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HomeMy WebLinkAboutRP 04-11; Lincoln & Oak Mixed Use; Redevelopment Permits (RP) (2)<:<^ CITY OP CARLSBAD Communitv & Economic Development www.carisbadca.gov May 19, 2011 Conway and Associates, Inc. Attn: Mike Pasko 2525 Pio Pico Drive, Suite 102 Carlsbad, CA 92008 RE: CT 05-03 LINCOLN AND OAK MIXED USE PROJECT; ISSUANCE OF GRADING PERMIT PRIOR TO FINAL MAP APPROVAL Dear Mr. Pasko: We received your letter dated April 21, 2011 requesting that the city issue a grading permit priorto recordation ofthe final map. The Housing and Redevelopment Services Director and I have met, and agreed that a rough grading permit may be issued priorto recordation ofthe final map in accordance with the city's Engineering Policy 16. More specifically, priorto issuance of the grading permit: the grading plans must be approved, the security and agreements must be approved by the city attorney, cash for security must be deposited and bonds executed, all fees must be paid, and the final map mylar plancheck must be complete. If you have any questions or wish to discuss this issue further, you may contact your project engineer, David Rick at (760) 602-2781 or your project planner, Austin Silva, at (760) 434-2813. Sincerely, 1 Glen K. Van Peski, P.E. City Engineer cc: Debbie Fountain, Housing and Redevelopment Services Director Austin Silva, Assistant Planner David Rick, Associate Engineer Land Development Engineering 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2740 I 760-602-1052 fax Karnak Planning & Design, Inc. Paul Longton, Architect * Robert Richardson, Planner 2802 State Street, Suite C, Carlsbad, Ca 92008 (760) 434-8400 Fax (760) 434-8493 e-mail: karnakarch@aol.eom November 16, 2004 To: City OfCarlsbad NOV 1 2004 Housing and Redevelopment Department unuSSl CARLSBAD Attenfion: Oatg^^^LttW ^/^/vC-^r^c/f^S LofTRos^Tstein Reference: Lincoln & Oak Mixed Use Proiect, Redevelopment Permit RP 04-11 & CDP 04-30 The following is a response to the Preliminary Review Comments, Dated June 2L 2004. RP 04-11, List of Items Needed to Complete the Application Housing and Redevelopment: Item 1: Please refer to the Tentative Map, Sheet 1 of 2, Civil drawings and the required documents included with this response. Item 2; The roof decks are at Sl'-O" above grade and in accordance with discussions with Craig Ruiz the roof decks with the smaller areas as shown in the plans will be allowed. Item 3; Please refer to the Cover Sheet, C1.0, for the revised lot coverage figures and percentages. The initial figures were not for this project. Item 4: The third level roof decks and the second level roof decks above the retail space are the recreational areas for the units. The lower deck areas have been reduced in size and have been noted as having a separafion wall 3'-6" high with a 2'-6" high wrought iron "fence" on the top of the walls for a total height of 6'-0". Item 5: Please refer to the First Floor Plan, sheet Al .0. The retail or commercial space has a section of the roof for the required HVAC unit(s) and shall be accessible from the retail space. The "edge" of the roof decks is a parapet wall at approximately 3'-6" high that, with the parapet crovm molding, is a total of between 12 " and 18" in width. Item 6: Please refer to sheet Cl.O, Cover Sheet and to sheet AS 1.0, Site and Parking Plan. The parking counts on Cl.O and the layout on AS 1.0 have been altered and show the required parking. Item 7; Please refer to sheet Cl .0 for the bulleted items listed under this item. All items have been addressed. Item 8; Please refer to the civil engineering sheets and responses included with this response. Item 9; Please refer to sheet ASI.0 - A-0 has been deleted. The walkway referred to in this item is for pedestrian access from the parking area to the back door of the retail space. The striping is meant to disallow parking to block the back/rear door shown at the building. Item 10; In accordance with a meefing with Craig Ruiz, this item was unintentionally left in the June 21, 2004 review letter. Item 11; Please refer to Engineering Item 15 response below. Item 12: Please refer to the Civil Engineering response and drawings included with this response. Item 13: Please refer to sheets A 1.0, A3.0 and A3.1 that show the lower and upper roof decks with file floors called out along with a deck drain at the upper decks. The HVAC units are located in roof wells and have a standard roof drain with overflow and crickets for flow shown. All other roofs have an arrow indicating the slope downward. The lower roofs over the entries on the south face are shown on sheet A 1.2, Second Floor Plan. All sloped roofs shall have the same pitch of 5 in 12 as required per this review. See also exterior elevations on sheets A4.0 and A4.1. Item 14; Please refer to sheet Al .0, First Floor Plan for retail HVAC unit locations in roof wells along with an access hatch. Item 15; Spelling on the plans is reviewed periodically and any required revisions are made as they are found. A cursory review of the plans did not show any errors - please specify the errors to which you refer. Item 16; Please refer to sheet AS 1.0 for the call-out "HC" added to the box at the required stall. Item 17: Please refer to the Prefatory Grading Plan. The parking garage floor has been held fairly level from the trash room to the western entry. The garbage service will wheel the bins from the trash room to the entry and back. A letter from the trash service will be obtained to this end. Item 18: Please refer to the new drawing sheet ASI. 1, the Signage Development Plan, showing the proposed monument sign walls and signage placement. Exact wording and finished sign size and appearance shall be developed prior to start of constmction. Item 19: Please refer to the enclosed color board. Item 20; Please refer to the color/sample board for information on finishes. Many items shovm have not yet been decided as to specifics and will be added as they are chosen. Item 21; Please refer to sheets A4.0. and A4.1, Exterior Elevations. The pitch has been noted as 5" rise to 12" run as required by this review. Fire; Item 1; Please refer to sheet Cl.O, Cover Sheet for Fire Notes reflecting this item. Item 2: Please refer to sheet Cl.O, Cover Sheet for Fire Notes reflecting this item. Item 3; Please refer to sheet ASI.0, Site Plan, for fire riser shown in the Utility Room adjacent to the Oak Street vehicle entrance. This room shall be for electrical service, fire riser and the fire alarm control panel. Item 4; Please refer to sheet Cl .0, Cover Sheet for Fire Notes reflecting this item. Building; Item 1: We did not feel that a meeting with EsGil was required. a) The building is a three-story building and will be required to be a 1-hour construction (see sheet Cl.O) and we are specifying sprinklers as required by the Fire review. Item #1, above. See also sheet Cl.O for fire notes. b) The roof deck referred to is split into separate spaces - please refer to Item 5 under Housing and Redevelopment above in this response. Spaces are non-contiguous with no access from one to the other. See also drawing sheet A 1.0. Item 2; The retail HVAC units have been placed in their own roof well directly above the retail space and blocked off from the surrounding residence roof deck areas by a wall similar to those being used between deck areas. See also Item #5 under Housing and Redevelop- ment above and to drawing sheet A 1.0. Engineering; Item 1; Please refer to sheet 2 of 2, Prefatory