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Home My WebLink AboutRP 05-03; DKN Hotel; Redevelopment Permits (RP) (3)STATE OF CALIFORNIA ARNOLD SCHWARZENEGGER, Governor PUBLIC UTILITIES COMMISSION 320 WEST 4™ STREET, SUITE 500 UOS ANGELES. CA 90013 January 22, 2007 Van Lynch / Cliff Jones City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Dear Van Lynch & CliffJones: "Re: SCH# 20061221106; Springhill Suites - GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/SDP 05- 04/CDP 05-14 The Califomia Public Utilities Commission (Commission) has jurisdiction over the safety of highway-rail crossings (crossings) in Califomia. The Califomia Public Utilities Code requires Commission approval for the constmction or alteration of crossings and grants the Commission exclusive power on the design, alteration, and closure of crossings. Commission staff is concemed that the new development near Carlsbad Boulevard and Oak Avenue (lat=33.156846, long=-l 17.344842) may increase traffic volumes not only on streets and at intersections, but also at at-grade highway-rail crossings: 1. Grand Avenue (DOT 026820X) 2. Carlsbad Village Drive (DOT 026821E) 3. Tamarack Avenue (DOT 026822L) Mitigation measures to consider include, but are not limited to, grade separation of major thoroughfares, safety knprovements to existing at-grade highway-rail crossings due to an increase in traffic volumes and appropriate fencing to limit the access of trespassers to railroad right-of-way. The Commission did not receive a copy ofthe Negative Declaration from the State Clearinghouse. Please provide us with a copy for review. The City of Carlsbad shoxild arrange a meeting with the Commission's Rail Crossings Engineering Section and North County Transit District (NCTD) to discuss relevant safety issues and, if necessary, file a G088-B request for authority to modify an at-grade crossing. Please advise us on the status of the project. If you have any questions in this matter, please contact me at (213) 576-7078 or at rxm(gcpuc.ca.gov. lOZ, PJ Utilities Engineer Rail Crossings Engineering Section Consumer Protection & Safety Division C: Richard Walker, NCTD December 13, 2006 TO: Cliff Jones, Assistant Planner Van Lynch, Senior Planner Michele Masterson, Management Analyst Michelle Gregory, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 3*^^ Review DKN Hotel - SpringhiU Suites - Marriott - RP05-03 - CDP05-14 - SDP05-04 - ZC05-02 3136 Carlsbad Blvd. PELA file: 116 - DKN Hotel - Springhill Suites - Marriott - RP05-03 - Con3 Landscape Architect: Wilkinson Design Group, (760) 434-2152 Plans have previously been through two (2) reviews and a meeting was held with the applicant on November 28 to review issues. Previous landscape design comments number 2 and 5 were deleted based on direction from the City at the November 28 meeting. Based on the third landscape submittal, the following conditions of approval are recommended: 1. Existing turf parkways along Carlsbad Boulevard shall be repaired if damaged and shall be provided with a complete automatic irrigation system all as approved by the Planning Director. Turf, shmb and ground cover plantings within the parkway shall be maintained by the project owner. 2. The parkway turf plantings located at the southwest comer of the project on the east side of the Carlsbad Boulevard sidewalk shall be revised to appropriate shmbs and ground covers as approved by the Planning Director. 3. Plans shall be revised to provide woody shmbs planted over herbaceous ground covers to cover a minimum 60% of the ground cover area at maturity along Lincoln Street as approved by the Planning Director. CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW December 11, 2006 TO: Cliff Jones - Housing and Redevelopment FROM: David Rick - Engineering Department COMPLETENESS REVIEW PROJECT ID: RP 04-04(A)/CT 06-18 ROOSEVELT GARDENS CONDOMIMIUM The Engineering Department has completed its review of the above referenced project for compliance with the previously determined issues. The project appears to comply with City engineering standards and all issues have been addressed. Please add the following conditions of approval to the approving resolution or letter: ENGINEERING CONDITIONS /VOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed tentative map, must be met prior to approval of a building or grading permit whichever occurs first. Genera/ 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from the City Engineer for the proposed haul route. 2. The area designated for vehicular back up shall be clearly delineated with signage and/or pavement graphics to preclude unauthorized parking. 3. Developer shall submit to the City Engineer, a reproducible 24" x 36", mylar copy of the tentative map and a digital copy of said map (in AutoCAD format, latest version) reflecting the conditions approved by the final decision making body. The reproducible shall be submitted to the City engineer, reviewed and, if acceptable, signed by the City's project engineer and project planner prior to submittal of the building plans, final map, improvement or grading plans, whichever occurs first. The digital file copy shall be submitted in a format as approved by the City Engineer. 