as zone 1. It is recommended that perimeter plantings and even those in the parking area be revised to zones 2 and 3 in order to conserve water. Zone 2 and 3 plants can provide a very inviting landscape. Please modify to provide water conservation. Where zone 1 plantings are proposed, provide justification for the appropriateness of plantings used in terms of water conservation. (For example, are zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) 12. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new Improvements. The trash enclosure needs additional screening. Please provide a vine pocket in the paving on the west side and install a wall vine (i.e. Fig Vine, Boston Ivy) in the pocket as well as on the east side to better soften this structure. 13. The entries to the units are fairly sterile with no landscaping and only hardscape. It is recommended that planter be incorporated in the entries as shown on the red line plans and that they be planted with appropriate tough, fool-proof plantings. 14. Please coordinate landscape plans with architectural site plan and civil plans. There appears to have been major changes in the layout. Check all areas. 15. Return redlines and provide 2 copies of all plans (concept and water conservation) on the next submittal. For questions regarding Landscape Plan comments, please contact Michael Elliott at 760- 944-1620. t January 19,2007 TO: Cliff Jones, Assistant Planner Michele Masterson, Management Analyst Michelle Lenkowski, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review -3'^'^ Review Roosevelt Gardens Condominiums, RP04-04xl Roosevelt Street PELA file; 146 - Roosevelt Gardens Condominiums - RP04-04xl - Con3 Landscape Architect: The Lightfoot Planning Group - Jim Taylor, phone: (760) 692-1924 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. REPEAT COMMENTS 1. Please show and label all easements, property lines and street right-of-ways. Insure that no trees are located inside easements. 2^^ Review: Correct the easement to match the civil plans, i'^^ Review: Easements do not match the civil plans. Please correct. 2. Retaining walls with heights as much as 5' are proposed along the north, south and east property lines to raise the grade of the project. Although plans are not clear it io assumed that a fence will be located on top of this wall whioh will add to its height. It4s recommended that one of the following be oompleted: a-c Deleted. 2^^ Review: The grade is being raised approximately 3.25' - 4' along the east property line. There is no landscaping proposed along this property line. With grades as proposed and no landscaping the east elevation of building 2 will be imposing on the adjacent lots to the east. Landscaping is needed along this property line to include trees in order to soften this elevation. Please address. J'^^ Review: The applicant has added three (3) vine pockets for vines to be planted on trellises along the east elevation of building 2. Although this is an improvement, it offers little impact when scaled with the size of the elevation. It is recommended that additional plantings in the way of appropriate columnar trees and/or palms be incorporated to help soften this elevation. Due to the size of the space it may be difficult to provide plantings that will work. Please also provide a conceptual elevation of what the trellises will look like. 3-7 Completed. 8. Deleted per Cliff Jones. 9. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. 2"^^ Review: Civil plans indicate to see landscape plans for the 3' wood fence. No reference to the fence is shown on the landscape plans. Please provide a typical detail of the fence for review. J'^^ Review: Please show the fence location on the landscape plans. Roosevelt Gardens Condominiums, RP04-04xl January 19, 2007 Conceptual Plan Review Page 2 It is presently not clear where the fence stops on the north and south property lines as it approaches Roosevelt Street. 10-14 Completed. 15. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) on the next submittal. 1A-3A Completed. 4A. Shrubs are shown at the end of the driveway on the north property line where a retaining wall is located. Will there be room for plants as shown? Plants are needed to soften this area. Please address. 3'''^ Review: The applicant has responded: "There is no room for plants in this area. Civil pans have been changed and the pavement now meets the retaining wall. " Can the paving be moved back to provide a 3' wide planter to allow shrubs? If not, please explain why. If a planter can not be provided for a good reason, please provide wall vines on either side of the paving as shown to grow on the fence. The vine should be one that will attach itself to the fence (i.e. Fig Vine, Boston Ivy, etc.). Please also add wall vines on the southerly fence at the driveway as shown on the red line plans to soften this wall as well. 5A-6A Completed. CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW December 11,2006 TO: Cliff Jones - Housing and Redevelopment FROM: David Rick - Engineering Department COMPLETENESS REVIEW PROJECT ID: RP 04-04(A)/CT 06-18 ROOSEVELT GARDENS CONDOMIMIUM The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues. The project appears to comply with City engineering standards and all issues have been addressed. Please add the following conditions of approval to the approving resolution or letter: ENGINEERING CONDITIONS /VOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed tentative map, must be met prior to approval of a building or grading permit whichever occurs first. Genera/ 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. The area designated for vehicular back up shall be clearly delineated with signage and/or pavement graphics to preclude unauthorized parking. 