Grading Plan in the Civil drawings for items la through lj, inclusive, and to the engineer's responses included with this response. Item 2; The "proposed street vacation" note has already been deleted from the plans. Item 3: Please refer to sheet 2 of 2, Prefatory Grading Plan in the civil drawings and to the engineer's responses included with this response. Item 4; Please refer to sheet AS 1.0, Site Plan and to sheet LI.O, Landscape Plan. Existing trees to be removed have been added and noted as required. The trees do not appear to be within the right of way. Item 5: Please refer to civil sheets and engineer's response included with this response. Item 6; Please refer to civil sheets and engineer's response included with this response. Item 7: Please refer to sheet ASI .0, Ll .0 and to the civil drawings. The "freestanding walls" have been removed as unnecessary, along with the "built in planter boxes" from the earlier plan. Item 8; Please refer to civil sheets and engineer's response included with this response. Item 9: Please refer to sheet ASI .0. There is no parking space in the easterly comer of the parking garage adjacent to the trash room, storage room or other door. All parking is located facing toward the retail space walls. The grading plan previously submitted was an original concept plan done by another firm no longer working on this project. Item 10: Please refer to civil sheets and engineer's response included with this response. Item 11: Please refer to civil sheets and engineer's response included with this response Item 12; Please refer to civil sheets and engineer's response included with this response. Refer also to sheet AS 1.0 for trench drain relocation. See also Item #9 directly above. Item 13: Please refer to civil sheets and engineer's response included with this response. Item 14: Please refer to civil sheets and engineer's response included with this response. Item 15; Drop gates have been removed at the direction of the Engineering Department. Item 16: Please refer Item 17, under Housing & Redevelopment, in this response. The trash bins will be located within the trash room as indicated on sheet AS 1.0. Please also refer to civil sheets and engineer's response included with this response. Item 17: The process has been started with SDG&E to review costs associated with running the electrical underground. Any new locations or relocations of electrical power boxes/transformers will be as designed by SDG&E and will not be available for an extended period of time due to their intemal processes. Item 18; Please refer to sheet Ll .0 and to sheet ASI .0 for lines of sight and approximate yard drain locations. Thank you, Mike Flintjer Project Manager Kamak Planning & Design ToRR RE Lincoln & OAK Response Items (reference June 21,2004 City Carlsbad Memo). Note that all other items are Architectural response items - below are items on the Civil TM only: HOUSING & REDEVELOPMENT 6. Guest Spaces - Labeled on Plan - see TM 1. 8. Buildings within 100' of site - see TM 4. FIRE None. BUILDING None. ENGINEERING l.a. ADT-Added to TMl. l.b. Added to plan. I.e. Added to TM 1. 1. d. Contour plan added - TM 3. I .e. Note added to plan - TM 1. 1 .f. Note added on contour plan added - TM 3. 1 g. GPM - Water - PROJECTED WATER USE - RR to provide - will be on TM 1 1 f FIRE FLOW - RR to provide - will be on TM 1. 1 .h. Added to plan - s^ sheets TM 3 & 4. 1 .i. Added to plan - see sheets TM 3 & 4. 2. Noted. Note added on Street Section. See TM 2. 3. Architect to respond. Railing added to Sections AA & BB on TM 2. 4. Architect to respond. Tree removal note added to TM 1. 5. Notes added to plan. See Work to be Done note 13 on TM L 6. See sheet 3 & 4 added. 7. These walls removed. 8. See sheet 4 for site distance. 9. Architect to respond. 10. Sewer laterals added. See TM 2. 11. Water laterals added. See TM 2. 12. Trench drain added. See TM 1 & 2. 13. See new plan sheets 2 & 4. 14. Points and high point added. Also see Section BB. 15. Architect to respond. Drop gates removed per Architect. 16. Trash area. Architect to respond. 17. See note 12 on TM 1. Architect to respond on undergrounding in general. No submittal to SDGE as yet. 18. Landscape Architect to respond. Memorandum TO: Craig Ruiz, Housing and Redevelopment FROM: David Rick, PW - Development Services DATE: June 24, 2004 RP 04-11/CDP 04-30 LINCOLN AND OAK MIXED USE PROJECT 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. An application for a Tentative Tract Map. The following issues need to be resolved prior to resubmittal: 1. On the site plan/conceptual Grading Plan, include the following data: a. ADT. Show calculations; b. Add all permit numbers in the upper right hand corner; c. Total number of proposed lots; d. Make 51 and 52 foot contour bold like the 50 foot contour; e. Specify whether the wood fence along the property line is to be removed; f. Specify what the elevation given below the T.C. represents. Flow Line? g. Show average and peak potable water demand in gpm; h. Provide fire flow demand in gpm; i. Plot driveway locations on the other side Oak Avenue and Lincoln Street; j. Plot the existing public storm drainpipe connecting with the curb inlet. 2. The "proposed street vacation" is already vacated per CC Resolution No. 2003-043 Feb. 25, 2003 as instrument No. 210328. Reference existing vacation and recorded data. 3. Add the garage floor elevation and existing grade on Section A-A of the Conceptual Grading Plan. What is the reason for the proposed 5 feet of fill between the garages and southeriy property line? Fill greater than 3 feet in height requires justification subject to the approval of the City Engineer. Provide written justification. Also, if this wall is to remain at over three feet in height through redesign, add a 36-inch high safety railing to the top of wall. Consult with the Planning Department about wall height limitations. 4. Identify trees to remain or to be removed. Any trees removed within the public right-of- way require separate approval through the General Services Division of the Public Works Department. Contact this department once removals, if any are identified. 5. Is the existing water service and meter aligned at the edge of the northeriy driveway proposed for abandonment? Specify. 6. Label proposed curb, gutter and sidewalk on Oak Avenue and cleariy distinguish between existing improvements and proposed. Design the sidewalk to be non- contiguous with the curb. Also, extend the street pavement surfacing and resurfacing to the centeriine of Oak Street. Plot the existing cross gutter at the intersection and show proposed cross gutter on project side of the street. Provide flow line elevations. Replacement of existing curb, gutter, sidewalk, drain inlet or pedestrian ramp may be required depending on current condition of these facilities. Streetlights on Oak Avenue shall be 500 feet apart each side of the street (250 feet staggered). Identify the location of any streetlights on Oak Avenue and propose a streetlight as needed. 7. What purpose do the freestanding walls on each side of the northeriy driveway serve? Preference would be to remove to improve driver visibility. 8. The site distance measured from the driveways shall be 275 feet each direction for both streets. Various measurements appear (320 feet, 350 feet). 9. The guest parking space located at the easteriy corner of the lot will interfere with the swinging door on the storage room or what appears to be a storage or trash room. Address this conflict. Also, this space does not appear on the site plan exhibits. Please revise plans to be consistent with one another. 