4. Developer shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, agents, officers, and representatives, from and against any and all liabilities, losses, damages, demands, claim and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this tentative parcel map, (b) City's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, including an action filed within the time period specified in H:\LIBRARY\ENG\WPDATA\MISC\COMPREV Government Code Section 66499.37 and (c) Developer's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 5. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements: streets, sidewalks, street lights, and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 6. Subject to the City Engineer's approvai, the property owner shall enter into an encroachment agreement with the City for the proposed enhanced pavement shown within the driveway. Application processing and criteria for said encroachment agreement is subject to the requirements established by the City Engineer. Fees/Agreemente 7. Prior to approval of any grading or building permits for this project. Developer shall cause Owner to give written consent to the City Engineer to the annexation of the area shown within the boundaries of the site into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additionai Street Lighting and Landscaping District. Said written consent shali be on a form provided by the City Engineer. Grading 8. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall apply for and obtain a grading permit from the city engineer prior to issuance of a building permit for the project. Dedications/Improvements 9. Developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. Developer shall provide improvements constructed pursuant to best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be submitted to and subject to the approval of the City Engineer. Said plans shall include but not be limited to notifying prospective owners and tenants of the following: A. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain H:\LIBRARY\ENG\WPDATA\MISC\COMPREV or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. C. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. 10. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Management Plan (SWMP)." The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued bythe San Diego Region of the California Regional Water Quality Control Board and City of Carlsbad Municipal Code. The SWMP shall address measures to avoid contact or filter said pollutants from storm water, to the maximum extent practicable, for the post-construction stage of the project. At a minimum, the SWMP shall: a. identify existing and post-development on-site pollutants-of-concern; b. identify the hydrologic unit this project contributes to and impaired water bodies that could be impacted by this project; c. recommend source controls and treatment controls that will be implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way; d. establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to resident education on the proper procedures for handling clean up and disposal of pollutants; e. ensure long-term maintenance of all post construct BMPs in perpetuity; and f. identify how post-development runoff rates and velocities from the site will not exceed the pre-development runoff rates and velocities to the maximum extent practicable. 11. Prior to building permit or grading permit issuance, whichever occurs first, developer shall design, apply for and obtain approval of the City Engineer, for the structural section for the access aisles with a traffic index of 5.0 in accordance with City Standards due to truck access through the parking area and/or aisles with an ADT greater than 500. The structural pavement design of the aisle ways shall be submitted together with required R-value soil test information and approved by the City Engineer as part of the building or grading plan review whichever occurs first. 12. Developer shall cause Owner to make an offer of dedication to the City and/or other appropriate entities for all public streets and other easements shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be offered free and clear of all liens and encumbrances and without cost. Streets that already public are not required to be rededicated. 13. Developer shall execute and record a City standard Subdivision Improvement Agreement to install and secure with appropriate security as provided by law, public improvements shown on the tentative map and the following improvements including, but not limited to installation of sewer and water mains and related appurtenances to H:\LIBRARY\ENG\WPDATA\MISC\COMPREV City Standards to the satisfaction of the City Engineer. The improvements are: a) All sewer and water facilities located within the public right-of-way and proposed on-site public utility and public utility access easement. b) Curb outlet and driveway approach within the public right-of-way and the "easement for public sidewalk and incidental purposes", as shown on the tentative map. A list of the above shall be placed on an additional map sheet on the Final Map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. Final Map Notes 14. Developer shall show on Final Map the net developable acres for each parcel. 