3. Developer shall submit to the City Engineer, a reproducible 24" x 36", mylar copy of the tentative map and a digital copy of said map (in AutoCAD format, latest version) reflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the City engineer, reviewed and, if acceptable, signed by the City's project engineer and project planner prior to submittal of the building plans, final map, improvement or grading plans, whichever occurs first. The digital file copy shall be submitted in a format as approved by the City Engineer. 4. Developer shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, agents, officers, and representatives, from and against any and all liabilities, losses, damages, demands, claim and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this tentative parcel map, (b) City's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, including an action filed within the time period specified in H:\LIBRARY\ENG\WPDATA\MISC\COMPREV Government Code Section 66499.37 and (c) Developer's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 5. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements: streets, sidewalks, street lights, and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 6. Subject to the City Engineer's approval, the property owner shall enter into an encroachment agreement with the City for the proposed enhanced pavement shown within the driveway. Application processing and criteria for said encroachment agreement is subject to the requirements established by the City Engineer. Fees/Agreeme/ifs 7. 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 site into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the City Engineer. Grading 8. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall apply for and obtain a grading permit from the city engineer prior to issuance of a building permit for the project. Dedications/Improvements 9. Developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. Developer shall provide improvements constructed pursuant to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include but not be limited to notifying prospective owners and tenants of the following: A. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain H:\LIBRARY\ENG\WPDATA\MISC\COMPREV or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. C. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. 10. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Management Plan (SWMP)." The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal Code. The SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the post-construction stage of the project. At a minimum, the SWMP shall: a. identify existing and post-development on-site pollutants-of-concern; b. identify the hydrologic unit this project contributes to and impaired water bodies that could be impacted by this project; c. recommend source controls and treatment controls that will be implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way; d. establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to resident education on the proper procedures for handling clean up and disposal of pollutants; e. ensure long-term maintenance of all post construct BMPs in perpetuity; and f. identify how post-development runoff rates and velocities from the site will not exceed the pre-development runoff rates and velocities to the maximum extent practicable. 11. Prior to building permit or grading permit issuance, whichever occurs first, developer shall design, apply for and obtain approval of the City Engineer, for the structural section for the access aisles with a traffic index of 5.0 in accordance with City Standards due to truck access through the parking area and/or aisles with an ADT greater than 500. The structural pavement design of the aisle ways shall be submitted together with required R-value soil test information and approved by the City Engineer as part of the building or grading plan review whichever occurs first. 12. Developer shall cause Owner to make an offer of dedication to the City and/or other appropriate entities for all public streets and other easements shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be offered free and clear of all liens and encumbrances and without cost. Streets that already public are not required to be rededicated. 13. Developer shall execute and record a City standard Subdivision Improvement Agreement to install and secure with appropriate security as provided by law, public improvements shown on the tentative map and the following improvements including, but not limited to installation of sewer and water mains and related appurtenances to H:\LIBRARY\ENG\WPDATA\MISC\COMPREV City Standards to the satisfaction of the City Engineer. The improvements are: a) All sewer and water facilities located within the public right-of-way and proposed on-site public utility and public utility access easement. b) Curb outlet and driveway approach within the public right-of-way and the "easement for public sidewalk and incidental purposes", as shown on the tentative map. A list of the above shall be placed on an additional map sheet on the Final Map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. Final Map Notes 14. Developer shall show on Final Map the net developable acres for each parcel. 