Loading...
HomeMy WebLinkAboutRP 05-01; Corner Grand Ave Project; Redevelopment Permits (RP) (2)November 8, 2006 TO: BUILDING DEPARTMENT FROM: Assistant Planner, Redevelopment Department CORNER GRAND AVENUE (RP 05-01) 786 Grand Avenue APN: 203-302-04 PLAN CHECK NO. CB062194 (2"*' plan check) I have completed the second plan check for the above referenced project. The City Council acting as the Housing and Redevelopment Commission approved this project on May 17, 2006. The following conditions of approval or corrections to the plans must be completed prior to the issuance of the building permit: Note: Issues 1 & 2 are repeat comments from first review. 1. As part of the Housing & Redevelopment Commission's approval of the project, the Commission requested that 50% of the building incorporate the fiber cement siding used on portions of the building and that the sound barrier wall include a stone finish. The applicant will need to meet with redevelopment staff and demonstrate compliance with these requirements prior to building permit issuance. 2. Please provide section detail on all property line walls. Please indicate wall material finish. 3. The landscaping indicated on the balconies and roof top of the approved plans does not appear on sheet A2.3 or A2.4 or the landscape plan. Please fix the plans so that landscaping is provided as approved. This information has been entered into Permits Plus. If you have any questions, please contact me at x2813. CLIFF JONES C: Ed Mullen, Applicant August 17, 2006 TO: BUILDING DEPARTMENT FROM: Assistant Planner, Redevelopment Department CORNER GRAND AVENUE (RP 05-01) 786 Grand Avenue APN: 203-302-04 PLAN CHECK NO. CB062194 I have completed the first plan check for the above referenced project. The Housing and Redevelopment Commission approved this project on May 17, 2005. The following conditions of approval must be satisfied prior to the issuance of the building permit: 1. As part of the Housing & Redevelopment Commission's approval of the project, the Commission requested that 50% of the building incorporate the fiber cement siding used on portions of the building and that the sound barrier wall include a stone finish. The applicant will need to meet with redevelopment staff and demonstrate compliance with these requirements prior to building permit issuance. 2. There are doors that open from the larger apartment unit into the smaller apartment unit. This access essentially creates one large single family residence which is not permitted on the site and is not in compliance with RP 05-01. The two apartments must remain separate and direct access from one unit to the other is not permitted. Please correct the plans. 3. Please provide detail on all property line walls. 4. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Carlsbad School District that the project has satisfied its obligation to provide school facilities. 5. Developer shall pay an inclusionary housing in-lieu fee as an individual fee on a per market rate dwelling unit basis prior to issuance of building permit. This information has been entered into Permits Plus. If you have any questions, please contact me at x2813. CLIFF JONES C: Ed Mullen, Applicant July 12, 2006 TO: CITY CLERK FROM: Assistant Planner, Redevelopment Departnnent Notice of Restriction on Real Property (Corner Grand Avenue (RP05-01) APN 203-302-04 Recordation of the attached Notice of Restriction on Real Property was a Design Review Board condition of approval for the Corner Grand Avenue project. The document requires the approval of the City Attorney. Please complete the routing of the document and submit to the County Recorder for recordation. If you have any questions, please contact me at x2813. Thank you for your assistance on this matter. CLIFF JONES Assistant Planner City of Carlsbad Housing & Redevelopment Department June 12, 2006 EDGAR MULLEN MULLEN CONSTRUCTION COMPANY 2890 PICO CARLSBAD CA 92008 SUBJECT: Corner Grand Avenue (RP 05-01) APN: 203-302-04 Dear Ed: As you are aware, on May 16, 2006 the Housing and Redevelopment Commission conditionally approved Major Redevelopment Permit No. RP 05-01 for property located at 786 Grand Avenue. Enclosed please find a signed copy of the final resolution of approval for the proposed apartment project. This resolution contains 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 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, CLIFFJONES Assistant Planner 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Citv of Carlsbad Housing & Redevelopment Department May 4, 2006 ©©IPY EDGAR MULLEN MULLEN CONSTRUCTION COMPANY 2890 PICO CARLSBADCA 92008 Re: Project Status Update for Property Located at 786 Grand Avenue & 363 Carlsbad Village Drive / 354 Oak Avenue. Dear Ed: Per the request of Bernard Goldstein, I am submitting to you in writing an update of the status of the projects located at the above addresses. With regards to RP 05-01 "Corner Grand Ave Project" located at 786 Grand Avenue, this project application was submitted to the Housing & Redevelopment Department on January 12, 2005. The project was recommended for approval by the Design Review Board on February 27, 2006, and went to the Housing & Redevelopment Commission on April 25, 2006. At the Housing & Redevelopment Commission on April 25, 2006, the Commission continued the public hearing on the project until the applicant (or one of its representatives) was present to discuss the architectural detail of the project. The item has been continued to a public hearing scheduled for May 16, 2006. With regards to the PRE 05-01 "Carlsbad Village Drive Mixed Use" located at 363 Carisbad Village Drive / 354 Oak Avenue, this preliminary review application was first received on January 4, 2005 and comments were sent out on February 7, 2005. Staff was asked to review the project again in August after the project was redesigned. Staff received a second preliminary review application for the project on August 3, 2005, and comments were sent out on September 1, 2005. Staff has had no new information provided for review on this potential project since September of 2005, and a formal project submittal (application for a redevelopment permit) has not been received for the property at this location. If you have any questions regarding the information contained in this letter, please contact my office at (760) 434-2813. Sincerely, CLIFF JONES Assistant Planner C: Debbie Fountain, Housing & Redevelopment Director File 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ CITY OF CARLSBAD ENGINEERING DEPARTMENT PROJECT REVIEW February 8, 2006 TO: Cliff Jones - Assistant Planner - Housing and Redevelopment FROM: David Rick - Assistant Engineer - Development Services Division VIA: Deputy City Engineer - Development Services Division RP 06-01 CORNER GRAND AVE PROJECT PROJECT REPORT AND CONDITIONS TRANSMITTAL Engineering Department staff has completed the review of the above-referenced project and are recommending: X That the project be approved subject to the conditions as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Development Section project report for inclusion in the staff report for this project. DEVELOPMENT SERVICES DIVISION Proiect Report LOCATION: Northwest corner of Grand Avenue and Jefferson Street. BRIEF DESCRIPTION : Construct one single family home with underground garage. ENGINEERiNG ISSUES AND DISCUSSION: TRAFFIC AND CIRCULATION: Projected Average Daily Traffic (ADT): 10 A Traffic study was not required because of the insignificant impact that a single-family house would have on the surrounding street system. Comment: All frontage and project related roadways are already constructed and adequate for supporting this project. SEWER: Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 1 (1) edu/dwelling x 1 dwellings = 1 EDU's Comment: Sewer facilities, including a lateral to serve the site, exist in Jefferson Street. WATER: Water District: Carlsbad Municipal Water District GPD Required: 550 gpd/edu x 1 edu = 550 GPD Comment: No major water issues are associated with this proposed project. SOILS & GRADING: Quantities: Cut: 1,840 cy Fill: 0 cy Export: 1,840 cy Import: Ocy Permit required: Yes Off-site approval required: No Hillside grading requirements met: N/A Preliminary geo-technical investigation performed by: Soil Testers Comment: There are no major grading issues associated with this project. DRAINAGE AND EROSION CONTROL: Drainage basin: A Preliminary hydrology study performed by: N/A Erosion Potential: Low Comment: There are no major drainage issues associated with this project. Drainage flowing to the garage will be discharged by a submersed pump to Jefferson Street. LAND TITLE: Conflicts with existing easement: None Easement dedication required: Public right-of-way dedication of 135 square feet is proposed at the corner of the property fronting the street intersection. Site boundary coincides with land title: Yes Comment: The property consists of 4 lots established by the Carlsbad Township Map 535, recorded in 1888. These lots will be consolidated into one lot via an adjustment plat. The project has been conditioned to require processing of an adjustment plat through the City. IMPROVEMENTS: Off-site improvements: Street frontage improvements (curb, gutter, sidewalk, etc.) already exist on Jefferson Street and Grand Avenue. The improvements consist of some slight sidewalk realignment, a new driveway approach, and a curb drain. Standard variance required: No. Comment: No major improvement issues are associated with this proposed project. ENGINEERING CONDITIONS OF APPROVAL ENGINEERING CONDITIONS NOTE: 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 building or grading permit whichever occurs first. General 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the City Engineer for the proposed haul route. 2. Prior to occupancy. Developer shall install rain gutters to convey roof drainage to an approved drainage course or street to the satisfaction of the City Engineer. 3. Developer shall install sight distance corridors at all street intersections in accordance with Engineering Standards. 4. An adjustment plat shall be processed and approved through the City to consolidate those portions of Lots 13, 14, 15, and 16 of Block 50 of CaHsbad Townsite into one lot within the site boundary. Fees/Aareemef7fs 5. Developer shall cause property owner to execute and submit to the City Engineer for recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 6. Prior to approval of any grading or building permits for this project. Developer shall cause Owner to give written consent to the City Engineer to the annexation of the area shown within the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and Landscaping District No. 1, on a form provided by the City Engineer. Grading 7. 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. 3 8. No grading for private improvements shall occur outside the limits of this approval unless Developer obtains, records and submits a recorded copy to the City Engineer a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the City Engineer and Housing and Redevelopment Director. Dedf'caf/'ofis///nprovemenfs 9. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other appropriate entities for all public streets and other easements shown on the site plan. The offer shall be made by separate recorded document. All land so offered shall be offered free and clear of all liens and encumbrances and without cost. Streets that are already public are not required to be rededicated. 10. 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 ofthe 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 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. Carisbad Municipai Water District 11. 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. 12. 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. 13. The Developer shall design and construct public water and sewer facilities substantially as shown on the Site Plan to the satisfaction of the District Engineer. Proposed public facilities shall be reflected on the public improvement plans. 14. 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. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. Rick Assistant Engineer - Development Services Division MULLEN CONSTRUCTION BECAUSE YOU EXPECT THE BEST 2890 Pio Pico Phone: (858) 756-0122 Carlsbad, CA Lic. #421785 92008 2-2-06 Cliff Jones Housing and Redevelopment Department 2965 Rooseveh Street Suite "B" Carisbad, CA 92008 RE: Comer Grand Project 786 Grand Ave RP-05-01 Dear Cliff, We would like to request a variance for the front and rear set-backs to increase them beyond the recommended maximum to 20' in the front and 20' in the rear according to Section 21.35.130 the Carlsbad Municipal Code. This property is in a transition area from commercial to residential. To the west on Jefferson is a commercial office and the next neighbor on Jefferson is residential. Inasmuch as this is a house, the increased front setback would improve the livability as it would provide a buffer from the busy street as well as from pedestrian traffic on this busy comer. The increased rear setback would improve the livability of this project by allowing the owner to enjoy a reasonably sized backyard as well as improve the livability of the residential neighbor to the north by allowing them additional space between the houses. Under code section 21.50.030 article 1; Because of the special circumstances of this property, it is located adjacent to an office building at 756 Grand Ave that enjoys a front setback of in excess of 41' and a rear setback in excess of 23' and adjacent to a residence at 2879 Jefferson that appears to have a 20' front and rear setback, as well as across the street from R-3 zoning that allows 20' setbacks, the strict application of the zoning ordinance deprives the property of privileges in the vicinity and under identical zoning classifications. This variance will not grant special privileges that are inconsistent with the limitations upon other properties in the vicinity and zone as the neighboring properties enjoy equal or greater setbacks currently. Thank you for your consideration of our request. Sinc&miy, Edgar H. Mullen, agent for the owner Aminet Charipova December 15, 2005 ;(0)PV City of Carlsbad Housing & Redevelopment Department EDUARDO POSADA 3745 10"^" AVENUE SAN DIEGOCA 92103 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) Dear Applicant: The purpose of this letter is to address issues of concern raised by the Housing & Redevelopment Department following a review of the colored elevations and proposed building materials submitted on December 14, 2005. 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 application. Sincerely, CLIFF JONES Assistant Planner Enclosure C: Ed Mullen, Mullen Construction FHe ' 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Comer Grand Avenue project 12/15/2005 Page 2 of2 RP 05-01 The following items need to be resolved or adequately addressed prior to formulating a recommendation on the proposed project. 1. There were many spelling errors on the sample building materials page. Please fix these spelling errors. 2. Please call out the name and color of the proposed building materials on the colored elevations. 3. The colored elevations do not match the proposed building materials. Please match the colors so that it is obvious what the final building will look like. 4. Please cut out the building material samples so that it is apparently clear which materials are being used and which are not. 5. Please include on the sample material board the proposed rockwork to be used on the walls. 6. Please include the required sound barrier wall on the colored elevations. The sound barrier wall should be constructed of rockwork and plexiglas and discussed. 7. The colored elevations and sample building materials are available for pick-up at the Housing & Redevelopment Department office. In addition to the comments sent previously on November 22, 2005, please address the following items: 1. Please remove from the plan elevations (A3.1 & A3.2) the language concerning consistency with the Village Design Guidelines. Instead include the proposed building materials and colors as these are more pertinent to understanding the overall design of the project. Staff and the Design Review Board are well aware of the guidelines. 2. Please include the required sound barrier wall on the plan elevations. The sound barrier wall should be constructed of rockwork and plexiglas and discussed. Citv of Carlsbad Housing & Redevelopment Department November 22, 2005 EDUARDO POSADA 3745 10"^" AVENUE SAN DIEGO CA 92103 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) Dear Applicant: The purpose of this letter is to address issues of concern raised by the Housing & Redevelopment Department following a review of the revised plans submitted on November 1, 2005. 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 application. Sincerely, CLIFF JONES Assistant Planner Enclosure C: David Rick, Engineering Dept. Ed Mullen, Mullen Construction Attachment RP 05-01 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Comer Grand Avenue project 11/22/2005 Page 2 of3 RP 05-01 The following items need to be resolved or adequately addressed prior to formulating a recommendation on the proposed project. Please submit to the Housing and Redevelopment Department two (2) copies of the complete set of plans showing the following information: (Please note, the issues are listed under the department which identified them as an area of concern). Housing & Redevelopment Staff feels that the applicant has not addressed many of the issues of concern. These issues below are not new issues and must be addressed prior to staff making a recommendation on the project. A face-to-face meeting may be beneficial in resolving the remaining issues of concern. 1. Staff still has concerns with the design of the proposed project. The proposed design appears to "modern" and does not conform to the Village character of the area. To be in conformance with the Village Design Guidelines, staff encourages "cottage" form, scale, and character. Staff has included as an attachment of examples of recommended architectural styles that fit into the Village character of downtown. The color and sample material board provided with a previous submittal is available for pickup so that alterations can be made. 2. As mentioned previously, the application needs to be signed by the applicant and property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Staff cannot schedule the project for hearing until these documents are signed. 3. As mentioned previously, the disclosure statement needs to be signed by the property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Staff cannot schedule the project for hearing until these documents are signed. 4. With the resubmittal the site plan G1.2 was omitted. Please provide a site plan with the resubmittal. If you have any questions regarding Housing & Redevelopment Department comments please contact Cliff Jones at 760 434-2813. Engineering: The following issues need to be resolved prior to resubmittal: 1. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans but the site plan incorrectly states that Mullen Construction is the owner/developer. 2. An adjustment plat, rather than a parcel map, should be used to legalize Lots 13, 14, 15 and 16 from four lots to the currently proposed two lots shown per the assessor page. The project will be conditioned accordingly. Comer Grand Avenue project 11/22/2005 Page 3 of 3 3. Per sheet A2.2, it appears that the trash receptacles will be placed in the driveway which is an unacceptable location. Revise so that receptacles are not stored in an area that conflicts with vehicle circulation. If you have any questions regarding Engineering Department comments please contact David Rick at 760 602-2781. O o 0-) o O 03 X c CD E 03 c O o CO o o •o 0 DQ CO o o ^ - = .-ti o g "g 5 Q- Q:: •Q c 0 B .i ro -2 B H CL CO 03 CD CO o CO 0 -D <D .± 0 J ro bD o pi CO 0 Q. ro JD (/) 0 C o O o b. a: >> ro Q. 0 D) 0 0 t (/) C o ro U- I +-> c o i_ u_ ro .£ 0 E B o ro Q O CO =1: = ro o X3 ro CQ CO 0 U- o ro .c ro o Q. c ro CO 0 ro O 0 Q. CO 0 X 0 I- co 0 E i_ o Q C I Q I fl o o GO fl o o • 1-H > C/J O O Q CO o I- 0) o > o 3 o CO Q 0 o o O TD CD £ o o <^ < b CO CD ^ z o ro -h- B cd u O O cd O h-1 > rfi > Cd O bX) C cd > o Cd o fl O o Cd H-H o o VH "cd o a 173 o OX) c o Q o ^ GO * * * * w TOJ 16195019876 P:l 236S<47890 P.oi -Qi-ty of Carlsbad Housing & Rodevelopment O epart.-..o.j: November 22, 2005 EDUARDO POSAOA 3745 10^** AVENUE SAN DIEGOCA92103 SUBJECT: CORNER GRAMD AVENUE PROJECT - 786 GRAND AVE ,RP os-p,, Dear Applicant: ^r^"^°'o^!^'i^<Z^l^lJ,''^"Z ?L^"' W lhe Housing i 2005, The issues of concern are anach^To7 ^J^.l^^r^T °" November l. P.«, .0 «aff making , fom,,, recornm^^tTibn ^n^^^^^^ '>^^ Pe addre««, Please contact my office at (760) i-u.mt n meeting to Oiscusa tfte appfcation ' """^ ""^ '^'^ <« ,o set up a Sincereiy. CtlFF JONES Assistant Planner Enciosuie C: Davkl Rick. Engineering Depc Ed Mullen. MuMn Consfruction Affachmcnf fJANOB20fl6 .^CITYOFCARLSBAD RP 05-01 NOU-28-2805 10:990 FROM: 10:16195019076 P:l carter Cir.^^vcn..p"^)-^ (Please note, tne iss concern). me proiect. A'°- The proposed <)e^9" Enata^StiSai . „«,d to be resolved pnor lo resubnvUal: ^ r»d» Of the Grading Plans buMne . owner/developer. M he used to legaHze Lots 13> "i^. 1^ PPlGE:£ br:tU 28-20W5 MON 09:0eAM 10- Ha,.ae-a005 10:10flFROM= TO:16195019876 P:2 NOV-28-05 07:26A & C-onicr Grand Av^-^'uc F'^icct 11/22/2005 Hagc ? ot 3 123-*567B«)1236547890 P - 03 3 L Sheet A2.2,appear, ..aUHe ttas. '^^l^^l^tT^::^, T^^^^ , yt. .ave any .uest.ns regarding Engineering Oepattn^nt con^nts please contact Oavid Rick at 760 602-2781. \rj}-2B-5ic0i> IXM 99:98PM ID: r-Moc.j ^ MULLEN CONSTRUCTION BECAUSE YOU EXPECT THE BEST 2890 Pio Pico Phone: (858) 756-0122 Carlsbad, CA Lic. #421785 92008 12-01-05 City of Carlsbad Community Development Department Re: Comer of Grand Ave and Jefferson APN 203-302-04 Dear Sirs, Please allow ihis letter to serve as authorization for Edgar Mullen to sign for and obtain permits on the above referenced property on by behalf Sincerely {y ^^^ Aminet Sharipova Gadji Mahachev Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: November 17, 2005 ISSUES REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT 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 complete for processing. However, there are still issues that need to be resolved. These issues are as follows: 1. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans but the site plan incorrectly states that Mullen Construction is the owner/developer. 2. An adjustment plat, rather than a parcel map, should be used to legalize Lots 13, 14, 15 and 16 from four lots to the currently proposed two lots shown per the assessor page. The project will be conditioned accordingly. 3. Per sheet /\2.2, it appears that the trash receptacles will be placed in the driveway which is an unacceptable location. Revise so that receptacles are not stored in an area that conflicts with vehicle circulation. 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 September 29, 2005 EDUARDO POSADA 3745 10^" AVENUE SAN DIEGOCA92103 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) It has been determined that the above-mentioned application is now complete for final processing. 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 project review period has been included with this correspondence. These issues must be resolved prior to staff making a final determination 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 application. Sincerely, CUFF JONES Assistant Planner Enclosure C: David Rick, Engineering Dept. Bernard Goldstein, Owner Ed Mullen, Mullen Construction Attachments 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ® Comer Grand Avenue project 09/29/2005 Page 2 of 3 RP 05-01 The following items need to be resolved or adequately addressed prior to formulating a recommendation on the proposed project. Please submit to the Housing and Redevelopment Department two (2) copies of the complete set of plans showing the following information: (Please note, the issues are listed under the department which identified them as an area of concern). Housinq & Redevelopment 1. As mentioned previously, the application needs to be signed by the applicant and property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. 2. As mentioned previously, the disclosure statement needs to be signed by the property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. 3. As mentioned previously, this project will require a noise study due to its proximity to the Interstate 5 Transportation Corridor. The required application and submittal checklist is attached for your convenience. 4. As mentioned previously, walls/fences and gates within the front yard setback (south elevation) may not exceed 42 inches. The site plan still indicates wall heights of 4'2". Please fix plans accordingly. In addition, please fade out landscaping on the south elevation that is in the background and not within the front yard setback area. 5. As mentioned previously, elevations need to be clearly identified. The elevations have been incorrectly identified. The "North" elevation is actually the East. The "West" is actually the North. And the "East" elevation is actually the West. 6. The proposed design appears to "modern" and does not conform to the Village character of the area. To be in conformance with the Village Design Guidelines, staff encourages "cottage" form, scale, and character. Staff suggests the use of divided window panes, stone work along the lower portion of the chimney and stair tower, rock work on the landscaped planter walls, wood doors, additional surface ornamentation on building walls, and lattice work. Please refer to the attached design guidelines related to residential buildings for further suggestions. The color and sample material board provided with a previous submittal is available for pickup so that atterations can be made as necessary. 