15. Note(s) to the following effect(s) shall be placed on the map as non-mapping data A. All improvements are privately owned and are to be privately maintained with the exception of the following: 1. All sewer and water facilities located within the public right-of-way and proposed on-site public utility and public utility access easement 2. Curb outlet and driveway approach within the public right-of-way and the "easement for public sidewalk and incidental purposes", as shown on the tentative map. B. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. Carlsbad Municipal Water District 16. Prior to issuance of building permits. Developer shall pay all fees, deposits, and charges for connection to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. 17. The Developer shall install (potable water and/or recycled water services) and meters at a location approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. 18. The Developer shall install sewer laterals and clean-outs at a location approved by the District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. 19. This project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the District Engineer has determined that adequate water and sewer facilities are available at the time of occupancy. A note to this effect shall be placed on the Final Map, as non-mapping data. H:\LIBRARY\ENG\WPDATA\MISC\COMPREV 20. Prior to approval of improvement plans or final map. Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. 21. The Developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the (Tentative Map/Site Plan) to the satisfaction of the District Engineer. Proposed public facilities shall be reflected on public improvement plans. 22. The Developer shall provide separate potable water meters for each separately owned unit. 23. Sewer cleanouts shall be provided for each sewer lateral per City Standards. 24. The proposed water service pipe for the fire sprinkler system shall be a minimum 6 inches in diameter for that portion installed within the public right-of-way. Code Reminder The project is subject to all applicable provisions of local ordinances, including but not limited to the following: A. The tentative map shall expire twenty-four (24) months from the date this tentative map approval becomes flnal. B. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the saflsfacflon of the City Engineer. If you or the applicant has any questions regarding the above, please either see or call me at extension 2781. David Rick Assistant Engineer - Development Services Division H:\LIBRARY\ENG\WPDATA\MISC\COMPREV PLANNING SYSTEMS LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA,3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION October 30, 2006 Mr. Cliff Jones CITY OF CARLSBAD Housing & Redevelopment Department 2965 Roosevelt St. Ste B Carisbad, CA 92008 RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DKN Springhill Suites Dear Cliff: Per your letter dated August 30,2006 identifying Staff items and issues w^ith the submittal of the above-referenced project, the project applicant has commissioned modifications to the project design and the provision of the additional information requested. To this end, attached vv^ith this cover letter please find a re-submittal package including: • Five (5) sets of revised plans • Landscape redlines • Materials and color board With regard to the specific items and issues identified in the August 30 letter, the following is a discussion of the method in which the redesigned project addresses the general issues, followed by a specific response to each item/issue identified by City Staff, in the order presented in your draft letter. Issues of Concem Housing & Redevelopment and Planning: 1. As mentioned in previous correspondence, staff has concern regarding the look of the roof of the proposed building. Any modifications to the roof to make it appear more like a true roof (consistent with fhe architectural design chosen) would benefit the project. The dormers could be integrated into the roofiine rather than just "planted on" and the roofiine could also benefit from the use of larger/lengthier exposed eaves. Additionally, the mansard roof could be broken up more as viewed from the north and south. Response: Pursuant to the conclusions of our meeting on October 5, we have prepared computer/artist renderings (Sheets A-15 & A-16) which have been included into the plan package. These renderings better depict that the eaves will project only 24" from the facade, with dormers extending only up to 36" from the fagade. The mansard roof line steps in and out with the relief in the fagade. We are very pleased with the architectural design and roofiine as shovm on these computer-based renderings. We are hopeful that these provide an understandable visual simulation of the roofiine and architecture of the project. 