15. Note(s) to the following effect(s) shall be placed on the map as non-mapping data A. All improvements are privately owned and are to be privately maintained with the exception of the following: 1. All sewer and water facilities located within the public right-of-way and proposed on-site public utility and public utility access easement. 2. Curb outlet and driveway approach within the public right-of-way and the "easement for public sidewalk and incidental purposes", as shown on the tentative map. B. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. Carlsbad Municipal Water District 16. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for connection to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. 17. The Developer shall install (potable water and/or recycled water services) and meters at a location approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. 18. The Developer shall install sewer laterals and clean-outs at a location approved by the District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 19. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the District Engineer has determined that adequate water and sewer facilities are available at the time of occupancy. A note to this effect shall be placed on the Final Map, as non-mapping data. H:\LIBRARY\ENG\WPDATA\MISC\COMPREV 20. Prior to approval of improvement plans or final map. Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. 21. The Developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the (Tentative Map/Site Plan) to the satisfaction of the District Engineer. Proposed public facilities shall be reflected on public improvement plans. 22. The Developer shall provide separate potable water meters for each separately owned unit. 23. Sewer cleanouts shall be provided for each sewer lateral per City Standards. 24. The proposed water service pipe for the fire sprinkler system shall be a minimum 6 inches in diameter for that portion installed within the public right-of-way. Code Reminder The project is subject to all applicable provisions of local ordinances, including but not limited to the following: A. The tentative map shall expire twenty-four (24) months from the date this tentative map approval becomes final. B. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Assistant Engineer - Development Services Division H:\LIBRARY\ENG\WPDATA\MISC\COMPREV MAY-03-04 04:18PM FROM-WAKELAND jKING i DEVELOPMENT 619-235-5386 ^ T-404 P.01/03 F-133 H^ING & DEVELOPMENT 619-235-5386 ^ •iJ L . .8 Housme ANt> ©evstoPHiHT COR^OMTIOR FAX To: David Rick Carlsbad Engineering Dept. From: Bany Getzel # Pages: 3 Date: 5/3/2004 Res Roosevelt Street Affordable Housing Project At your request, I am hereby fonvarding copies of letters sent to the adjacent private property owners, regarding drainage of the above project. I also left telephonic messages with both property owners. To date, we have not received a reply from either of them. Please call me (619-235-2296) If you have any questions. Telephone; (619) 235-2296 Fax: (619)235^ November 26, 2006 TO: Cliff Jones, Assistant Planner Michele Masterson, Management Analyst Michelle Gregory, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2"^* Review Roosevelt Gardens Condominiums, RP04-04xl Roosevelt Street PELA file: 146 - Roosevelt Gardens Condominiums - RP04-04xl - Con2 Landscape Architect: The Lightfoot Planning Group - Jim Taylor, phone: (760) 692-1924 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. REPEAT COMMENTS 1. Please show and label all easements, property lines and street right-of-ways. Insure that no trees are located inside easements. 2"^ Review: Correct the easement to match the civil plans. 2. Retaining walls with heights as much as 5' are proposed along the north, south and east property lines to raise the grade of the project. Although plans ore not clear it is assumed that a fence will be looated on top of this wall whioh will add to its height. Itis recommended that one of the following be oompleted: a. Deleted. b. Deleted. 0. Deleted. 2"^ Review: The grade is being raised approximately 3.25' -4' along the east property line. There is no landscaping proposed along this property line. With grades as proposed and no landscaping the east elevation of building 2 will be imposing on the adjacent lots to the east. Landscaping is needed along this property line to include trees in order to soften this elevation. Please address. 3. Provide a plant palette list indicating tree and shrub quantities. 50% of the shrubs shall be a minimum 5 gallon size. 2"^ Review: The landscape manual requires that tree quantities and approximate shrub quantities be provided at the conceptual stage. Please address. 4. Completed. 5. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 2" Review: A bio-swale is now shown at the southwest corner of building 1. Previous shrub plantings have been deleted. Please add shrubs back in to screen the gas meters from view. See comment number 7 below. 6. Completed. Roosevelt Gardens Condominiums, RP04-04xl November 26, 2006 Conceptual Plan Review Page 2 7. All utilities are to be screened. Please show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2"^ Review: Show, label and screen the gas meters. 8. Deleted per Cliff Jones. 9. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. 2"^ Review: Civil plans indicate to see landscape plans for the 3' wood fence. No reference to the fence is shown on the landscape plans. Please provide a typical detail of the fence for review. 