7. Please note that a minimum of a 5:12 roof pitch is required for ali roof planes. Please revise the roof plan accordingly. Note that this may change the appearance of the east elevation (along Jefferson Street) and may help to address staffs previous concerns regarding building articulation along this elevation. If you have any questions regarding Housing & Redevelopment Department comments please contact Cliff Jones at 760 434-2813. Engineering: The following issues need to be resolved prior to resubmittal: 1. Address the attached Preliminary Soils Report redlined comments. In the soils report, provide a detailed explanation of the proposed shoring technique(s) to be used. Since Comer Grand Avenue project 09/29/2005 Page 3 of 3 several structures located on the neighbor's properties are within close proximity of the excavation for the garage, there is a concern about the impacts that said excavation could have on stability of these structures. 2. Correct the street striping on the grading plans per the attached redlines. 3. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans but the site plan incorrectly states that Gofat L.L.C. is the property owner. 4. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot. 5. Design driveway to SDRSD G14A, not City Standard G14A. 6. A sewer pump will be needed for the laundry facilities proposed within the basement. Your response letter indicated that a pump was added to the architectural plans. Identify which sheet it is on as none appear to note sump pumps being used. 7. The revision to Sheet Gl .1 clarifying that curbside trash pick-up would be used could not be found. 8. The driveway dimension shows 20 feet yet it scales to 17 feet. Correct the dimension to the correct scale. As per the preliminary review, 17 feet is acceptable. The width needs to be consistent between the site plan and grading plan. 9. If any trees that are to be removed are located within the public right-of-way, then permission for said removal must be granted by the City of Carlsbad General Services Division of the Public Works Department. Identify the trunks of those trees close to the right-of-way boundary so that the City can determine which, if any, trees are subject to approval from said Division. Attached are redlined plans for your use. Please return said redlined plan with your next submittal. If you have any questions regarding Engineering Department comments please contact David Rick at 760 602-2781. Memoranckim TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: September 19, 2005 ISSUES REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT 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 complete for processing. However, there are still issues that need to be resolved. These issues are as follows: 1. Address the attached Preliminary Soils Report redlined comments. In the soils report, provide a detailed explanation of the proposed shoring technique(s) to be used. Since several structures located on the neighbor's properties are within close proximity of the excavation for the garage, there is a concern about the impacts that said excavation could have on stability of these structures. 2. Correct the street striping on the grading plans per the attached redlines. 3. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans but the site plan incorrectly states that Gofat L.L.C. is the property owner. 4. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot. 5. Design driveway to SDRSD G14A, not City Standard G14A. 6. A sewer pump will be needed for the laundry facilities proposed within the basement. Your response letter indicated that a pump was added to the architectural plans. Identify which sheet it is on as none appear to note sump pumps being used. 7. The revision to Sheet G1.1 clarifying that curbside trash pick-up would be used could not be found. 8. The driveway dimension shows 20 feet yet it scales to 17 feet. Correct the dimension to the correct scale. As per the preliminary review, 17 feet is acceptable. The width needs to be consistent between the site plan and grading plan. 9. If any trees that are to be removed are located within the public right-of-way, then permission for said removal must be granted by the City of Carlsbad General Services Division of the Public Works Department. Identify the trunks of those trees close to the right-of-way boundary so that the City can determine which, if any, trees are subject to approval from said Division. Attached are redlined plans and soils report for your use. Please return said redlined plan and report with your next submittal. If you or the applicant has any questions, please either see or contact me at extension 2781. DAVID RICK Assistant Engineer Development Services Division Attach: Redlined soils report Redlined grading plan C: Senior Engineer - Development Services Division Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: August 31, 2005 ISSUES AND COMPLETENESS REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following Incomplete items: 1. Preliminary Soils Report. The following issues need to be resolved prior to resubmittal: 2. On Sheet G1.1, G1.2 of the site plan and/or on the grading plan, add all street striping and dimensions along the property street frontage. The striping added to the most recent plans is incorrect. 3. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans and sheet G1.1 ofthe site plan. The application, however, still states that Bernard Goldstein is the property owner and the site plan states that Gofat L.L.C. is the property owner. 4. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot 5. Design driveway to SDRSD G14A, not City Standard G14A. Also, new sidewalk transition is not necessary along the west side of the property if existing extra sidewalk width provides the needed transition. It is difficult, however, to determine where the sidewalk boundaries are located. What does the light line between the 10.5' and 7.5' dimension represent? Does sidewalk exist on both sides of the line? 6. A sewer pump will be needed for the laundry facilities proposed within the basement. Your response letter indicated that a pump was added to the architectural plans. Duel pumps shall be used for the storm water entering the garage. Please show on the grading plan. 7. The revision to Sheet G1.1 clarifying that curbside trash pick-up would be used could not be found. 8. Widen the entire driveway to a minimum of 20 feet. This width needs to be reflected on all plans. The site plan still shows portions of the driveway ranging between 16.5 feet and 18 feet 4 inches. 9. Identify the size of the existing water service line and meter. If it is a 1-inch pipe then either another service will need to be installed or the existing service needs to be upgraded to a larger line and meter. 10. Remove the gate for the underground garage or provide proper tum around for vehicles that enter the driveway but cannot access the underground parking. A gate is still shown on Sheet A2.1 but the response letter indicates that it has been removed from the plans. 11. In the soils report, provide a detailed explanation of the proposed shoring technique(s) to be used. Since several structures located on the neighbor's properties are within close proximity of the excavation for the garage, there is a concern about the impacts that said excavation could have on stability of these structures. 12. If any trees that are to be removed are located within the public right-of-way, then permission for said removal must be granted by the City of Carlsbad General Services Division of the Public Works Department. Identify the trunks of those trees close to the right-of-way boundary so that the City can determine which, if any, trees are subject to approval from said Division. 13. Change filter inlet type to the latest model, such as a Flogard. Attached are redlined plans for your use. Please return said redlined plan with your next submittal. If you or the applicant has any questions, please either see or contact me at extension 2781. DAVID RICK Assistant Engineer Development Services Division Attach: Redlined grading plan C: Senior Engineer - Development Services Division Citv of Carlsbad Housing & Redeveiopment Department August 31, 2005 EDUARDO POSADA 3745 10™ AVENUE SAN DIEGO CA 92103 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) The above-mentioned application was determined incomplete on August 31, 2005. The attached list includes all items necessary to complete the application and/or clarify information on the plans. This list of items must be submitted directly to Housing and Redevelopment Department. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, CLIFF JONES Assistant Planner Enclosure C: David Rick, Engineering Dept. 2965 Roosevelt St., Ste. B • Carlsbad. CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ RP 05-01 Staff has completed a review of the subject project for application completeness. The following items need to be resolved or adequately addressed prior to formulating a recommendation on the proposed project. Please submit to the Housing and Redevelopment Department two (2) copies of the complete set of plans showing the following information: (Please note, the issues are listed under the department which identified them as an area of concern). Housing & Redevelopment 1. As mentioned previously, the application needs to be signed by the applicant and property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. 2. As mentioned previously, the disclosure statement needs to be signed by the property owner, Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. 3. This project will require a noise study due to its proximity to the Interstate 5 Transportation Corridor. The required application and submittal checklist can be picked up at the Planning Department at 1635 Faraday Avenue, Carlsbad, CA 92008. 4. Walls/fences and gates within the front yard setback (south elevation) may not exceed 42 inches. Please fix plans accordingly. 5. As mentioned previously, please clearly identify setbacks on site plan G1.2. Note that architectural elements may project 2 feet into setback areas. Please clearly identify property lines on sheet A2.3 & A2.4 as well. 6. Please clearly identify elevations simply as north, south, east, or west. 7. On Sheet A2.3 please change verbiage of "patio" to "balcony". 8. Please draw a line between units in order to clearly differentiate the two units. 9. How will the smaller unit access the underground garage? 10. Please indicate the size of the two units on the cover sheet. 11. The proposed design appears to "modern" and does not conform to the Village character of the area. To be in conformance with the Village Design Guidelines, staff encourages "cottage" form, scale, and character. Staff suggests the use of divided window panes, stone work along the lower portion of the chimney and stair tower, rock work on the landscaped planter walls, wood doors, additional surface ornamentation on building walls, and lattice work. Please refer to the attached design guidelines related to residential buildings for further suggestions. The color and sample material board provided with latest submittal is available for pickup so that alterations can be made as necessary. 12. Staff suggests more building articulation be provided on the blank wall facing Jefferson Street. If you have any questions regarding Housing & Redevelopment Department comments please contact Cliff Jones at 760 434-2813. Enqineering: Incomplete Items: 1. Preliminary Soils Report. The following issues need to be resolved prior to resubmittal: 1. On Sheet G1.1, G1.2 of the site plan and/or on the grading plan, add all street striping and dimensions along the property street frontage. The striping added to the most recent plans is incorrect. 2. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. Their names have been added to Sheet 1 of the Grading Plans and sheet G1.1 of the site plan. The application, however, still states that Bernard Goldstein is the property owner and the site plan states that Gofat L.L.C. is the property owner. 3. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot. 4. Design driveway to SDRSD G14A, not City Standard G14A. Also, new sidewalk transition is not necessary along the west side of the property if existing extra sidewalk width provides the needed transition. It is difficult, however, to determine where the sidewalk boundaries are located. What does the light line between the 10.5' and 7.5' dimension represent? Does sidewalk exist on both sides of the line? 5. A sewer pump will be needed for the laundry facilities proposed within the basement. Your response letter indicated that a pump was added to the architectural plans. Duel pumps shall be used for the storm water entering the garage. Please show on the grading plan. 6. The revision to Sheet Gl .1 clarifying that curbside trash pick-up would be used could not be found. 7. Widen the entire driveway to a minimum of 20 feet. This width needs to be reflected on all plans. The site plan still shows portions of the driveway ranging between 16.5 feet and 18 feet 4 inches. 8. Identify the size of the existing water service line and meter. If it is a 1-inch pipe then either another service will need to be installed or the existing service needs to be upgraded to a larger line and meter. 9. Remove the gate for the underground garage or provide proper turn around for vehicles that enter the driveway but cannot access the underground parking. A gate is still shown on Sheet A2.1 but the response letter indicates that it has been removed from the plans. 10. In the soils report, provide a detailed explanation of the proposed shoring technique(s) to be used. Since several structures located on the neighbor's properties are within close proximity of the excavation for the garage, there is a concern about the impacts that said excavation could have on stability of these structures. 11. If any trees that are to be removed are located within the public right-of-way, then permission for said removal must be granted by the City of Carlsbad General Services Division of the Public Works Department. Identify the trunks of those trees close to the right-of-way boundary so that the City can determine which, if any, trees are subject to approval from said Division. 12. Change filter inlet type to the latest model, such as a Flogard. Attached are redlined plans for your use. Please return said redlined plan with your next submittal. If you have any questions regarding Engineering Department comments please contact David Rick at 760 602-2781. Urbltecture Platform 3745 I 0'' Ave. San Die<30, CA. 92103 Ph: G I 9.255.7356, Fax: G I 9.50 I .9S7G August 4, 2005 City of Carbbad Plannin<3 Department Ke: Corner Grand Avenue Project -76G Grand Ave. (RP-05-0 I) Response Letter Housing # Redevelopment: I . Ok 2. Ok 3. Reviewed ^ Corrected on all sheets 4. Reviewed ^ Corrected 5. Reviewed and comply according to the design guidelines of the city of Carlsbad Village Redevelopment Master Plan and Design Manual. G. Addressed on Site Plan * Sections (G i .2, A4. I) 7. Reviewed and comply according to the design guidelines of the City of Carlsbad Village Redevelopment Master Plan and Design Manual. 5. Corrected on all sheets 9. Reviewed and corrected I 0.Reflected on all sheets I I .Reviewed and reflected on all sheets I 2. Ref lected on all sheets I 3. Reviewed and reflected on Site plan and Floor plans. If you have any questions or clarifications on any issue please give us a cal Thank You. Urbltecture Platform Citv of Carlsbad Housing & Redevelopment Department July 7, 2005 EDUARDO POSADA 3745 10™ AVENUE SAN DIEGO, CA 92103 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) This letter is a follow-up to my previous letter to you, dated June 27, 2005, in which the items necessary to complete your application for a Major Redevelopment Permit were identified. In addition to the items listed in my previous letter. Engineering Department's comments on your proposed project are as follows: Enqineerinq: Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary Soils Report. The following issues need to be resolved prior to resubmittal: 2. On the site plan on Sheet Gl .1, Gl .2 and/or the grading plan: a. Add a north arrow to sheet Gl .1. b. Add street striping and dimensions along the property street frontage. c. On the grading plan, identify whether the existing wood fence will be removed. d. On the grading plan, add several top-of-wall and bottom-of-wall elevations to all the walls on the property. e. On the grading plan, clearly determine which structures, pavement and trees will remain and which will be removed. 3. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. The application states that Bernard Goldstein is the property owner. The site plan states that Gofat L.L.C. is the property owner. Please clarify and provide proof of ownership if other than Aminet Sharipova and Gadji Mahachev. 4. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot. 5. The top-to-bottom of driveway curb transition shall be 3 feet wide and the beginning of transition at the top of curb shall be 2 feet or more from the beginning of any other 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ driveway transition. This standard is in compliance on the site plan but the grading plan shows the driveway crossing the property line. Please revise to be consistent. Also, design driveway to SDRSD G14A to include sidewalk transition. 6. A sewer pump will be needed for the laundry facilities proposed within the basement. Identify on the floor plans. Duel pumps shall be used for the storm water entering the garage. Is the hatched rectangle at the bottom of the driveway ramp a grate drain inlet? Please clarify on the grading plan. 7. On the grading plan, indicate that the existing cleanout is to be removed and show proposed cleanout at the property line. Place cleanout on private side of property line. 8. Is trash pick-up curbside or by dumpster? Please clarify on the site plan under Project Data. 9. Plot the 24-foot turning radius for passenger vehicles per AASHTO standards. It appears that the vehicles within the rear stalls may not be able to back-out without making more than 3 turns. Adding a 5-foot extension of the parking area to the rear should provide the space needed. 10. Widen the driveway to a minimum of 20 feet. The site plan shows a range between 16.5 feet and 18 feet 4 inches. 11. Identify the size of the existing water service line and meter. If it is a 1-inch pipe then either another service will need to be installed or the existing service needs to be upgraded to a larger line and meter. 12. Add a Treatment BMP for the driveway, such as an inlet filter. 13. Remove the gate for the underground garage or provide proper turn around for vehicles that enter the driveway but cannot access the underground parking. 14. Add the grate and invert elevation to the storm drain cleanout. Given an invert elevation of 45.80 for the yard drain catch basin and 55.70 for the curb outlet, drainage from the yard will not flow to the street gutter. Please revise. 15. On the grading plan, include excavation quantities for the underground garage. 16. The legal description on the grading plan does not match the description in the title report. Please clarify. 17. Remove the notes from the preliminarv grading plan as shown on the attached redline plans. Many of these notes, certifications, etc. are not needed at this stage but will be included on the final engineering grading plans. Also, remove the erosion control plans. These too will be required with the final grading plans. 18. Will footings for the retaining walls, back of wall excavation, etc. shown in cross section "A" and "B" encroach into the neighbor's property? If so, obtain written permission from the property owner. Attached are redlined plans for your use. Please return said redlined plan with your next submittal. To discuss all Engineering Department related concerns, please contact David Rick (760) 602- 2781. Please contact my office at (760) 434-2813 if you have any questions regarding the information contained in this letter. Sincerely, CLIFF JONES Assistant Planner Attachment Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: July 6, 2005 ISSUES AND COMPLETENESS REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary Soils Report. The following issues need to be resolved prior to resubmittal: 2. On the site plan on Sheet G1.1, G1.2 and/or the grading plan: a. Add a north arrow to sheet G1.1. b. Add street stnping and dimensions along the property street frontage. c. On the grading plan, identify whether the existing wood fence will be removed. d. On the grading plan, add several top-of-wall and bottom-of-wall elevations to all the walls on the property. e. On the grading plan, clearly determine which structures, pavement and trees will remain and which will be removed. 3. According to the Title Report, the property owner is Aminet Sharipova and Gadji Mahachev, husband and wife as joint tenants. The application states that Bernard Goldstein is the property owner. The site plan states that Gofat L.L.C. is the property owner. Please clarify and provide proof of ownership if other than Aminet Sharipova and Gadji Mahachev. 4. Lot 13, 14, 15 and 16 are three separate parcels according to City Records. In addition, the title report suggests that these are four separate lots under single ownership. Furthermore, these lots extend into the adjacent assessors parcel to the west. Either provide proof that these lots have been consolidated or propose an adjustment plat or subdivision to establish a legal lot. 5. The top-to-bottom of driveway curb transition shall be 3 feet wide and the beginning of transition at the top of curb shall be 2 feet or more from the beginning of any other driveway transition. This standard is in compliance on the site plan but the grading plan shows the driveway crossing the property line. Please revise to be consistent. Also, design driveway to SDRSD G14A to include sidewalk transition. 6. A sewer pump will be needed for the laundry facilities proposed within the basement. Identify on the floor plans. Duel pumps shall be used for the storm water entering the garage. Is the hatched rectangle at the bottom of the driveway ramp a grate drain inlet? Please clarify on the grading plan. 7. On the grading plan, indicate that the existing cleanout is to be removed and show proposed cleanout at the property line. Place cleanout on private side of property line. 8. Is trash pick-up curbside or by dumpster? Please clarify on the site plan under Project Data. 9. Plot the 24-foot turning radius for passenger vehicles per /\ASHTO standards. It appears that the vehicles within the rear stalls may not be able to back-out without making more than 3 turns. Adding a 5-foot extension of the parking area to the rear should provide the space needed. 10. Widen the driveway to a minimum of 20 feet. The site plan shows a range between 16.5 feet and 18 feet 4 inches. 11. Identify the size of the existing water service line and meter. If it is a 1-inch pipe then either another service will need to be installed or the existing service needs to be upgraded to a larger line and meter. 12. Add a Treatment BMP for the driveway, such as an inlet filter. 13. Remove the gate for the underground garage or provide proper turn around for vehicles that enter the driveway but cannot access the underground parking. 14. Add the grate and invert elevation to the storm drain cleanout Given an invert elevation of 45.80 for the yard drain catch basin and 55.70 for the curb outlet, drainage from the yard will not flow to the street gutter. Please revise. 15. On the grading plan, include excavation quantities for the underground garage. 16. The legal description on the grading plan does not match the description in the title report. Please clarify. 17. Remove the notes from the preliminarv grading plan as shown on the attached redline plans. Many of these notes, certifications, etc. are not needed at this stage but will be included on the final engineering grading plans. Also, remove the erosion control plans. These too will be required with the final grading plans. 