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008 • (760) 931-0780 • FAX (760) 931-5744 • info@planningsystems.net 2. Staff is concemed with the elevation depicted as Elevation B on Sheet A-7. The roofiine at the northeast corner ends nine feet from the property line. Staff is concerned how this will look. Additional articulation should be incorporated at this location or the applicant should consider planted landscaping that grows tall to improve the look ofthis corner. Additionally, no detail is provided regarding the look ofthe east side ofthe building that projects above the existing 7-11 shopping center. Please provide detail on how this elevation will look and provide articulation as necessary. Response: Elevation B-1 was added for clarity as requested at the October 5 meeting. The stairwell is defined by a higher parapet and wood brace detailing. Additional detailing was added to the north elevation as shown in the elevation. 3. Staff suggests the southwest elevation ofthe building that has no windows could use more building articulation in line with the architectural theme already chose for the project. Response: This 12-0" wide portion of the elevation contains relief at the ground level in the form of a covered patio, and is capped by a mansard roof and roof terrace. The blank wall portion in-between provides a nice canvas for the hotel identification signage as seen on elevation F/A-8. 4. The elevator necessary to access the roof deck at the south elevation could benefit from architectural screening. Response: The elevator override parapet massing is set back 9' from the face of the stair gable end roofiine. This can be seen in the 3-D shadow studies on sheet A-11 and View 1 3-D sketch on sheet A-15. The line weights on the elevations have been adjusted to better depict the reUef. 5. On Sheet A-14 please correct "BuiJding Section X" illustration to refiect a residential building not hotel suites. Response: The notation has been corrected. The sections now appear on Sheet A- 13. 6. On Sheet A-14 please indicate the building setbacks for "Building Section" illustration. Response: The setbacks have been indicated and can be seen on Sheet A-13. 7. Please provide an updated color and materials board. Response: An updated color and materials board has been included with this re- submittal, as requested. 8. Once the final design is acceptable to staff, the applicant should consider providing artist renderings or photo simulation in order to better demonstrate to the public what the final building will look like. Response: Two artist renderings have been included in the plan sets on Sheet A-16 for staff review. Colored renderings mounted on boards will be provided prior to public hearing or at Staff's request. PLANNING SYSTEMS D Landscape: 1. Plans are too conceptual to allow for an appropriate review. There is one symbol used for several trees/palms. In several cases the list of possible trees/palms has plants that are drastically different. One symbol is used for all shrubs where the list of shrubs is very different in character. Please provide one symbol for each tree and palm unless they have the same character (i.e. evergreen of same height and width and character) and provide one symbol for each type of shrub (i.e. large evergreen screen shrub; medium evergreen shrub; small fiowering accent shrub; etc.). Final comments are reserved pending more complete plans. Response: The plant legend has been revised and now shows all symbols used on the landscape plan. 2. Please identify all symbols used on the plans. Check all symbols. Response: All symbols have now been shown on the legend. 3. Please address planting of all landscape areas. Response: All planting areas have been illustrated to define their treatments. 4. Provide detailed information as to the expected ultimate size ofthe plants that are to be grown in the containers. Response: Size data has been added to the legend. 5. There appear to be windows with views out to the 6' masonry wall along the southeast side ofthe building. Please provide landscaping along this wall and enhance views. Response: Vines have been added to the inside face of the masonry wall along the southeast side of the building. 6. Please show and label all property lines and easements on the landscape plans. Response: All property lines have been shown on the landscape plan. 7. Provide a plant palette list indicating the following: a. Tree types and quantities b. Shrub types and quantities (approximate) c. Proposed plant sizes (either by number or % of total quantity) Response: The plant legend has been updated to include the requested information. 8. All planting areas shall be outlined as one of the four planting zones below and described in Appendix A: Zone One Lush Zone Two Refined Zone Three Naturalizing/Transitional Zone Four Native Response: The landscape plan has no Zone 3 or Zone 4. Zone 1 is identified and all other areas are Zone 2. A note has been added to the plan indicating the Zone breakdovm. PLANNING SYSTEMS a 9. Indicate the percentage ofthe landscaped area (as defined in Appendix G) of each planting zone as described in Section A.5-3 and Appendix A. Response: A note on planting zones has been added to the landscape plan. 10. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. Response: AU drainage collection systems proposed as part of the project have been labeled on the landscape plan. 11. 