10. Locate sewer lateral outside the driveway alignment. Provide one separate sewer lateral for the units and one for the commercial building. Each shall be served by a 6-inch diameter pipe. 11. Provide separate water services for each unit and the commercial building from the street main. Plot each service line and meter. Also, include a separate 6-inch service line with double detector check valve for any applicable fire sprinkler system. A separate service line and meter will be required for landscaping as well. 12. A trench drain is proposed at the northeriy driveway according to the site plan yet it is not plotted on the grading plan. Please revise to make consistent. 13. A segment of drainpipe located at the northwest corner of the lot is 12 inches in between 8-inch pipes. Why the oversized pipe or should the 8 inch pipe connecting to the curb inlet at the street intersection be a 12 inch pipe? In addition, the pipe connecting to the drain inlet is also labeled as 4 inches and the arrow is showing flow moving in the wrong direction. 14. Provide additional elevation points on the easteriy neighbor's parcel and plot drainage direction with arrows. It appears that drainage on a portion of this lot will be diverted by the proposed retaining wall and that potential concentration onto the neighbor's property could occur Please address. 15. Remove the vehicle drop gates from the plans. 16. On the Conceptual Grading Plan, identify where the trash bins will be located or will curbside pick up be used? Bins shall be in an accessible location. 17. Are you proposing to underground existing overhead utilities or are the utility companies proposing to underground? Because the sidewalk will align with the power pole located on Oak Avenue, the pole and some utility boxes will need to be relocated. Identify new location. 18. Plot corner site distance lines on the landscape plan for vehicles at the intersection of Oak Avenue and Lincoln Street. Also, it appears that several trees are proposed in alignment with the yard drains and drainpipe. Plot yard drains and pipe on the landscape plan. If you or the applicant has any questions, please either see or contact me at extension 2781 DAVID RICK Assistant Engineer Development Services Division C: Senior Engineer - Development Services Division Citv of Carlsbad Housing & Redevelopment Department June 21, 2004 ROBERT RICHARDSON KARNAK PLANNING AND DESIGN 2802 STATE ST, STE C CARLSBAD CA 92008 Subject: Lincoln and Oak Mixed Use Firoject, Redevelopment Pennit RP 04-11 & CDP 04-30 Dear Robert: Thank you for applying for a Land Use Pemnit in the City of Carisbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed your Redevelopment Pemnit, application No. RP 04-11, as to its completeness for processing. The applicatton is incomplete, as submitted. The* attached list indudes infonnation that must be submitted to compiete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. Ali 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. When aii 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, piease note tfiat you have sbc months from the date the application was initially filed. May 24. 2004. to either resubmit the application or submit the required infonnation. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the appiication. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2817, if you have any questions or wish to set up a meeting to discuss the appiication. Sincerely, 0^ Craig D. Ruiz Management Analyst c: Van Lynch, Planning David Rick, Engineering Pat Kelley, Building Greg Ryan, Fire 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION RP04-11 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. The following additional items are required to find the appiication complete: (Please note, the issues are tisted under the department which identified them as an area of concem.) Housing & Redevelopment: 4 1. A tentative map (TM) will be required for the proposed subdivision. The TM application package can be obtained firom the Pianning counter in our Faraday Ave. offices. The TM application should be accompanied by: a preliminary Soils and Drainage report; a compiete titie report Including copies of any existing easement/encumbrance documents, etc. Please see the application package, the City Code, City standards, and applicable State and Federal regulations for submittal requirements, deveiopment regulations and design criteria that should be incorporated into the project. 2. As was stated in the July 24, 2003 preliminary review letter to the applicant, the maximum height limit is 45 feet if the structure is built over paridng. However, the maximum height for ali surrounding properties is 35 feet Therefore, staff does not support the incorporation of roof decks on the upper level. The deletion of the roof decks wiil impact the requirement for recreatton space. 3. As proposed, the project will require variance for lot coverage. The plans indicate that the lot coverage is of the site and the maximum lot coverage is 80%. It is very unlikely that the findings for a variance can be made for this requirement Staff recommends that the plans t>e revised accordingly. 4. Staff strongly encourages the incorporation of some sort of recreational area as part of the proposed project. Please explain the use of the roof deck above the retail space and how that would work with the commercial roof equipment Also describe if there wili be a wall or glass or other device at the edge of the building. The letter provided with the application that address the comments provided with pre-application PRE 03-41 attempts to address this issue in response #6. However, further clarification is necessary. 6. On Page C-1, it is correctly stated that the parking requirement for the residential component is 15 spaces. This wili result in 12 covered spaces and three guest spaces. Page A-0 shows only two guest spaces. Please revise accordingly. 7. On Page C-1 please revise the following Items: • The paridng requirement is stated as 1:200 for the commercial/retail area. The correct requirement is 1:300. " • The size of the property is stated in various places as 20,083 s.f., 18,064 s.f. and 17,621 s.t. Please provide the correct lot size in all locations. y y y The plans state "Number of stories 3 plus ground level". This should be revised to state that the project is 3 stories with underground parking. Please delete the references to R-3 and S3. Please revise plans to show required setbacks as follows: Front 5-20 feet. Side: 6-10 feet and Rear 5-15 feet Please add project appiication numbers in upper right hand comer of cover sheet (RP04-11. CDP04-30 and CT04- ). Please add the existing Zone, and Generai Pian Land Use Designation (Zoning is V-R and GP is V (Village). Please remove the Density "allowed" as no density has been allocated to the property. Piease iist the proposed density. Please provide the open space calculatton (minimum 20% ofthe site). 8. Piease show the approximate location of existing buildings within 100 feet of site. On Page A-0, there appears to be a walkway between Space No. 2 and No. 5. At the end of the walkway it appears there is a symt>ol for a door. Please clarify. ^(^-0 20' v. 24', +2' at walls. Please clarify how the gate to the parking area will function while providing the required parking to the retail area. /^iUi^ l^c/^iM*>^ l^dVV^ Vi^ 12. Please t>e aware that the combination retaining wall and fence shail not exceed six feet as measure firom the exterior of the property. Presently a six-foot fence is shown on top of a three-foot retaining wail, whidi is unacceptable. 