18. Will footings for the retaining walls, back of wall excavation, etc. shown in cross section "A" and "B" encroach into the neighbor's property? If so, obtain written permission from the property owner. Attached are redlined plans for your use. Please return said redlined plan with your next submittal. If you or the applicant has any questions, please either see or contact me at extension 2781. ^^A\^D RICK Assistant Engineer Development Services Division Attach: Redlined grading plan and site plan C: Senior Engineer - Development Services Division June 27, 2005 Citv of Carlsbad Housing & Redevelopment Department EDUARDO POSADA 1761 HOTEL CIRCLE SOUTH SAN DIEGO CA 92108 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) The above-mentioned application was determined incomplete on June 27, 2005. The attached list includes all items necessary to complete the application and/or clarify information on the plans. This list of items must be submitted directly to Housing and Redevelopment Department. All list items must be submitted simultaneously and a copy ofthis list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, January 12, 2005, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your applicafion complete shall be deemed to constitute withdrawal of the applicafion. If an applicafion is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meefing to discuss the applicafion. Sincerely, CLIFF JONES Assistant Planner Enclosure C: David Rick, Engineering Dept. 2965 Roosevelt St., Ste. B • Carlsbad. CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ RP 05-01 Staff has completed a review of the subject project for application completeness. The following items need to be resolved or adequately addressed prior to formulating a recommendafion on the proposed project. Please submit to the Housing and Redevelopment Department two (2) copies of the complete set of plans showing the following informafion: (Please note, the issues are listed under the department which identified them as an area of concern). Housing & Redevelopment 1. As menfioned previously, the applicafion needs to be signed by the applicant and property owner. 2. As menfioned previously, the disclosure statement needs to be signed by the property owner. 3. Provide a North arrow on sheets that is a little clearer. As menfioned previously, it would be helpful to have North at the top of the page when viewing the plans. 4. In the Project Descripfion secfion of the site plan, correct property address. In addition please correct typo under Building Coverage from "REC" to "REQ". 5. As stated previously, please be aware that the project does not meet the planned Development Ordinance of the Carlsbad Municipal Code. Therefore, the project may not be converted into a condominium project in the future. 6. Please indicate the height of exisfing walls/fences. 7. The proposed colors and materials do not conform to the Village Design Guidelines. A brief review of the Village Design Guidelines (attached) will help the applicant choose a design that fits within the Village character of the area. To be in conformance with the Village Design Guidelines, staff encourages "cottage" form, scale, and character - The use of gable roofs, varied roof heights, dormers, and interesfing details and an informal composifion will enhance the area's Village character. The Village Design Guidelines suggest materials such as wood and composition single roofs. Please review the design guidelines and then choose colors and building materials accordingly. 8. Please correct project name in the lower right hand corner of sheets. The project name is Corner Grand Ave. Project. 9. Parking spaces on sheet A2.1 scale out to be 8' wide. The standard parking space is 8.5' X 20'. Please correct plans accordingly. 10. The parking space furthest south on the garage plan sheet A2.1 scales out at 19'-9". Please fix plans accordingly. 11. Please clearly identify setbacks on site plan G1.2. Note that architectural elements may project 2 feet into setback areas. Please clearly identify which line is the property line on the north and west elevations of sheet Gl .2, A2.1, 8i A2.2. 12. Please indicate a 5:12 roof slope on sheets A3.1, A3.2, & A4.1. 13. Please change the terminology of "terrace" to patio, balcony, or roof deck. Please fix plans accordingly. Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. 06/01/2005 13:30 8587155810 TESTING ENGINEERS SD PAGE 02/03 Urbltecture Plaifonn 3745 10* Ave. San Dicgo, CA 92103 Attn: Mr. Jorge Osomo Subject: Geotechmcal Investigation Project: Grand Comer Development 687 Grand Avenue Carlsbad, CA RECEIVED ConlRctNo!^^?l)B6 *JnvU>-L;AHi.SBAD HOUSING&REOEVEmpM^^^ Dear Mr. Osomo: In accordance with your request, Testing Engineers- U.S. Laboratories Inc.. has started thc geotechnical investigation for thc referenced development located at 687 Grand Avenue, Carlsbad, Califomia. As stated in our scope of work we will prepare a geotechnical investigation report in compliance with thc County of San Diego^s guidelines for this type of reports. Our report will be delivered to your office as soon as it is completed. Testing Engineers - U.S. Labs appreciates the opportunity to provide this service for the referenced project, and look forward to work mih you in the fiiture. Please feel free to contact our office if you have any questions concerning the content ofthis letter or if you require any additional information. Carlos Project Engineer .S. LABS 7WS C-HlVrty f nurt. Snitr; |« San Owpt, CuliK'inij. i)?JU Testing Engineeri^ - VS. Labonitories M(irricl;i, CiilMiWKi V2.W S20 KtxiMW'h l>frvi!. Stfitc '1 am • I'M. (7W»i .V;M<IX() .Situ 1.1 (.'iilf/Kniin '.'27(1^ Office* Nationwide) ALTA CONSULTANTS 4901 Morena Blvd. Suite 409 San Diego, CA 92117 Phone: (858) 581-6101, Fax: (858) 581-6138 Mr. CliffJones May 31, 2005 CityofCarlsbad Housing & Redevelopment Department RE: Comer Grand Avenue Project (RP 05-01) Cycle Review Issues Response Letter Dear Mr. Jones, Engineering Review; Item 1. Preliminary Title Report included with this submittal. Item 2. Soils Report included with this submittal. Item 3. Preliminary Grading Plans submitted for review. Item 4. Architect to address majority of conmients, sub-item e) Fire hydrants added to plans. Item 5. Architect. Item 6. Proposed curb, gutter, sidewalk and new driveway added to plans. Item 7. Siraip pump added to drawings. No proposed sewer in basement levels. Item 8.-10. Architect. Item 11. Existing and proposed utilities shown on plans. Item 12. Proposed ROW dedication shown on plans. Item 13. City Storm water standards addressed on plans, notes added to cover sheet. Item 14. Lot is a legal lot per enclosed Title Report. Item 15. Architect. Feel free to give me a call with any questions or for clarification on any issues. Can you also add me as a point of contact for this project? I would like to be notified when plan check is finished. Thank you. Beth Reiter Project Manager Page 1 Citv of Carlsbad Housing & Redevelopment Department March 11,2005 EDUARDO POSADA 1761 HOTEL CIRCLE SOUTH SAN DIEGOCA 92108 SUBJECT: CORNER GRAND AVENUE PROJECT - 786 GRAND AVE (RP 05-01) The above-mentioned applicafion was determined incomplete on February 10, 2005. The attached list includes all items necessary to complete the application and/or clarify information on the plans. This list of items must be submitted directly to Housing and Redevelopment Department. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur unfil the applicafion is determined to be complete. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the applicafion will be inifiated. In addifion, piease note that you have six months from the date the applicafion was initially filed, January 12, 2005, to either resubmit the application or submit the required informafion. Failure to resubmit the application or to submit the materials necessary to determine your applicafion complete shall be deemed to constitute withdrawal of the applicafion. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meefing to discuss the application. Sincerely, CLIFF JONES Assistant Planner Enclosure 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ® RP 05-01 Staff has completed a review of the subject project for application completeness. The following items need to be resolved or adequately addressed prior to formulating a recommendation on the proposed project. Please submit to the Housing and Redevelopment Department two (2) copies of the complete set of plans showing the following information: (Please note, the issues are listed under the department which identified them as an area of concern). Housing & Redevelopment 1. The applicafion needs to be signed by the applicant and property owner. 2. The disclosure statement needs to be signed by the property owner. 3. Please provide a complete set of plans with the next project submittal. The previous submittal did not include sheets A2.1, A2.2, A2.3, A2.4, A4.1. 4. Provide a clear North arrow directional indicafion on the site plan, garage plan, first level, and second level, it would be helpful to have North at the top of the page. 5. In the Project Descripfion section of the site plan, please list the required project data in a presentable format (I have included a sample for your reference). 6. Eliminate Parking section under Project Data. 7. As stated in the Preliminary Review (PRE 04-60), condominium projects proposed for individual ownership are required to meet the development standards of the Village Master Plan. Please be aware that the project does not meet the planned Development Ordinance of the Carisbad Municipal Code. Therefore, the project may not be converted into a condominium project in the future. 8. Please indicate the height of all walls/fences. Please note that the project will require a Concrete Masonry Unit (CMU) wall installed along any property line abutting a commercial use. 9. Please provide a color and material board with next submittal so staff can evaluate the the project's design. To be in conformance with the Village Design Guidelines, staff encourages "cottage" form, scale, and character - The use of gable roofs, varied roof heights, dormers, and interesting details and an informal composition will enhance the area's Village character. The Village Design Guidelines suggest materials such as wood and composifion single roofs - Please provide written support for the project's proposed design with the next submittal. 10. Please provide a preliminary landscape plan with next submittal. Engineering: 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 need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. Preliminary tifie report dated within the last 6 months. 2. Preliminary Soils Report. 3. Include a preliminary grading plan with your submittal, showing proposed topography, spot elevafions, drainage patterns, yard drains, grading quantities, etc. Exisfing grades have been plotted. The following issues need to be resolved prior to submittal: 4. On the site plan on Sheet Gl .1 and/or Al .0: a. It Is difficult to determine which way is north. Please designate north with a clearer symbol. b. Use an Engineer's scale on the site plan. c. Add street striping and dimensions along property street frontage. d. Add property line dimensions and bearings. e. Show or identify fire hydrants within 300 feet of the property. f. Add a property line cross section to illustrate grade transition between the proposed driveway and the neighbor's property. g. Add ADT at a rate of 8 ADT per unit X 2 units = 16 ADT. 5. To avoid redundancy and rechecking several site plans for consistency, remove the site pians on sheet G1.1 but keep the locafion map. 6. The top to bottom of driveway curb transition shall be 3 feet wide and the beginning transifion at the top of curb shall be 3 feet from an extension of the side property line. Also, show proposed curb, gutter and sidewalk to replace existing driveway approach. 7. Is a sewer pump proposed for the basement? Storm water pumps? Locate said pumps and connecting pipes. Dual pumps shall be used for storm water. 8. Is trash pick-up curbside or by the dumpster? Please clarify. 9. Sheet A2.1 showing the garage plan was not submitted with the latest submittal. The previous comments still apply. Dimension the parking garage and stalls. Also, plot the 24-foot turning radius for passenger vehicles per AASHTO standards. It appears that the vehicles within the rear stalls may not be able to back out without making more than 3 turns. Adding a 5-foot extension of the parking area to the rear should provide the space needed. The long term parking stall in the front of the underground garage appears to be tandem. Is this the intent? Even is this is not the intent, this space will most likely be used as tandem. 10. Widen the driveway to a minimum of 20 feet. 11. Show all street ufilities and connections, which shall include, but not be limited to, sewer lateral(s), water services, water meters, fire services with a backflow prevent or. Indicate pipe sizes and material. 12. Show the proposed dedication of the public right of way at the property street corner with a 25-foot radius property line. 13. The project must comply with the City's "Standard Requirements" described under Section II, Step 2(A)(i) on page 9 of the City's "Standard Urban Storm Water Mifigafion Plan (SUSMP)". Identify compliance with each standard requirement. 14. Provide evidence that the lot is a legal lot. Have Lots 13 through 16 been legally consolidated into one parcel? If not, an adjustment plat is needed to consolidate the lots. A chain of title search may be necessary to prove legality. 