50% ofthe shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please insure this requirement is met. Response: At least 50% of the shrubs proposed for this project shall be a minimum 5 gallon size. 12. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are rw confiicts with trees. Response: Existing utiUties have been labeled. There are no street lights within the public right-of-way. 13. Plans shall include but not be limited to: a. Extent of Planting Zone 1 (Lush) - Indicate percentage of Zone 1 planting (per Appendix A) of the total landscaped area (as defined in Appendix G). Provide justification for the appropriateness of where Zone 1 plantings are used in terms of water conservation. (For example, are Zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) b. Proposed turf areas, (see limitations in IV.C.3-4.2) Give percentage of turf of the total landscaped area. Response: The plan proposed no turf other than the existing turf located in the public right-of-way, 14. Plan notes indicate that other than the turf, there are no zone 1 plantings. Plans califor Cyperus which is zone 1. Please revise notes as appropriate. Include all zone 1 plantings in the percentage calculations per comment numbers 10 and 14 above. Response: The notes and percentage calculations have been revised. 15. Per the water conservation section ofthe manual (C.3-4.6), woody shrubs must be planted over herbaceous groundcover to cover 60% ofthe groundcover area at maturity. Please insure that this requirement is met. Response: A section titled "Herbaceous Groundcover" has been added to the legend and the landscape plan now meets this standard. 16. Please reduce the percentage of turf to meet requirements ofthe landscape manual section IV, C.3- 4.2-1. PLANNING SYSTEMS a Response: The plan proposed no turf other than the existing turf located in the public right-of-way. 17. Please clearly indicate and label the precise location ofthe Red Fescue planting on the plans. Response: The Red Fescue has been labeled on the landscape plan. 18. It is recommended that landscaping be included along the southwest side ofthe pool to soften and enhance this wall. Please address. Response: Vines have been added to the area along the southwest side of the pool. 19. Retum redlines and provide 2 copies of all plans (concept and water conservation) on the next submittal. Response: The redlined plans have been retumed along with 2 copies of the revised landscape plan. Thank you for your continued assistance with the planning of this project. With these minor revisions, we are hopeful that the project design is now acceptable for docketing for Design Review Board/Planning Commission hearing. Sincerely, PSUIJ. Klukas J Director of Planning cc: Neil Patel Attachments PLANNING SYSTEMS a Citv of Carlsbad Housing & Redevelopment Department August 30, 2006 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Marriott (RP 05-03, SDP 05-04, CDP 05-14. LCPA 05-02, ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 The purpose of this letter Is to address issues of concern raised by City staff following a review of the revised plans. The issues of concern are attached for your review. These issues must be addressed prior to staff making a formal recommendation on the project. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, CLIFF JONES Assistant Planner c: Kenny Booth, Planning Systems Van Lynch, Planning File 2965 Roosevelt St., Ste. 8 • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ DKN Marriott 08/30/2006 Page 2 of 4 ISSUES OF CONCERN No. RP 05-03, SDP 05-04. CDP 05-14. LCPA 05-02, ZC 05-02. GPA 05-05 Staff has completed a review of the subject project for issues of ooncern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment & Planning: 1. As mentioned in previous correspondence, staff has concern regarding the look of the roof of the proposed building. Any modifications to the roof to make it appear more like a true roof (consistent with the architectural design chosen) would benefit the project. The dormers could be integrated into the roof line rather than just "planted on" and the roof line could also benefit from the use of larger/lengthier exposed eaves. Additionally, the mansard roof could be broken up more as viewed from the north and south. 2. Staff is concerned with the elevation depicted as Elevation B on Sheet A-7. The roofiine at the northeast corner ends nine feet from the property line. Staff is concerned how this will look. Additional articulation should be incorporated at this location or the applicant should consider planted landscaping that grows tall to improve the look of this corner. Additionally, no detail is provided regarding the look of the east side of the building that projects above the existing 7-11 shopping center. Please provide detail on how this elevation will look and provide articulation as necessary. 3. Staff suggests the southwesf elevation of the building that has no windows could use more building articulation in line with the architectural theme already chosen for the project. 4. The elevator necessary to access the roof deck at the south elevation could benefit from architectural screening. 