10. Completed. 11. Although the water conservation plan indicates that turf is in zone 2, turf is a high water use planting that belongs in zone 1. Please revise accordingly. With turf as a zone 1 planting, the applicant proposes 100% of the landscape area as zone 1. It is recommended that perimeter plantings and even those in the parking area be revised to zones 2 and 3 in order to conserve water. Zone 2 and 3 plants can provide a very inviting landscape. Please modify to provide water conservation. Where zone 1 plantings are proposed, provide justification for the appropriateness of plantings used in terms of water conservation. (For example, are zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) 2"^ Review: Please provide justification for the use of zone 1 plantings as previously requested. 12. Completed. 13. Deleted. 14. Please coordinate landscape plans with architectural site plan and civil plans. There appears to have been major changes in tho layout. Check all areas. 2" Review: Please coordinate plans. See new comment lA. 15. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) on the next submittal. NEW COMMENTS 1 A. When plans are coordinated to show the concrete walk at the parking to the north of building 1, landscaping is eliminated from the front of the second unit. Landscaping is needed to soften the building elevation and provide separation between the building and parking area. Please address. 2A. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please provide an additional tree for parking along the north side of building 1. (Please note that water lines are proposed in the fmger island. Can these water meters and lines be relocated to another area?) 3 A. Please add a tree at the east end of the north parking row as shown on the red line plans. 4A. Shrubs are shown at the end of the driveway on the north property line where a retaining wall is located. Will there be room for plants as shown? Plants are needed to soften this area. Please address. Roosevelt Gardens Condominiums, RP04-04xl November 26, 2006 Conceptual Plan Review Page 3 5 A. Shrub plantings have been deleted from the front of building 2. Shrubs are needed to soften the elevation. Please add shrubs of appropriate scale to enhance the elevation and not conflict with windows. 6 A. Shrubs with height are needed along the south side of building 1 to better soften and enhance this elevation. Please incorporate two additional Podocarpus macrophyllus as shown on the red line plans. Memorandum TO: Cliff Jones - Assistant Planner FROM: David Rick - Assistant Engineer DATE: October 2, 2006 RP 04-04(A)/CT 06-18 ROOSEVELT GARDENS CONDOS COMPLETNESS AND ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for completeness and engineering issues of concern. All items needed for engineering review are provided for determining the application as complete. Engineering issues which need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. On the tentative map: a. in the title box, change "tentative parcel map to "tentative tract map". b. add engineer's signature. c. Identify the purpose of the proposed service line and meter as well as the existing service line and meter located by the fire service line and back flow preventer. d. add the tentative tract map number in the upper right hand corner. e. Number of condominium units proposed. f. Total number of lots proposed. 2. Rather than offer to dedicate a water easement in addition to a public utility easement, extend the 30-foot wide public utility easement southward in place of the water easement and incorporate the sewer main within this easement. The sewer line accepting sewage from the laterals serving the easterly units is a common line and therefore, shall be designated as public. This line is currently proposed outside the easement. Also, extend public utility easement beyond 30 foot width as needed to overlap water meters as is shown for the meters servicing the westerly units. 3. Include sewer manhole and invert elevations to illustrate that minimum sewer facility depths can be obtained without losing the minimum flows to the street main. Show slope of pipe. Eight inch mains shall have a slope of at least 0.40% and a minimum depth of 6 feet from surface to top of pipe. Minimum velocity is 2 feet/second. Also, the public sewer line shall cross under all public water lines with a minimum vertical separation of 12 inches and maintain a minimum horizontal separation of 10-feet. 4. Add the following note to the tentative map: "This is a tentative tract map of a condominium project as defined in Section 1350 ofthe Civil Code ofthe State of California. The project contains a maximum of eleven (11) airspace condominium units". If you or the applicant has any questions, please either see or contact me at 602-2781 ID RICK Assistant Engineer Engineering Development Services Division August 24, 2006 TO: Cliff Jones, Assistant Planner Michele Masterson, Management Analyst FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 1^* Review Roosevelt Gardens Condominiums, RP04-04xl Roosevelt Street PELA file: 146 - Roosevelt Gardens Condominiums - RP04-04xl - Conl Landscape Architect: The Lightfoot Planning Group - Jim Taylor, phone: (760) 692-1924 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. 1. Please show and label all easements, property lines and street right-of-ways. Insure that no trees are located inside easements. 