13. Piease show fiat portions as flat for the retail/roof deck and fiat areas assodated y with residential mechanical units. Also show the slope of the roof portions over the residentiai first floor entries. ^/f4. Please show location of mechanical units for retail portion of the prou'ect. 15. Please correct spelling throughout the plans. vA tf^ v/16. On sheet AS-1, please identify the accessibility parking space. ^ 17. Please describe how the garbage area is serviced. (^^If4) , y18. Provide a sign pian shovi/ing conceptual signage for the building aiong with a ^ summary table with the foliowing infonnation: a. Total building street frontage; b. Total sign area allowed (1 square foot of signage per linear foot of buiiding frontage); c. Total sign area proposed. 19. Submit a constmction materials board and color samples. «^ 20. With the notes for the elevations, provide greater details on the items noted (i.e. size, dimensions, color, product name, etc). Also, provide similar infonnation forthe other items (tile, metai grate?) which are not labeled. 21. The plans show a roof pitch of 4:12. The required roof pitch is 5:12 or greater. Piease revise accordingly. Fire: The Fire Department has completed its review of this project and shall require the foliowing information and propose the foiiowing requirements/changes if applicant desires to proceed with this appiication. 1. The proposed installation of an automatic fire sprinkler system shall be as follows. Garage and Retail areas shall be designed to NFPA 13 standards. The dwelling units shaii be designed to NFPA 13-R and ail concealed combustible spaces shaii be protected. 2. Botti 'Drop" gates shail have installed a "KNOX" key switch. 3. The fire sprinkler riser shali be placed into an accessible endosed space. 4. UBC is going to require rated separations between the Paridng garage and tiie retail (B) and residential (R-1) areas, however tiie pians submitted do not reflect tiiese constmction type dianges. To discuss all Fire Department related concems. please contad Depufy Fire Marshal Gregory Ryan at (760) 602-4663. Building: The Buiiding Department has the foilowing comments regarding tiie proposed projed: 1. When the projed was submitted, staff encourage tiie archited to have a preliminary meeting witti one of EsGil's plan checkers to review the foilowing Items: a. Determine whether the garage level is by definition a basement or first story for building code purposes, it does not appear that the lowest level would be a basement, and therefore the buiiding wouid be a tiiree story building. There will be several code implications if thaf s the determination by EsGii. b. The common roof deck over the retail store would need two exits therefirom due to the size ofthe deck. Conceptually, one tenant couid have a targe number of peopie up tiiere and the tenant doors would not t>e available as an exit, tt also appears the tenant doors to that deck are sliders; sliders cannot be used as required exits. Please provide the results of the meeting with EsGil on these items. 2. There are concerns about retail air-conditioning equipment which may be placed on that roof deck and how it wiil be safed from tenants. Roof top A/C units are noisy, blower driven machines that are incongruous with adjacent residentiai space. Engineering: 1. On the site plan/conceptual Grading Plan, indude the following data: hand comer; a. ADT. Show caicuiations; b. Add ail permit numbers in the upi; c. Total number of proposed lots; d. Make 51 and 52 foot contour bold like the 50 foot contour, e. Specify whettier the wood fence along the property line is to be removed; f. Spedfy what the elevation given below tiie T.C. represents. Flow Line? g. Show average and peak potable water demand in gprn; h. - Provide fire flow demand in gpm; ' pif^r^ i. Piot driveway locations on the other side Oak Avenue and Lincoln Sti-eet, j. Plot the existing public storm drainpipe conneding wtth the curb intet The "proposed street vacation" is aiready vacated per CC Resoiution No. 2003-043 Feb. 25. 2003 as Instiximent No. 210328. Reference existing vacation and recorded data. 3. Add the garage floor eievation and existing grade on Section A-A of the Conceptual Grading Plan. What is the reason for the proposed 5 feet of till between the garages and southeriy property iine? Fill greater than 3 feet in height requires justification subject to tiie approval of the City Engineer. Provide written justification. Also, if this waii is to remain at over three feet in height through redesign, add a 36-inch high safety railing to the top of wail. Consult with the Planning Oepartment at>out wall height iimitations. 4. Identify trees to remain or to be removed. Any trees removed within the public if^ ^ right-of-way require separate approval through tiie General Services Division of the Pubiic Worics Department. Contad this departinent once removals, if any, are identified. 1/0 5. > Is the existing water service and meter aligned at tiie edge of tiie nortiieriy driveway proposed for abandonment? Specify. 6. Label proposed curb, gutter and sidewalk on Oak Avenue and deariy distinguish laetween existing improvements and proposed. Design the sidewalk to be non- contiguous with the curb. Also, extend the stireet pavement surfadng and resurfacing to the centeriine of Oak Sti-eet Plot the existing cross gutter at the intersection and show proposed cross gutter on projed side ofthe stireet Provide flow iine elevations. Replacement of existing curib, gutter, sidewalk, drain inlet or pedestrian ramp may be required depending on current condition of tiiese fadlities. Stireetiights on Oak Avenue shall be 500 feet apart each side of the sti'eet (250 feet staggered). Identify the location of any stireetiights on Oak Avenue and propose a sti^eetiight as needed. 7. What purpose do the fi-eestanding walls on each side of the northeriy driveway serve? Preference would be to remove to improve driver visibility. The site distance measured firom the driveways shall be 275 feet each diredion for botti sti-eets. Various measurements appear (320 feet, 350 feet). 9. The guest paridng space located at tiie easteriy comer of the iot wiil interfere with the swinging door on ttie storage room or what appears to be a storage or tiBsh room. Address this conflid. Also, ttiis space does not appear on tiie site plan exhibits. Please revise plans to be consistent with one anotiier. _ 10. Locate sewer lateral outside ttie driveway alignment Provide one separate sewer lateral for the units and one for ttie commercial buikling. Each shali be served by a 6-inch diameter pipe. 11. Provide separate water services for each unit and the commerdal buiiding firom the sti-eet main. Piot each service line and meter. Also, indude a separate 6-inch service line with double detedor check valve for any appiicable fire sprinkler system. A separate service iine and meter wiii be required for landscaping as well. 12. A trench drain is proposed at the nortiieriy driveway according to the site plan yet it is not plotted on the grading pian. Please revise to make consistent 13. A segnnent of drainpipe located at the northwest comer of the iot is 12 inches in between 8-inch pipes. Why ttie oversized pipe or shouid the 8 inch pipe connecting to ttie curb inlet at ttie street intersection be a 12 inch pipe? tn addition, the pipe connecting to the drain Intet is aiso labeled as 4 inches and the arrow is showing flow moving in the wrong direction. 