5. On Sheet A-14 please correct "Building Section X" illustration to reflect a residential building not hotel suites. 6. On Sheet A-14 please indicate the building setbacks for "Building Section" illustration. 7. Please provide an updated color & materials board. 8. Once the final design is acceptable to staff, the applicant should consider providing artist renderings or photo simulation in order to better demonstrate to the publk: what the final building will look like. For questions regarding Housing & Redevelopment Department and Planning comnnents, please contact Cliff Jones at 760-434-2813. Landscape: 1. Plans are too conceptual to allow an appropriate review. There is one symbol used for several trees/palms. In several cases the list of possible trees/palms has plants that are drastically different. One symbol is used for all shrubs where the list of shrubs is very different in character. Please provide one symbol for each tree and palm unless they have DKN Marriott 08/30/2006 Page 3 of 4 the same character (i.e. evergreen of same height and width and character) and provide one symbol for each type of shrub (i.e. large evergreen screen shrub; medium evergreen shrub; small flowering accent shrub; etc.). Final comments are reserved pending more complete plans. 2. Please identify all symbols used on the plans. Check all symbols. 3. Please address planting of all landscape areas. 4. Provide detailed information as to the expected ultimate size of the plants that are to be grown in the containers. 5. There appear to be windows with views out to the 6' masonry wall along the southeast side of the building. Please provide landscaping along this wall to soften and enhance views. 6. Please show and label all property lines and easements on the landscape plans. 7. Provide a plant palette list indicating the following: a. Tree types and quantities b. Shrub types and quantities (approximate) c. Proposed plant sizes (either by number or % of total quantity) 8. All planting areas shall be outlined as one of the four planting zones below and described in Appendix A: Zone One Lush Zone Two Refined Zone Three Naturalizing/Transitional Zone Four Native 9. Indicate the percentage of the landscaped area (as defined in Appendix G) of each planting zone as described in Section A.5-3 and Appendix A. 10. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 11. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please insure this requirement is met. 12. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilifies and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 13. Plans shall include but not be limited to: a. Extent of Planting Zone 1 (Lush) - Indicate percentage of Zone 1 planting (per Appendix A) of the total landscaped area (as defined in Appendix G). Provide justification for the appropriateness of where Zone 1 plantings are used in terms of water conservation. (For example, are Zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) b. Proposed turf areas. (See limitations in IV.C.3-4.2) Give percentage of turf of the total landscaped area. 14. Plan notes indicate that other than the turf, there are no zone 1 plantings. Plans call for Cyperus which is zone 1. Please revise notes as appropriate. Include all zone 1 planfings in the percentage calculations per comment numbers 10 and 14 above. 15. Per the water conservation section of the manual (C.3-4.6), woody shrubs must be planted over herbaceous groundcover to cover 60% of the groundcover area at maturity. Please insure that this requirement is met. 16. Please reduce the percentage of turf to meet requirements of the landscape manual section IV, C.3-4.2-1. 17. Please clearly Indicate and label the precise location of the Red Fescue planting on the plans. DKN Marriott 08/30/2006 Page 4 of 4 18. It is recommended that landscaping be included along the southwest side of the pool to soften and enhance this wall. Please address. 19. RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) on the next submittal. For quesfions regarding Landscape Consultant comments, please contact Michael Elliott at 760-944-1620. August 1, 2006 TO: Cliff Jones, Assistant Plamier Van Lynch, Senior Planner Michele Masterson, Management Analyst FROM: Michael Elliott, City of Carisbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 1^ Review DKN Hotel - Springhill Suites - Marriott - RP05-03 - CDP05-14 - SDP05-04 - ZC05-02 3136 Carlsbad Blvd. PELA file. 116 DKN Hotel ~ Sprin^ill Suites - Marriott RP05-03 - Conl Landscape Architect: Wilkinson Design Group, (760) 434-2152 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. 1. Plans are too conceptual to allow an appropriate review. There is one symbol used for several trees/palms. In several cases the list of possible trees/palms has plants that are drastically different. One symbol is used for all shmbs where the list of shmbs is very different in character. Please provide one symbol for each tree and palm unless they have the same character (i.e. evergreen of same height and width and character) and provide one symbol for each type of shmb (i.e. large evergreen screen shmb; medium evergreen shmb; small flowering accent shmb; etc.). Final comments are reserved pending more complete plans. 