15. Isa gate proposed for the underground garage? If so, proper turn around for vehicles must be provided within the driveway outside the gate Since most if the previous redlined comments were not addressed, there was no need to create a new redlined plan. Therefore, the redlined plan given to the applicant under the first review still applies. To discuss all Engineering Department related concerns, please contact David Rick at 760-602-2781. PROJECT DATA ADDRESS 687 GRAND AVENUE CARLSBAD CA 92008 A.P.N. 203-302-04 PROJECT DESCRIPTION THE PROJECT IS TO BUILD A 2-UNIT APARTMENT PROJECT. THE STRUCTURES SHALL BE TWO STORIES OVER A SUBTERRANEAN BASEMENT AND PARKING AREA. ZONE V-R, DISTRICT 2 GENERAL PLAN DESIGNATION VILLAGE REDEVELOPMENT AREA DENSITY REQ.-15-23 D.U./ACRE PROPOSED -19 D.U./ACRE BUILDING COVERAGE REQ. - 60% - 80% PROPOSED - 36% (3,240.63 SQ. FT.) OPEN SPACE REQ. - 20% MIN PROPOSED - 55% BUILDING HEIGHT REQ. - 35'MAX PROPOSED - 33' PARKING REQ. - 2 SPACES/UNIT x 2 UNITS = 4 SPACES PROPOSED - 4 STANDARD COVERED SPACES REQ. VISITOR SPACE - 0.5 SPACE/UNIT X 2 UNITS = 1 SPACE PROPOSED VISITOR SPACE - 1 STANDARD COVERED SPACE TOTAL = 5 COVERED SPACES Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: March 2, 2005 2"" ISSUES AND COMPLETENESS REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary title report dated within the last 6 months. 2. Preliminary Soils Report. 3. Include a preliminary grading plan with your submittal, showing proposed topography, spot elevations, drainage patterns, yard drains, grading quantities, etc. Existing grades have been plotted. The following issues need to be resolved prior to resubmittal: 4. On the site plan on Sheet Gl .1 and/or Al .0: a. Its difficult to determine which way is north? Please designate north with a clearer symbol. b. Use an Engineer's scale on the site plan. c. Add street striping and dimensions along the property street frontage. d. Add property line dimensions and bearings. e. Show or identify fire hydrants within 300 feet of the property. f. Add a property line cross section to illustrate grade transition between the proposed driveway and the neighbor's property. g. Add ADT at a rate of 8 ADT per unit X 2 units = 16 ADT. 5. To avoid redundancy and rechecking several site plans for consistency, remove the site plans on Sheet Gl .1 but keep the locafion map. 6. The top-to-bottom of driveway curb transition shall be 3 feet wide and the beginning of transition at the top of curb shall be 3 feet from an extension of the side property line. Also, show proposed curb, gutter and sidewalk to replace existing driveway approach. 7. Is a sewer pump proposed for the basement? Storm water pumps? Locate said pumps and connecting pipes. Duel pumps shall be used for storm water. 8. Is trash pick-up curbside or by dumpster? Please clarify. 9. Sheet A2.1 showing the garage plan was not submitted with the latest submittal. The previous comments still apply. Dimension the parking garage and stalls. Also, plot the 24- foot turning radius for passenger vehicles per AASHTO standards. It appears that the vehicles within the rear stalls may not be able to back-out without making more than 3 turns. Adding a 5-foot extension of the parking area to the rear should provide the space needed. The long parking stall in the front of the underground garage appears to be tandem. Is this the intent? Even if this is not the intent, this space will most likely be used as tandem. 10. Widen the driveway to a minimum of 20 feet. 11. Show all street ufilifies and connecfions which shall include, but not be limited to, sewer lateral(s), water services, water meters, fire services with backflow preventor. Indicate pipe sizes and material. 12. Show the proposed dedication of public right of way at the property street corner with a 25- foot radius property line. 13. The project must comply with the City's "Standard Requirements" described under Section II, Step 2(A)(i) on page 9 of the City's "Standard Urban Storm Water Mitigation Plan (SUSMP)". Identify compliance with each standard requirement. 14. Provide evidence that the lot is a legal lot. Have Lots 13 through 16 been legally consolidated into one parcel? If not, an adjustment plat is needed to consolidate the lots. A chain of title search may be necessary to prove legality. 15. Is a gate proposed for the underground garage? If so, proper turn around for vehicles must be provided within the driveway outside the gate. Since most of the previous redlined comments were not addressed, there was no need to create a new redlined plan. Therefore, the redlined plan given to the applicant under the first review still applies. 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 Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: February 7, 2005 COMPLETENESS & ISSUES REVIEW RP 05-01 CORNER GRAND AVENUE PROJECT Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. Preliminary tifie report dated within the last 6 months. 2. Preliminary Soils Report. 3. Include a preliminary grading plan with your submittal, showing exisfing and proposed topography, spot elevafions, drainage patterns, yard drains, grading quantifies, etc. The following issues need to be resolved prior to resubmittal: 4. The vicinity map, site plan and assessor parcel number indicate that the property is located on three different corners. Clarify which property the development is on and orientate the streets accordingly. For purposes of this review, I will use the property identified by the parcel number which appears to be the property intended for development. 5. On the site plan on Sheet G1.1 and/or Al.O: a. Correct the alignment of the north arrow. b. Add a scale to the site plan. Use and Engineer's scale. c. Add street striping and dimensions along the property street frontage. d. Add property line dimensions and bearings. e. Plot adjacent structures, landscaping, topography etc. within 25 to 50 feet of the structure. f. Show or identify fire hydrants within 300 feet of the property g. Remove the PRE 04-60 number from the plans and replace with RP 05-01. h. Show correct property line location in relation to sidewalk. i. Add a property line cross secfion to illustrate grade transifion between the proposed driveway and the neighbor's property j. Add ADT at a rate of 8 ADT per unit X 2 units = 16 ADT. 6. Include a demolifion plan. Show the locafion of existing curb cuts for the driveway. 7. The top-to-bottom of driveway curb transition shall be 3 feet wide and the beginning of transition at the top of curb shall be 3 feet from an extension of the side property line. 8. Is a sewer pump proposed for the basement? Storm water pumps? Locate said pumps and connecting pipes. Duel pumps shall be used for storm water. 9. Is trash pick-up curbside or by dumpster? Please clarify 10. Dimension the parking garage and stalls. Also, plot the 24-foot turning radius for passenger vehicles per AASHTO standards. It appears that the vehicles within the rear stalls may not be able to back-out without making more than 3 turns. Adding a 5-foot extension of the parking area to the rear should provide the space needed. The long parking stall in the front of the underground garage appears to be tandem. Is tis the intent? Even if this is not the intent, this space will most likely be used as tandem. 11. Show all street ufilities and connections which shall include, but not be limited to, sewer lateral(s), water services, water meters, fire services with backfiow preventor. Indicate pipe sizes and materiai. 12. Show the proposed dedication of public right of way at the property street corner with a 25-foot radius property line. 13. The project must comply with the City's "Standard Requirements" described under Section II, Step 2(A)(i) on page 9 of the City's "Standard Urban Storm Water Mitigation Plan (SUSMP)". Identify compliance with each standard requirement. 14. Provide evidence that the lot is a legal lot. Have Lots 13 through 16 been legally consolidated into one parcel? If not, an adjustment plat is needed to consolidate the lots. A chain of title search may be necessary to prove legality 15. Is a gate proposed for the underground garage? If so, proper turn around for vehicles must be provided within the driveway outside the gate. Please forward attached redlined plans to the applicant. If you or the applicant has any quesfions, please either see or contact me at extension 2781. DAVID RICK Assistant Engineer Development Services Division Attm: Redlined plans, 3 sheets C: Senior Engineer - Development Services Division Citv of Carlsbad Housing & Redevelopment Department February 7, 2005 EDUARDO POSADA A61 HOTEL CIRCLE SOUTH SAN DIEGO, CA. 92108 SUBJECT: Corner Grand Ave Project - 786 Grand Avenue (RP 05-01) Eduardo, 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 have reviewed your Major Redevelopment Permit, application no. RP 05-01, as to its completeness for processing. The application is incomplete, as submitted. The attached list includes all items necessary to complete the application and/or clarify information on the plans. This list of items must be submitted directly to Housing and Redevelopment Department. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your applicafion can occur until the application is determined to be complete. When ail required materials are submitted, the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the applicafion was initially filed, January 12, 2005, 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 applicafion is withdrawn or deemed withdrawn, a new application must be submitted. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the applicafion. Sincerely, CITY OF CARLSBAD CLIFFJONES Assistant Planner C: Debbie Fountain, Housing & Redevelopment Director David Rick, Engineering Dept. Pat Kelley, Building Dept. 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 RP 05-01 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 submit to the Housing & Redevelopment Department five copies of the site plan showing the following informafion: (Please note, the issues are listed under the department which identified them as an area of concern). Housing & Redevelopment: Please note that many of these items were previously raised in the Preliminary Review letter (PRE 04-60). 1. The proposed project is inaccurately identified on an incorrect parcel on the site plan. The site plan shows the location of the project on the SW corner of Grand Ave and Jefferson St. The site plan must be corrected before staff can proceed with the processing of the application. Please note that the elevation direcfional description (north, south, east, and west) will change as a result of the correction to the site plan. The site plan should show 786 Grand Ave on the NW corner of Grand Ave and Jefferson St. 2. The application should be signed by the property owner. 3. Disclosure Statement shouid be signed by both the applicant and the owner. 4. In the Project Description section of the site plan, please include the following items: (Please note these items are requested within the application checklist) a. Building Coverage- The percentage of building coverage proposed for the site needs to be identified on the cover sheet. The building coverage standard for ali projects in Land Use District 2 is 60-80%. b. Open Space calculation- The percentage of open space for the site needs to be identified on the cover sheet. A minimum of 20% of the site must be maintained as open space. The areas that qualify as open space include: landscaped planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are permitted in the open space calculation. c. Note on the cover sheet that the Zoning Designation is V-R, District 2. d. Note on the cover sheet the proposed maximum buiiding height. 5. Please identify adjacent uses on the site plan. 6. Please identify the project as "RP 05-01 CORNER GRAND AVENUE PROJECT' on cover sheet Gl .1. 7. Please identify the maximum building height on sheets A3.1, A3.2, and A4.1. a. Buiiding Setbacks- A variance is required to increase the front setback from 15' to 20'; the rear setback from 10' to 20'; and the side (west) setback from 10' to 10'-7 3/8". 9. Please provide a color and materiai board with next submittal. 10. 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 unit is available to the developer. The 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 fime the building permits are issued. If you have any quesfions regarding Housing & Redevelopment Department comments please contact Cliff Jones at 760 434-2813. Building: 1. The rooftop "terrace" must be limited to 500 square feet or less, or have two readily accessible exits, including the hallway space. There must be two exits from the third level space if there is more than 500 square feet within a dwelling unit. 2. Please note that elevators cannot be counted as an exit since they will recali to the ground floor in an emergency. If you have any questions regarding Building Department comments please contact Pat Kelley at 760 602-2716. Engineering: INCOMPLETE ITEMS 1. Please provide a preliminary tifie report dated within the last 6 months. 