14. Provide additionai elevation points on the easteriy neighbor's parcel and plot drainage direction with arrows, tt appears that drainage on a portion of this tot witt be diverted by the proposed retaining watt and that potentiat concentration onto . the neighbor's property could occur. Please address. I -' ' '^^^ F^emove the vehide drop gates finom the plans. ^ j/^*' u^yf^ 16. On ttie Conceptual Grading Plan, identify where the trash bins will be located or ^ will curbside pick up be used? Bins shali be in an accessible location. 17. Are you proposing to underground existing overhead utilities or are the utility 4. companies proposing to underground? Because the sidewalk wili align with the power pole located on Oak Avenue, tiie pole and some utility boxes wiii need to be relocated. Identify new location. 18. Piot corner site distance tines on the landscape plan for vehides at the intersection of Oak Avenue and Lincoln Street Aiso. it appears that severat trees are proposed in alignment witti the yard drains and drainpipe. Plot yard drains and pipe on the landscape plan. A redlined check print is endosed for your use in making ttie requested revistons. This check print must be retumed with the next submittal to facilitate continued staff review, if you or the applicant has any questions, please either see or contad David Rick at extension 2781. 4^ ^U(rW foy(^ Citv of Carlsbad Housing & Redevelopment Department June 21, 2004 ROBERT RICHARDSON KARNAK PLANNING AND DESIGN 2802 STATE ST, STE C CARLSBAD CA 92008 Subject: Lincoln and Oak Mixed Use Project, Redevelopment Permit RP 04-11 & CDP 04-30 Dear Robert: 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 Redevelopment Permit, application No. RP 04-11, as to its completeness for processing. The application is incomplete, as submitted. The attached list includes information that must be submitted to complete your application. This list of items must be submitted directly to the Housing & Redevelopment Office. Ali 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. 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. May 24, 2004, 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) 434-2817, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, Craig D. Ruiz Management Analyst c: Van Lynch, Planning David Rick, Engineering Pat Kelley, Building Greg Ryan, Fire 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION RP04-11 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. The following additional items are required to find the application complete: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevetopment: 1. A tentative map (TM) will be required for the proposed subdivision. The TM application package can be obtained from the Pianning counter in our Faraday Ave. offices. The TM application should be accompanied by: a preliminary Soils and Drainage report; a complete title report including copies of any existing easement/encumbrance documents, etc. Please see the application package, the City Code, City standards, and applicable State and Federal regulations for submittal requirements, development regulations and design criteria that should be incorporated into the project. 2. As was stated in the July 24, 2003 preliminary review letter to the applicant, the maximum height limit is 45 feet if the structure is built over parking. However, the maximum height for all surrounding properties is 35 feet. Therefore, staff does not support the incorporation of roof decks on the upper level. The deletion of the roof decks will impact the requirement for recreation space. 3. As proposed, the project will require variance for lot coverage. The plans indicate that the lot coverage is 88% of the site and the maximum lot coverage is 80%. It is very unlikely that the findings for a variance can be made for this requirement. Staff recommends that the plans be revised accordingly. 4. Staff strongly encourages the incorporation of some sort of recreational area as part of the proposed project. 5. Please explain the use of the roof deck above the retail space and how that would work with the commercial roof equipment. Also describe if there will be a wall or glass or other device at the edge of the building. The letter provided with the application that address the comments provided with pre-application PRE 03-41 attempts to address this issue in response #6. However, further clarification is necessary. 6. On Page C-1, it is correctiy stated that the parking requirement for the residential component is 15 spaces. This will result in 12 covered spaces and three guest spaces. Page A-0 shows only two guest spaces. Please revise accordingly. 7. On Page C-1 please revise the following items: • The parking requirement is stated as 1:200 for the commercial/retail area. The correct requirement is 1:300. • The size of the property is stated in various places as 20,083 s.f., 18,064 s.f. and 17,621 s.f.. Please provide the correct lot size in all locations. • The plans state "Number of stories 3 plus ground level". This should be revised to state that the project is 3 stories with underground parking. • Please delete the references to R-3 and S3. • Please revise plans to show required setbacks as follows: Front: 5-20 feet. Side: 5-10 feet and Rear: 5-15 feet • Please add project application numbers in upper right hand corner of cover sheet (RP04-11, CDP04-30 and CT04- ). • Please add the existing Zone, and General Plan Land Use Designation (Zoning is V-R and GP is V (Village). Please remove the Density "allowed" as no density has been allocated to the property. Please list the proposed density. • Please provide the open space calculation (minimum 20% of the site). 8. Please show the approximate location of existing buildings within 100 feet of site. 9. On Page A-0, there appears to be a walkway between Space No. 2 and No. 5. At the end of the walkway it appears there is a symbol for a door. Please clarify. 10. A-0 20'V. 24', +2'at walls. 11. Please clarify how the gate to the parking area will function while providing the required parking to the retail area. 12. Please be aware that the combination retaining wall and fence shall not exceed six feet as measure from the exterior of the property. Presently a six-foot fence is shown on top of a three-foot retaining wall, which is unacceptable. 13. Please show flat portions as flat for the retail/roof deck and flat areas associated with residential mechanical units. Also show the slope of the roof portions over the residential first floor entries. 14. Please show location of mechanical units for retail portion ofthe project. 15. Please correct spelling throughout the plans. 16. On sheet AS-1, please identify the accessibility parking space. 17. Please describe how the garbage area is serviced. 18. Provide a sign plan showing conceptual signage for the building along with a summary table with the following information: a. Total building street frontage; b. Total sign area allowed (1 square foot of signage per linear foot of building frontage); c. Total sign area proposed. 19. Submit a construction materials board and color samples. 20. With the notes for the elevations, provide greater details on the items noted (i.e. size, dimensions, color, product name, etc). Also, provide similar information for the other items (tile, metal grate?) which are not labeled. 