2. Retaining walls with heights as much as 5' are proposed along the north, south and east property lines to raise the grade of the project. Although plans are not clear it is assumed that a fence will be located on top of this wall which will add to its height. It is recommended that one of the following be completed: a. Revise grading to eliminate the need for this retaining wall. b. Revise the site plan to relocate the walls on site with a minimum 3' planting area left between the wall and property line to allow for screen plantings to mitigate the height of the wall from off site properties. c. Reach agreements with surrounding property owners to provide off-site landscape screening/mitigation of these walls/fences to the satisfaction of the adjacent property owners. 3. Provide a plant palette list indicating tree and shmb quantities. 50% of the shrubs shall be a minimum 5 gallon size. 4. Outline the areas of landscape maintenance responsibilities (private, common area/homeowners' association, City, etc.). 5. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 6. Photinia fraseri (a small evergreen tree) is used extensively throughout the project. It is recommended that larger medium site trees be mixed in to better soften and enhance building elevations and provide better scale with the architectural mass of the buildings. Larger trees are also needed in the parking areas to provide more shade. Please address. 7. All utilities are to be screened. Please show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that.there are no conflicts with trees. 8. Each unenclosed parking facility shall provide a perimeter landscape strip of at least 8' on all sides. The perimeter landscaped strip may include any landscaped yard, setback. Roosevelt Gardens Condominiums, RP04-04xl August 24, 2006 Conceptual Plan Review Page 2 or landscaped area otherwise required within the property and shall be continuous except for required access points. Please coordinate re-design of the site to provide for this requirement. 9. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. 10. At least three percent of parking areas shall be planted and maintained with trees listed on the City official street tree list, or approved shmbs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off- street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 11. Although the water conservation plan indicates that turf is in zone 2, turf is a high water use planting that belongs in zone 1. Please revise accordingly. With turf as a zone 1 planting, the applicant proposes 100% of the landscape area as zone 1. It is recommended that perimeter plantings and even those in the parking area be revised to zones 2 and 3 in order to conserve water. Zone 2 and 3 plants can provide a very inviting landscape. Please modify to provide water conservation. Where zone 1 plantings are proposed, provide justification for the appropriateness of plantings used in terms of water conservation. (For example, are zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) 12. Landscaping consisting of ground cover, shmbs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. The trash enclosure needs additional screening. Please provide a vine pocket in the paving on the west side and install a wall vine (i.e. Fig Vine, Boston Ivy) in the pocket as well as on the east side to better soften this structure. 13. The entries to the units are fairly sterile with no landscaping and only hardscape. It is recommended that a planter be incorporated in the entries as shown on the red line plans and that they be planted with appropriate tough, fool-proof plantings. 14. Please coordinate landscape plans with architectural site plan and civil plans. There appears to have been major changes in the layout. Check all areas. 15. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) on the next submittal. .Building houses, building hove 10222 San Diego Mission Road San Diego, CA 92108-2135 (619) 283-HOME (4663) Fax (619) 516-5264 wiviv. sdhfli. org Habitat for Humanity® August 9, 2006 Ms. Debra Fountain Carlsbad Redevelopment & Housing Department 2965 Rooseveh Street, Suite B Carisbad, Califomia 92008 Subject: Roosevelt Gardens Condominiums Dear Ms. Fountain: The following documents are submitted by San Diego Habitat for Humanity, Inc. in support of our request for an amendment to the Major Redevelopment Permit (RP04- 04) for the subject project. The original permit application was submitted in February 2004 by Wakeland Housing and Development Corporation when the project was designed as apartments. The design has been modified to change the project from apartments to condominiums. Submitted Documents: Land Use Review Application Environmental Impact Assessment Form Disclosure Statement Two copies of the Preliminary Title Report Project Description / Explanation Hazardous Waste and Substance Statement Digital copy and five printed copies of the Tentative Map Landscape Plan Building Elevations and Floor Plan 600 Foot Radius Map and Mailing Labels Documents on file from original submittal (RP04-04) and not resubmitted herein: Geotechnical Investigation, December 10, 2003 Drainage and Hydrology Study, February 2004 Water Pollution Control Plan for Construction BMP, August 8, 2005 Storm Water Management Plan, August 8, 2005 Color Boards Photographs of Property from north, south, east, west PROJECT DESCRIPTION / EXPLANATION PROJECT NAME: Roosevelt Gardens Condominiums APPLICANT NAME: San Diego Habitat for Humanity, Inc. Please describe fully the proposed project by application type. Include any