2. Please provide a Preliminary Soils Report. 3. Include a preliminary grading plan with your submittal, showing exisfing and proposed topography, spot elevations, drainage patterns, yard drains, grading quantities, etc. ISSUES The vicinity map, site plan and assessor parcel number indicate that the property is located on three different corners. Clarify which property the development is on and orientate the streets accordingly. For purposes of this review, I will use the property identified by the parcel number which appears to be the property intended for development. On the site plan on Sheet Gl .1 and/or Al .0: a. Correct the alignment of the north arrow. b. Add a scale to the site plan. Use and Engineer's scale. c. Add street striping and dimensions along the property street frontage. NOV-04-04 ll:06A & ***-r-r*w***w 12345678901236547890 P.Ol Citv of Carlsbad Housing & Redevelopment Department November 3. 2004 MULLEN CONSTRUCTION 2890 PIO PICO DR CARLSBAD CA 92008 SUBJECT: Preliminary Review for Grand Avenue Comer Condominiums Project- PRE 04-60 (APN; 203-302-04) This letter is a foltov^-up to my previous letter to you. dated October 14. 2004. Listed below are the issues raised by the Housing & Redevelopment and Pianning Departments. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The Dreliminarv review does not represent an ln«depth analvsis of vour proiect. Additionai issues of concern mav be raised after vour application is submitted and processed for a more specific and detailed review. Housing A Redevelopment and Planning: Housing & Redevelopnrient and Planning Department comments on the preliminary review are as foilows: 1. Proiect Processing: a. The required land use permif for a project of this size is a Major Redevelopment Pemiit. This will require a public hearing before the Design Review Board for recommendation and a public hearing before the Housing & Redevelopment Commlssbn for final decision. The required application can be acquired from the Housing & Redeveiopment Department. b. Please submit a fully completed environmental impact assessment form with the fonnal application submittal to determine what level of environmental review is required. It is anticipated that the project will be exempt from environmental review per California Environmental Oualily Act (CEQA) Guidelines. 2. Proiect Densitv - The Housing and Redevelopment Department staff will support a project density of 19 dwellir^ units per acre. The proposed multifamily project oif two (2) units would be supported by staff, as long as the project meets the required development standards mentioned in the Carisbad Viiiage Redevelopment Master Plan and Design Manuel including the universal development standards and specific development standards —addressed for propertioc within Diatrict 2. ~ 3. Building Setbacks: a) The established range for front setbacks within Land Use District 2 are as foltows: Front: 5-15 feel. Side: 5-10 feet. Rear: 5-10 feet Setbacks proposed above the 10-15' minimum requiren)ent require a variance. b) in all cases where a range has been established as the appropriate setback standard within a given district, the lop of the range is considered lo be the desired standard. For 2965 Roosavolt St.. Sto. B • Carlsbad, CA 92006-2369 • (760) 434-2610/2811 • FAX (760) 720-2037 ^ NOV-04-04 11:06A & 123^678901236547890 P . 02 PRE 04-60 Grand Avenu^forner Condominiums 11/03/2004 Pace 2 . 3^6: m an approval of a setback standard, which is above the maximum for the subjeci land use district, a variance must be approved by the authorized approving body/official. Variances shall be granted according to the regulations set forth In Section21.35.130 of the Carlsbad Municipal Code. A variance for a setback standard which exceeds the top of the range, or the individual standards set forth, will be granted only if the project meets one or more of the following criteria: • The project is In a locafion where adjacent building are set back further than the permitted standard (range), adjacent buildings are likely to remain, and setting the structure back to the desired standard will maintain and reinforce the Village character of the area. • The project is In a location, wNch is in a transition area to residential development and where increased setbacks would soften the visual transition between commercial and residenfial development or would protect the livability of the residential development. 4. Building Coverage: Please show building coverage standard on formal project submittal. The building coverage standard for all projects in Land Use District 2 is 60- 80%. Special findings will have to be made if coverage is more lhan 60%. There are no floor area rations in the City of Carlsbad. 5. Building Heioht: Maximum building height is 35' with a minimum 5:12 roof pitch unless the residence or commercial use Is located over parking in which case the maximurrt height is 45' with a minimum 5:12 roof pitch. Building height is the vertical distance of a structure measured from the more restrictive (lowest) of finished or existing grade. The vertical distance is measured from all points at grade along and within the buiiding coverage to the highest point of the structure directly above that point of measurement. The applicant shall provide elevations and sections to show proposed building height, 6. Parking: The applicant will be required to satisfy paricing for the reskjential (tenant and guest). a. The proposed project would require parking for condominium use, which Is 2 standard spaces per unit with one being covered, and .5 spaces per unit up lo 10 units for guest parking. Therefore, two (2) parking spaces per unit and one (1) guest parking space would be required. Water heaters and olher projectkjns may not encroach into the required parking area. b Guest parking space requirements are a minimum 8.5 feet in width and 170 square feet. Therefore, the pari<ing spaces must be either 8.5' x 20* or 9' x 19'. In addition, two feet of clearance shall also be induded where each parking space abuts a solid wall. Visitor parking space cannot be tandem parking. Open Space: Please include an open space calculation. A minimum of 20% of the site must be maintained as open space. The areas that qualify as open space indude; landscaped planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are penmitted in the open space calculation. 8. Condominium projects proposed for individual ownership is required lo meet the developmenl standards of the Village Masier Plan. When not provided for in the Master Plan the project is also required to meet the star^dards of the Planned Unit Development Ordinance (CMC 21.45). A copy of the Planned Unit Development Ordinance has been induded for your use. Pursuant to Chapter 21.45 of the Zonmg Ordinance, following is a list of what will be required: 7. RECBVED urbltecture platform 3745 10^ Ave. NOV 0 1 2085 San Dte^o, CA. 92 I 03 CITYOFCARLSBAD Ph: G I 9.255.735G, Fax: G I 9.501 .9a7€ "^^^''^OE^irS^^^'^^"^ October ZG, 2005 City of Carbbad Ptannin<3 Department Re: Corner Grand Avenue Project -7(5G Grand Ave, (RP-05-0 I) Response Letter Housin<g ^ Redevelopment: I . Ok 2. Ok 3. In process 4. Reviewed 4 Corrected on all elevations 5. Reviewed and corrected on all elevations G. Reviewed and corrected on all elevations 7. Reviewed and corrected on site plan and elevations En<gineerm<g: G. located on c^acac^e levei \n the mechanical room. 7. Trash access from the ramp on the street level reflected on site plan. If you have any c^ue3t\or\3 or clarifications on any issue please give us a call. Thank You. Urbltecture Platform NOV-04-04 11:06A a*********** 12345678901236547890 P.Ol Citv of Carlsbad Housing & Redevelopment Department November 3. 2004 MULLEN CONSTRUCTION 2890 PIO PICO DR CARLSBADCA 92008 SUBJECT: Preliminary Review for Grand Avenue Comer Condominiums Project- PRE 04-60 (APN: 203-302-04) This letter is a follow-up to my previous letter to you. dated October 14, 2004. Listed below are the issues raised by the Housing & Redevelopment and Planning Departments. Please note that the purpose of a preliminary review is to provkle you with directk>n and comments on the overall concept of your project. The preliminarv review does not represent an in-depth analvsis of vour proiect. Additionai issues of concern mav be raised after vour application is submitted and processed for a more specific and detailed review. Housing A Redevelopment and Planning: Housing & Redevelopnient and Planning Department comments on the preliminary review are as foiiows: 1. Proiect Processinq: a. The required land use permit for a project of this size is a Major Redevelopment Penmit. This will require a public hearing before the Design Review Board for recommendation and a public hearing before the Housing & Redevelopment Commisston for final decision. The required application can be acquired from the Housing & Redevelopment Department. b. Please submit a fully completed environmental impact assessment form with the formal application submittal to determine what level of environmental review is required. It is anticipated that the project will be exem.pt from environmental review per California Environmental Quality Act (CEQA) Guidelines. 2. Proiect Densitv - The Housing and Redevelopment Department staff will support a projeci density of 19 dwelling units per acre. The proposed multifamily project of two (2) units would be supported by staff, as long as the project meets the required development standards mentioned in the Cartsbad Village Redevelopment Master Plan and Design Manuel including the universal development standards and specific development standards addressed for properties within Dislrict 2. 3. Buildinq Setbacks: a) The established range for front setbacks within Land Use District 2 are as follows: Front: 5-15 feet. Side: 5-10 feet. Rear: 5-10 feet. Setbacks proposed above the 10-15' minimum requirement require a variance. b) In atl cases where a range has been established as the appropriate setback standard within a given district, the top of the range is considered to be the desired standard. For 2965 Roosavolt St . Sto. B • Carlsbad, CA 92006-2389 • (760) 434-2610/2811 • FAX (760) 720-2037 ^ NOV-04-04 11:06A a****^******* 123^678901236547890 P. 02 ir*A»V«4rWWAtV« 123^5^ PRE 04-60 Grand AvenueTorner Condominiums 11/03/2004 Page 2 an approval of a setback standard, which is above the maximum for the subjeci land use district, a variance must be approved by the authorized approving body/official. Variances shall be granted according to the regulations set forth in Sectlon21.35.130 of the Carlsbad Municipal Code. A variance for a setback standard which exceeds the top of the range, or the individual standards set forth, will be granted only if the project meets one or more of the following criteria: • The project is in a location where adjacent buitoing are sel back further lhan the permitted standard (range), adjacent buildings are likely to remain, and setting the structure back to the desired standard will maintain and reinforce the Village character of the area. • The project is in a location, which is in a transition area to residential deveiopment and where increased setbacks would soften the visual transition between commercial and residenfial developmenl or would protect the livability of the restoential development. 4. Buitoing Coveraoe: Please show building coverage standard on formal project submittal. The buHdlng coverage standard for alt projects in Land Use District 2 is 60- 80%. Special findings will have lo be made if coverage is more than 60%. There are no floor area rations in the City of Cartsbad. 5. Buildino Heioht: Maximum building height is 35' with a minimum 5:12 roof pitch unless the residence or commercial use Is located over parking in which case the maximuni height Is 45' with a minimum 5:12 roof pitch. Buitoing height is the vertical distance of a structure measured from the more restrictive (lowest) of finished or existing grade. Thie vertical distance is measured from aii points at grade along and within the buiiding coverage to the highest point of the structure directly above that point of measurement. The applicant shall provide elevations and sections to show proposed buitoing height, 6. Parking: The applicant will be required to satisfy pari<ing for the restoential (tenant and guest). a. The proposed project would require parking for condominium use, which is 2 standard spaces per unit with one being covered, and .5 spaces per unit up lo 10 units for guest parking. Therefore, two (2) parking spaces per unit and one (1) guest parking space wouid be required. Water heaters and other projecltons may not encroach into the required parking area. b Guest parking space requirements are a minimum 8,5 feet in width and 170 square feet. Therefore, the paricing spaces must be either 8.5' x 20' or 9' x 19'. In addition, two feet of clearance shall also be included where each parking space abuts a solid wall. Visitor paridng space cannoi be tandem parking. 