21. The plans show a roof pitch of 4:12. The required roof pitch is 5:12 or greater. Please revise accordingly. Fire: The Fire Department has completed its review of this project and shall require the following information and propose the following requirements/changes if applicant desires to proceed with this application. 1. The proposed installation of an automatic fire sprinkler system shall be as follows, Garage and Retail areas shall be designed to NFPA 13 standards. The dwelling units shall be designed to NFPA 13-R and all concealed combustible spaces shall be protected. 2. Both 'Drop" gates shall have installed a "KNOX" key switch. 3. The fire sprinkler riser shall be placed into an accessible enclosed space. 4. UBC is going to require rated separations between the Parking garage and the retail (B) and residential (R-1) areas, however the plans submitted do not reflect these construction type changes. To discuss all Fire Department related concerns, please contact Deputy Fire Marshal Gregory Ryan at (760) 602-4663. Building: The Building Department has the following comments regarding the proposed project: 1. When the project was submitted, staff encourage the architect to have a preliminary meeting with one of EsGil's plan checkers to review the following items: a. Determine whether the garage level is by definition a basement or first story for building code purposes. It does not appear that the lowest level would be a basement, and therefore the building would be a three story building. There will be several code implications if that's the determination by EsGil. b. The common roof deck over the retail store would need two exits therefrom due to the size of the deck. Conceptually, one tenant could have a large number of people up there and the tenant doors would not be available as an exit. It also appears the tenant doors to that deck are sliders; sliders cannot be used as required exits. Please provide the results of the meeting with EsGil on these items. 2. There are concerns about retail air-conditioning equipment which may be placed on that roof deck and how it will be safed from tenants. Roof top A/C units are noisy, blower driven machines that are incongruous with adjacent residential space. Engineering: 1. On the site plan/conceptual Grading Plan, include the following data: a. ADT. Show calculations; b. Add all permit numbers in the upper right hand corner; c. Total number of proposed lots; d. Make 51 and 52 foot contour bold like the 50 foot contour; e. Specify whether the wood fence along the property line is to be removed; f. Specify what the elevation given below the T.C. represents. Flow Line? g. Show average and peak potable water demand in gpm; h. Provide fire flow demand in gpm; 1. Plot driveway locations on the other side Oak Avenue and Lincoln Street; j. Plot the existing public storm drainpipe connecting with the curb inlet 2. The "proposed street vacation" is already vacated per CC Resolution No. 2003-043 Feb. 25, 2003 as instrument No. 210328. Reference existing vacation and recorded data. 3. Add the garage floor elevation and existing grade on Section A-A of the Conceptual Grading Plan. What is the reason for the proposed 5 feet of fill between the garages and southeriy property line? Fill greater than 3 feet in height requires justification subject to the approval of the City Engineer. Provide written justification. Also, if this wall is to remain at over three feet in height through redesign, add a 36-inch high safety railing to the top of wall. Consult with the Planning Department about wall height limitations. 4. Identify trees to remain or to be removed. Any trees removed within the public right-of-way require separate approval through the General Services Division of the Public Works Department. Contact this department once removals, if any, are identified. 5. Is the existing water service and meter aligned at the edge of the northerly driveway proposed for abandonment? Specify. 6. Label proposed curb, gutter and sidewalk on Oak Avenue and clearly distinguish between existing improvements and proposed. Design the sidewalk to be non- contiguous with the curb. Also, extend the street pavement surfacing and resurfacing to the centeriine of Oak Street. Plot the existing cross gutter at the intersection and show proposed cross gutter on project side of the street. Provide flow line elevations. Replacement of existing curb, gutter, sidewalk, drain inlet or pedestrian ramp may be required depending on current condition of these facilities. Streetiights on Oak Avenue shall be 500 feet apart each side of the street (250 feet staggered). Identify the location of any streetlights on Oak Avenue and propose a streetiight as needed. 7. What purpose do the freestanding walls on each side of the northerly driveway serve? Preference would be to remove to improve driver visibility. 8. The site distance measured from the driveways shall be 275 feet each direction for both streets. Various measurements appear (320 feet, 350 feet). 9. The guest parking space located at the easteriy corner of the lot will interfere with the swinging door on the storage room or what appears to be a storage or trash room. Address this conflict. Also, this space does not appear on the site plan exhibits. Please revise plans to be consistent with one another. 10. Locate sewer lateral outside the driveway alignment. Provide one separate sewer lateral for the units and one for the commercial building. Each shall be served by a 6-inch diameter pipe. 11. Provide separate water services for each unit and the commercial building from the street main. Plot each service line and meter. Also, include a separate 6-inch service line with double detector check valve for any applicable fire sprinkler system. A separate service line and meter will be required for landscaping as well. 12. A trench drain is proposed at the northeriy driveway according to the site plan yet it is not plotted on the grading plan. Please revise to make consistent. 13. A segment of drainpipe located at the northwest corner of the lot is 12 inches in between 8-inch pipes. Why the oversized pipe or should the 8 inch pipe connecting to the curb inlet at the street intersection be a 12 inch pipe? In addition, the pipe connecting to the drain inlet is also labeled as 4 inches and the arrow is showing flow moving in the wrong direction. 14. Provide additional elevation points on the easteriy neighbor's parcel and plot drainage direction with arrows. It appears that drainage on a portion of this lot will be diverted by the proposed retaining wall and that potential concentration onto the neighbor's property could occur. Please address. 15. Remove the vehicle drop gates from the plans. 16. On the Conceptual Grading Plan, identify where the trash bins will be located or will curbside pick up be used? Bins shall be in an accessible location. 17. Are you proposing to underground existing overhead utilities or are the utility companies proposing to underground? Because the sidewalk will align with the power pole located on Oak Avenue, the pole and some utility boxes will need to be relocated. Identify new location. 