details necessary to adequately explain the scope and /or operation of the proposed project. You may aiso include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. Description/Explanation: The subject project will be located on a .56 acre parcel that is located at 2578 Roosevelt Street in the Village Redevelopment Area. The proposed 11-unit condominium residential project will consist of two separate two-story buildings with surface level parking consisting of 24 spaces. It is currently anticipated that there will be 8 one bedroom/one bathroom units (675 sf) and 3 two bedroom/one bath units (906 sf). All of the 11 units will be sold at prices affordable to households eaming 50% or less of the San Diego County Area Mean Income (AMI). The current Major Redevelopment Permit (RP04-04), applied for by Wakeland Housing and Development Corporation, was approved when the project was originally designed as affordable apartments. In 2005 the City Council cancelled the apartment project and agreed to pursue the conversion of the apartment project to a residential condominium project. San Diego Habitat for Humanity, Inc. has indicated an interest in assuming the role of developer for the condominium project and has enter into an Exclusive Negotiating Rights Agreement with the City of Carlsbad. The current submission is requesting an amendment to the Major Redevelopment Permit to allow the conversion of the project from rental to ownership. The project conversion from rental to ownership is envisioned to require only relatively minor design changes, these include: a. Extending the public water and sewer mains onto the property within a 30 foot utility easement, b. providing separate water meters for each unit, c. eliminating the common laundry and water heater rooms, and providing laundry hook-ups and water heaters within each unit. Project Description 10/96 Page 1 of 1 MAY-03-04 04:20PM FROM-WAKELAND y^ING fi DEVELOPMENT 619-235-5386 ^ T-404 P.03/03 F-133 ^uinKEmnD ^ HOU SING AND DEVELOPMENT CORPORATION April 19,2004 Ms. Soledad Soto 2615 Madison Street Carlsbad, CA 92008 Re: Drainage over your property Dear Ms. Soto: Wakeland Housing and Development Corporation has been selected by the City ofCarlsbad to develop the parcel, fronting on Roosevelt Street, that backs-onto your property, Ou|? intent is to build a 2-story apartment complex with a total of 11 units. The project will include parking consistent with the requirements ofthe municipal code, as well as attractive landscaping. As you may be aware, the property to be developed cunently drains over the back ofyour property. Our intent is to rectify that situation by raising the grade of the back of the property by 2 to 5 feet, so it drains out the front, toward Roosevelt Street, and not over your property. Of course, appropriate fencing would be built to keep the properties separate and for you and the residents on the subject property to maintain privacy. The City of Carlsbad Engineering Department has asked us to obtain your mput on this situation. Would you rather that the subject property not be raised and continue to drain over your property? Or, would you rather that we change the drainage in the way described above? Please call me or Ken Sauder at (619) 235-2296 to let us know. You may leave a message if no one is in. If we have not heard forni you by April 27, we will assume that you would prefer the subject property to not drain over your property, and we will continue to design the project in that manner. Thank you for your assistance. Sincerely, Barry Getzel Senior Project Manager cc: Ken Sauder 625 Broadway • Suite 611 • San Diego, CA 92101 • Ph.: 619 . 235 . 2296 • Fax: 619 . 235 .5386 klAY-03-04 04:18PM FROIMAKELAKD MM NG * DEVELOPMENT 5)9-235-5386 ^ T-404 P.02/03 F-n3 JHUBKEinnn ^ f HOUSING AND DEVELOPMENT CORPORATION April 19,2004 Jose and Mary Moreno 2605 Madison Street Carlsbad, CA 92008 Re; Drainage over your property Dear Mr. & Mrs. Moreno: Wakeland Housing and Development Corporation has been selected by the City of Carlsbad to develop the parcel, fronting on Roosevelt Street, that backs-onto your property. Ouf intent is to build a 2-story apartment complex with a total of 11 units. The project will include parking consistent with the requirements ofthe municipal code, as well as attractive landscaping. As you may be aware, the property to be developed currently drains over the back of your property. Our intent is to rectify that situation by raising the grade of the back ofthe property by 2 to 5 feet, so it drains out the front, toward Roosevelt Street, and not over youf property. Of course, appropriate fencing would be built to keep the properties separate and for you and the residents on the subject property to maintain privacy. The City of Carlsbad Engineering Department has asked us to obtain your input on this situation. Would you rather that the subject property not be raised and continue to drain over your property? Or, would you rather that we change the drainage in the way described above? Please call me or Ken Sauder at (619) 235-2296 to let us know. You may leave a message if no one is in. If we have not heard fomi you by April 27, we will assume that you would prefer the subject property to iiot drain over your property, and we will continue to design the project in that manner. Thank you for your assistance. Sincerely, Barry Getzel Senior Project Manager cc: Ken Sauder 625 Broadway • Suite 611 • San Diego, CA 92101 • Ph,: 619 . 235 .2296 • Fax: 619 .235. 5386