7. Open Space: Please include an open space calculation. A minimum of 20% of the site must be maintained as open space. The areas that qualify as open space indude; landscaped planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are permitted in the open space calculation. 8. Condominium projects proposed for individual ownership is required to meet the development standards of the Village Master Plan. When not provided for in the Master Plan, the project is also required to meet the standards of lhe Planned Unit Development Ordinance (CMC 21.45). A copy of the Planned Unit Development Ordinance has been induded for your use. Pursuant to Chapter 21.45 of the Zoning Ordinance, following is a list of what will be required: NOV-04-04 11:06A 12345678901236547890 P.03 PRE 04-60Grand Avenuecorner Condominiums 11/03/2004 PagsJ — — a. Driveway - Minimum 24 feet wWe with no parking pennitted in travel way. A vanance will need to be granted to reduce the driveway width from the required 24 feet width. Before a Variance may be granted, the following findings are needed: • That because of special circumstances applicable to the subject property, induding size, shape, topography, tocation or surroundings, the strict applicatton of the development standards deprives such property of privileges enjoyed by other property in the vtoinlty and under identical zoning classification; • That the variance shall not constitute a grant of special privileges inconsistent with the limitafions upon other properties In the vicinity and zone In whtoh the subject property is located and is subject lo any condittons necessary to assure compliance with this finding; • That the variance does not authorize a use or activity which is not otiienvise expressly authorized by the zone regulation governing the subject property; • That the variance is consistent with the general purpose and intent of the general plan and any applk^ble spedfic or master plans; b. Storage space is required for each unil. The storage space may be provided within the garage, provided it does not extend into the required paridng area. Must provide 480 cubto feet of storage space for each unit. c. Each unit shall provide a 15'x15' patio or 120 square feet of balcony to meet the private recreational space requirement. In order lo make balcony areas useable and funclfonal, provide a 6-foot minimum width. d. Duplexes needs to meet the private recreation standard of 25' x 25' usable rear yard per unit. e. Please show compliance with these requirements on your plans. 9. The project is subject to the City's inclusionary housing requirement. Since the project indudes 6 or fewer units, a fee in-lieu of providing an affordable unit is available to the devetoper. The current in-lieu fee is $4,515 per unit. The affordable housing in-lleu fee for the project will be based on the fee established at the fime the building permits are issued. 10. On the formal project submittal, the following information will be required a. Please show all adjacent uses and indicate their proximity to the subject property. b Please Indude zoning designation (i.e. VR District 2) on the site plan. c. Indicate on the site plans the proposed trash area. Due to the high visibility of the trash enclosure, piease consider the use of a split face masonry wall or similar malerial that will resist graffiti. Engineering must approve location of Irash enclosure to insure it does not impact visibility of dnver exifing the site. d. Setback distance informafion from proposed terraces and ail other proposed pop outs. NOV-04-04 11:07A 12345678901236547890 P.04 PRE 04-60 Grand Avenue Corner Condominiums 11/03/2004 Pace 4 — ' e. Indicate on the site plans the conrect street names. Preliminary ptans show street nanr^s switched. 11. Conformance with Desion Guidelines: The project must be consistent with the design gutoelines set forth for the area. A copy of the Village Design Guidelines has been included for your use. The design of the proposed project does not incorporate many of the design guidelines outlined In the Village Master Pian and Design Manual. It is recommended that you reexamine the Design Gutoelines set forth in the Village Master Plan and consider some modificaltons to the exterior design of the building. In particular, the design guidelines encourage the foitowing: a. A variety of setbacks along any street frontage. b. An abundance of landscaping planted to create an informal character c. Treat structures as individual buildings set within a landscaped green space. d. Emphasize the use of gable roofs with stopes of 5 in 12 or greater - Roof fonns should be prominent and used to integrate commen:ial and residential structures into a unified visual environment. e. Avoid flat roofs - limit flat roofs to minor areas which cannot be easily seen; f. Emphasize wood and composition :^hingle roofs. g. Design visual Interest into all sides of the buitoing - front facades fadng streets or public access shouid receive special design attentton. Other facades, which are visible, shouid also be visually pleasant h. Provide facade projections and recesses. i. Utilize applied surface ornamentation and other detail elements for visual interest and scale. j. Encourage front entry gardens. k. Emphasize "Cottage" form, scale, and character - The use of gable roofs, varied roof heights, dormers, interesting details and an informal composition will enhance the area's Village character and provide a visual relationship between residential and adjacent commerdal buildings. 1. Integrate fences and wails into the buitoing design. If you have any questions regarding Housing and Redevelopment Department comments please contact Rebeca Vazquez at 760-434-2813. This preliminary review does not constitute a complete review of the proposed project; addittonal items of concern may be Identified upon fonnal project applicafion submittal. Please contact Rebeca Vazquez in the Housing and Redevelopment Department at (760) 434-2813 if you have any questions regarding the information contained in this ietter. Sincerely, REBECA VAZQUEZ Planning Technician C; John Maashoff, Engineering Dept. Pat Kelley. Buitoing Dept. Mike Grim, Planning Dept. Gregory Ryan. Fire Dept. 0ct,-19-04 06:59A a*********** 12345678901236547890 P.Ol Citv of Carlsbad Housing & Redevelopment Department October 14. 2004 MULLEN CONSTRUCTION 2890 PIO PICO DR CARLSBAD CA 92008 SUBJECT: Preliminary Review for Grand Avenue Comer Condominiums Project- PRE 04-60 (APN: 203-302-04) A preliminary review of your project was completed on Odober 14, 2004. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provtoe you with direction and comments on the overall concept of your prpject. The preliminary review does not represent an in^lepth analvsis of vour project. Additionai issues of concem mav be raised after vour application is submitted and processed for a more specific and detailed review- Housing & Redevelopment and Planning: Housing & Redevelopment and Planning Department comments will be sent to you under a separate cover. Enqineering: 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. Order No. 2001-01 was recently issued by the California Regional Water Quality Control Board. These new regulattons involve significant changes to this project and other projecis processed throughout the San Diego region. In order to fadlitate the compliance of this project, the following are some criteria that should be incorporated into the design of the project: a) Ali efforts should be made to ensure that post devetopment storm run-off flows and velocities do not exceed pre-development storm run-off flows. b) Revise the plan to incorporate Best Management Practices (BMP's) as oufiined in the California Storm Waler Best Management Practice Handbooks, latest edition. Depending on the anticipated pollutants generated from the site, these measures may include but are not limited lo one or a combinafion of grass swales, pollution control basins, inlet filters, oil water separators, etc. c) Offsite and downstream siltation wouto nol be permitted at any time during the project (during construction or after). d) The applicant will be required to submit to the Cily a Storm Water PoHution Prevention Plan (SWPPP) lhat addresses both construction and post' construction phases of the project. The SWPPP will nol be required as part of the discretionary review, but will be required before issuance of development permits (grading permits, right-of-way permits, building permits, etc.). We encourage you to review the permil requirements (http://www. swrcb.ca.aov/rwqcb9/Programs/Storm Water/storm water ,html). 2965 RoossvDiT St . Ste, B • Carlsbad. CA 92008-2389 • (760) 434-2810/2611 • FAX (760) 720-2037 ^ 0ct-19-04 06:59A a************ 12346678901236547890 P.02 # PRE 04-60 Grand Avenue Comer Condominiums 10/15/2004 Paqe 2 2. A copy of the City's current Community Development Fee schedule is available from the Engineering counter at our Faraday offices. 3. A minor subdivision (MS) will be required in order to subdivide the subject property. Please refer to the City's MS application, the State Map Act, and the Cily Code for applicable requirements. 4. A conceptual grading and drainage plan shouto be submitted with the application package. The plan should show existing and proposed topography and drainage patterns on and adjacent lo the site and include all items listed in the Grading and Drainage secfion of the application package. The application package shouto also include a preliminary Geotechnical study lhat identifies feasibility and recommendations for the proposed development as it relates to the site. 5. The sight plan/Tentative Map should show all exisfing and proposed street improvements and driveways along Grand and Jefferson Street, on both sides of the street, 100 feet north and south of the subject site. The plans should clearly show existing and proposed right-of-way widths, street improvements, streel lights, fire hydrants, etc. 6. The fomiai applicafion package shouid indude a copy of a recent title report. All easements and encumbrances as identified in Schedule "B** of the preliminary titte report must be indicated on the site plan. The future disposition of any easements and encumbrances must also be identified. 7. This project will be allowed to prevtoe access to the two units via a 17-foot wide privale driveway. The driveway should include vertical curves for grade breaks in excess of 5%. Please profite the driveway on the formal site plans. The proposed driveway apron shouto be set back 3 feet from the property line. The width of the driveway apron can remain at 17 feet. If you have any quesfions regarding Engineering Departmenl comments please contact John Maashoff at 760-602-2747. Fire: Fire has compleled their Preliminary Review of this application and has no comments al this fime. Building: The Building Department had the following comments on the preliminary review: 1. Total roofed area served by one exit is limited to 500 square feet Unclear how much roof area is distributed to one exit it looks like perhaps the larger unit may have more 'IA ^^3* 500 square feel or very close to that. A second exit is required from third level * fj.^ spaces in excess of 500 square feet. It seems lhe two units have separate roof areas and exits. Additional information requested regarding interior height restrictions: The minimum ceiling height in residential space is 7'6*' in habitable spaces (living rooms, bedrooms etc). Other restoential space needs 7*0 min. Oct-19-04 06:59A a*********** 12345678901236547890 P. 03 # # PRE 04-60 Grand Avenue Comer Condominiums 10/15/2004 • If you have any questions regarding Building Departmenl comments please contact Pat Kelley at 760-602-2716. This preliminary review does not constitute a complete review of the proposed project; additional items of concern may be identified upon formal projeci application submittal Please contact Rebeca Vazquez in the Housing and Redevetopment Department 81*^60^.4^4^913 if you have any questions regarding the Informatton contained in this letter. ittfSly;— ~—- REBECA VAZQUEZ PlanningTechnician C: John Maashoff. Engineering Dept. Pat Kelley. Building Dept. Gregory Ryan. Fire Dept