18. Plot corner site distance lines on the landscape plan for vehicles at the intersection of Oak Avenue and Lincoln Street. Also, it appears that several trees are proposed in alignment with the yard drains and drainpipe. Plot yard drains and pipe on the landscape plan. A redlined check print is enclosed for your use in making the requested revisions. This check print must be returned with the next submittal to facilitate continued staff review. If you or the applicant has any questions, please either see or contact David Rick at extension 2781. Karnak Planning & Design, Inc. Paul Longton, Architect * Robert Richardson, Planner 2802 State Street, Suite C, Carlsbad, Ca 92008 (760) 434-8400 Fax (760) 434-8493 e-mail: kamakarch@aol.eom MAY 25 2004 May 7, 2004 To: City of Carlsbad Housing and Redevelopment Department Attenfion: Lori Rosenstein Reference: Preliminarv Review Lincoln & Oak Mixed Use APN: 203-260-14 & 15 The following is a response to the Preliminary Review Comments, Dated Julv 24,2003. Housing & Redevelopment: Item 1: Enviroimiental Assessment Form Item 2; Refer to Site Plan for revised parking space layout and sizing. Standard size has been shown as 8'-6" x 20' and adjustments to the building have been made to suit. Item 3; The 10'-0" dedication is a "vacation" that has been approved, recorded and removed from the site plan. Item 4: Front yard setback is 14'-0" and side yard and rear setbacks are as noted. Refer to site plan drawing. /^"^ \ ^ ,/\\, ,v % y^ Item 5: The building height is 35'-0" at the roof deck level and 40'-0" overall height built over parking as shown. Item 6; The roof deck above the commercial space and garage has been shovm as separate outdoor patio areas with planters and barbeque spaces designed into the dividing low walls. Commercial space roof equipment will be remote at upper roof level with designed-in enclosures mnning vertically from the planter/low wall up to exhaust above the roof much like the chimney stacks. HVAC duct from the upper roof level will run dovm within the enclosures/chases and any exhaust duct up within the chase to above the roof level. Addifional recreafion space is each unit's roof deck. Item 7: Fees are paid by the owner at the time required. Item 8; Landscape and irrigation plans will be an eventual part of the overall drawing set. Engineering; Item 1: A Preliminary Storm Water Mitigation Plan will be submitted with the formal project applicafion. Item 2: A Preliminary Drainage Study Plan will be submitted with the formal project application. Item 3: New sidewalks will be provided along with the handicapped ramp at the corner in accordance with city standards. Existing sidewalk(s) will be inspected for safe use and for aged, cracked, spalled or otherwise unsightly and dangerous conditions and will be replaced as required. Item 4; The Street Vacation has been completed and recorded. Item 5: The garage space has been revised to allow for 8'-6" x 20'-0" parking spaces and 24'-0" wide access aisle. The single enclosed south of Unit #5 has been deleted and replaced with a Trash Room. Parking count has been maintained as required by the revision from 9'-0" wide stalls to 8'-6" wide stalls and a 1 '-0" shift westward of the units and the commercial space. Item 6: Refer to Preliminary grading/utility plan. Item 7: The proposed street vacations have been approved and recorded. Item 8: Grading and improvement plans will be a part of the plans submitted for permits. Item 9; Refer to Conceptual Grading Plan CGP-1. Item 10; Applications, preliminary Soils and Drainage Report, title report et al will be submitted as required with the formal submittal. Building; Item 1: The basement/parking garage finish floor will be lowered to 49.20' for a floor to over- head dimension of lO'-O". This should allow for the van access fmish height of 8'-2" net clear. Item 2: The commercial/retail space will not used for any kind of restaurant, coffee house, juice bar or other related business. There is, therefore, no need for a grease interceptor. Item 3: Water heaters are located in a closet on the second living floor adjacent to a room for the washer and dryer for each unit. Forced air units are also located in the water heater closet. Item 4; Five of the six units have access to a limited area of the roof deck above the commercial space. A low planter/divider wall between allotted spaces limits access. All units with roof deck access do so via a sliding door fi-om the family room. Item 5: Commercial space HVAC roof mounted equipment will be located at the upper roof deck level with the forced air unit(s) to be located in a closet within the space(s). As noted above, there will be no kitchen in the commercial space. Fire; Item 1: Notation will be added to the cover sheet that the building shall be fully sprinklered to the NFPA Standard 13 or as required. Item 2; Access to individual units is via sidewalks along the sides of the building directly to the entrances of the units from both streets along both sides. Additional access to each unit is available from the parking garage level through a secondary entry directly the public parking area. Item 3: The building will be fully sprinklered, including all storage, trash, ufility and parking garage spaces. Thank you, Mike Flintjer Project Manager Kamak Planning & Design Jul 26 2003 10;54nM C^jj of Carlsbad 760 720 2037 p.2 Citv of Carlsbad Housinq & Redevelopinonl Depaitment July 24,2003 BRIAN HANSEN HANSEN ARCHITECTURE 14525 RUTLEDGE SQ SAN DIEGO. OA ,92128 SUBJECT: Preliminary Review for Lincoln & Oak Mixed-Use APN: 203-260-14 8i 15 A preliminary review of your project was completed on July 24, 2003. 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 overaii concept of your project The preliminarv review does not represent an In-dcpth analvsis of vour proiect Additional Issues of concern mav be raised after vour application Is submitted and processed for a more spBclfic and detailed review. Housing & Redevelopment; Housing & Redevelopment Department comments on the preliminary review are as follows: 1. Please submit a fully completed environmental Impact assessment form with the formal application submittal to detennine what level ot environmental review is required. 2. Parking space requirements are a minimum 8.5 feet in width and 170 square feet. Therefore, the parking spaces must be either 6.5' x 20' or 9' x 19'. Please ^ss- revise. 3. Please clarify If what is currently labeled as a 10 foot "dedication" on Lincoln and K actually intended to be a 10 foot road "vacation". In either case, ail f^'^^^ setbacks must be measured for edge of ultimate right-of-way, which is the future location of the property line once the right-of-way is vacated or dedicated. 4. Please revise pians to show required setbacks as follows: ^ ^ Front: 5-20 feet H * ^f^^ao^-t - P^U^l Side: 5-10 feet Rear: 5-15 feet 6. The maximum height limit is 45 teet If the structure is built over parking. However, the maximum height for all surrounding properties is 35 feet. Therefore, staff does not support the incorporation of roof decks on the upper level. 2965 Roosevalt St.. Ste. B • Carlsbad, CA 92008-2388 • (760) 434-2810/2611 • FAX (760) 720-2037 ^ Jul 26 2003 10;54nM Cita of Carlsbad 7G0 720 2037 p 3 PRE 0341- Lincoln & Oak M_4-Use 07/24/2003 Page 2 : 6. Staff stiiongly encourages the incorporation of some sort of recreational area as part of ttie proposed project. Please explain the use of the roof deck above the retail space and how that v»/ould work wlUi ttie commercial roof equipment 7. The project Is subject to the City's inclusionary housing requirement. Since the project includes 6 or fewer units,, a fee In-lieu of providing an affordable unh Is available to the developer. Th© current in-lieu fee is $4,515 per unit. The affordable housing in-lieu fee for the project will be based on the fee established at the time the building permits are issued. 8. Overall, staff supports fhe design of the project, ©specially the unique articulation on all sides of the building. Additional comments will be provided once the buiiding details are determined. An extensive landscape design is recommended for a project of this size. If you have any questions regarding Housing and Redevelopment Department comments please conlact Lori Rosenstein at 760-434-2813. Engineering; Engineering Department staff has completed a preliminary review of the above- referenced project. Prior to formal application submittal the following items must be adequately resolved/addressed: 1. Per Section F.1 .b.(1) of the California Regional Water Quaiity Control Board San Dlego Region Order No. 2001-01 and the City Standard Urban Storm Water Mitigation Plan dated April 2003, the project must ensure that pollutant discharges and runoff flows from the deveiopment are reduced to th© maximum extent practicable using best management practices during the project's planning, construotion and post-construction phase. Please submit a preliminary Storm Water Mitigation Plan concurrentiy with any formal project applications. 2. Please submit a preliminary drainage study with any formal project application. The study should address existing and proposed drainage patterns within and adjacent io the subject site. 3. Is the sidewalk shown on Oak Avenue proposed or existing. Curb, gutter and sidewalk improvements will be required along the entire property frontage (Lincoln St and Oak Av). Also, add a pedestrian ramp at the street comer. The existing curb, gutter and sidewalk at the intersection of Oak and Lincoln may need to be reconstmcted with a 30 foot radius. 4. Street Vacation applications for th© proposed vacation of Lincoln Street and Oak Avenue shoul be submitted to the Engineering Department concurrently with any formal project application. If a 10-foot vacation were proposed, a 20-foot property line radius wll! be required at the street corner. The plans state that a 10 foot dedication is proposed. 5. Dimension th© parking lot and stalls. For the single enclosed space south ot Unit Jul 28 2003 10:55RM Cita of Carlsbad 760 720 2037 p.4 PRE 03-41- Lincoln & Oak NL^d-Use 07/24/2003 tmi - 5, the width measured from Interior wall to interior wall shali 12 feet, in addition, the doors to the storage will conflict with movement of vehicles in and out of the space. 5. Show all water and sewer lin© connections. If the units are ever converted to condominiums, each unit must be served by a separata water and sewer line. Regardless, provide a separate sewer and water line forthe retail suite. 7. The retaining wails, stairs, area drains, ©tc. proposed within the existing right-of- way can only be supported If the proposed street vacations ar© approved. If the street vacations are not approved, all private improvements wiil need to be removed from the public right-of-way. 8. The development of this property will require grading and improvement pians. A grading permit will be required. 9. Section A-A on tiie conceptual grading plan should Include proposed side and rear yard fencing. What is the maximum exposed height of the retaining wall including any fendng at the top of the wall? 10. A tentative map (TM) will be required for the proposed subdivlston. Th© TM application package can be obtained from the Planning counter in our Faraday Ave. offices. The TM application shouid be accompanied by: a preliminary Soils and Drainage report; a complete title report inciuding copies of any existing easement/encumbrance documents, etc. Please see the application package, the City Code, City standards, and applicable State and Federal regulations for submittal requirements, development regutations and design criteria that shouid be incorporated into the project If you have any questions regarding Engineering Department comments please contact David Rick at 760-602-2781. Building: Building Department comments on the preliminary review are as follows: 1. The garage must b© van accessible and have 8-2" net clear. This means that the height of that rough floor level abov© Is critical In order to clear the garage ventiiation and sprinkler system. Ifs likely to be higher than th© 9.2 feet shown on • sheet A-7. 2. If a restaurant is planned for the retail space, provisions for a grease interceptor should be made on the site plan. These are typically large, underground vaults dropped just outside th© building line on private property to afford pumping when needed. 3. If water heaters are placed In the garages, they will encroach Into the required 'u^tPtK' 20' X 20' floor area. The sam© is true for forced air units (FAU's) If they end up In Jul 28 2003 10;56nM Cita of Carlsbad 760 720 2037 p.5 PRE 03-41- Lincoln & Oak M._,J-Use 07/24/2003 Pftge 4 the garages. The upparmost l©v©l shows a laundry closet which may have the water heater inside it, but It is hard to tell at this point. 4. It looks like 5 of the 6 residential units have access to the roof of the retail space for use as a deck of some type. I am concerned about common area exiting requirements when more than 10 people are on the roof at any one time. A second exit is required for more than ten people above the first floor, if there is only on© residenlial unit with an open door, there will only be one way off the deck. Th© resid©nttal occupant load factor is 300 square feet per occupant and the deck Is mayb© 35' x 70', which equates to approximately 9 occupants. If it gets over 3000 square feet of aggregat© deck space, secondary exit stairs should be provided common to all tenants. 5. The commercial space will require space above for equipment This should be clearly defined so people are not interacting with mechanical equipment on the roof of the business. If there are kitchen hoods venting up there, the aesthetics of this deck area will be severely compromised. If you have any questions regarding Building Department comments piease contact Pat Kelley at 760-502-2716. Fire: The following Fire Department conditions will apply to the proposed project: 1. The entire projeci shall have included in its design an approved Automatic Fire Sprinkler System to include th© S-3 Parking Garage. (904.2.9 UBC) 2. Flre Department Access - It would b© preferable that street levei access to individual units be accomplished from the street to which they are addr©ssed. Fire would also like to be assured that there is an unimpeded acc©$$ to ©ach dwelling unit of minimal dimensions as approved by Planning standards. 3. Storage areas within the S-3 space shall be required to be protected by the installed A/S system. These comments are to be considered preliminary and subject to change as the resuit of changes to this proj©ct either proposed, required or otherwise submitted. Fire also reserves the responsibility lo change requirements based upon changes in adopted Codes, Standards or technologies. If you have any questions regarding Fire Department comments please contact Greg Ryan at 760-602-4663. 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. Please contact Lori Rosenstein In the Housing and Redevelopment Department al Jul 28 2003 10!57nM City of Carlsbad 7G0 720 2037 p.G PRE 03-41- Lincoln & Oak \^ 4-V$t 07/24/2003 ^ (760) 434-2813 if you have any questions regarding the Information contained in this letter. Management Analyst c: Debbie Fountain, Housing & Redevelopment Director David Rick, Engineering Dept. Pat Kelley, Building Dept. Greg Ryan, Flre Dept