2. Proposed landscape is minimal and out of scale with the overall project. In an effort to better balance the project without major re-design, it is recommended that the two patio areas (one at the southwest and one at the northwest comers of the project) along Carlsbad Boulevard be reduced in size by approximately 50% and used as landscape area. Groupings of large scale trees should be incorporated in these locations to soften and enhance the architecture. 3. Please identify all symbols used on the plans. Check all symbols. 4. Please address planting of all landscape areas. 5. Landscaping is minimal and insufficient along the southeast and northwest sides of the building leaving elevations exposed and un-softened. Plantings that are proposed are in containers (due to a parking stmcture below) which will limit the ultimate size of the plants. Additional landscaping is needed to both soften and enhance these elevations. Please provide additional plantings to better scale with the architectural mass. Provide detailed information as to the expected ultimate size of the plants that are to be grown in the containers. 6. There appear to be windows with views out to the 6' masonry wall along the southeast side of the building. Please provide landscaping along this wall to soften and enhance views. 7. Please show and label all property lines and easements on the landscape plans. DKN Hotel - Springhill Suites - Marriott - RP05-03 - CDP05-14 August 1, 2006 Conceptual Plan Review Page 2 8. Provide a plant palette list indicating the following: a. Tree types and quantities b. Shmb types and quantities (approximate) c. Proposed plant sizes (either by number or % of total quantity) 9. All planting areas shall be outlined as one of the four planting zones below and described in Appendix A: Zone One Lush Zone Two Refmed Zone Three Naturalizing/Transitional Zone Four Native 10. Indicate the percentage of the landscaped area (as defined in Appendix G) of each planting zone as described in Section A.5-3 and Appendix A. 11. Show and label any bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and work these facilities into the design. 12. 50% of the shmbs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please insure this requirement is met. 13 . All utilities are to be screened. Landscape constmction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 14. Plans shall include but not be Hmited to: a. Extent of Planting Zone 1 (Lush) - Indicate percentage of Zone 1 planting (per Appendix A) of the total landscaped area (as defined in Appendix G). Provide justification for the appropriateness of where Zone 1 plantings are used in terms of water conservation. (For example, are Zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) b. Proposed turf areas. (See limitations in IV.C.3-4.2) Give percentage of turf of the total landscaped area. 15. Plan notes indicate that other than the turf, there are no zone 1 plantings. Plans call for Cypems which is zone 1. Please revise notes as appropriate. Include all zone 1 plantings in the percentage calculations per comment numbers 10 and 14 above. 16. Per the water conservation section of the manual (C.3-4.6), woody shmbs must be planted over herbaceous groundcover to cover 60% of the groundcover area at maturity. Please insure that this requirement is met. 17. Please reduce the percentage of turf to meet requirements of the landscape manual section IV, C.3-4.2-1. 18. Please clearly indicate and label the precise location of the Red Fescue planting on the plans. 19. It is recommended that landscaping be included along the southwest side of the pool to soften and enhance this wall. Please address. 20 RETURN REDLINES and provide 2 copies of all plans (concept and water conservation) on the next submittal. (5 itv of Carlsbad Public Works/Parks Division July 26, 2005 Mr. Kenny Booth 1530 Faraday Avenue, Suite 100 Carlsbad CA 92008 Dear Mr. Booth, I wish to tiiank you for your letter to Mr. Kyle Lancaster, dated July 20, 2005, regarding the removal and relocation of the three Washington robusta pakns. Although, these palms will be planted in our right-of-way they are not in our Street Tree Inventory. Therefore, the City does not maintain tiiese trees. I will be forwarding your letter to the City's Housing and Redevelopment office for their review. Again, thank you for notifying us as to your future landscape plans and all the best to you and staff regarding this project. Sincerely, Michael E. Bliss Tree Supervisor 760/434-2985 1200 Carlsbad Village Drive • Carlsbad, CA 92008 • (760) 434-2825 • FAX (760) 434-7185 PLANNING SYSTEMS • LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION RECEIVED JUL 2 0 2005 July 20,2005 Kyle Lancaster CITY OF CARLSBAD General Services Division 3096 Harding Street Carlsbad, CA 92008 RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DKN Hampton Inn Dear Mr. Lancaster: / ^ We have recently submitted an application to the City of Carlsbad Housing & Redevelopment Department for a Redevelopment Permit, Site Development Plan, Local Coastal Program Amendment, Zone Change and General Plan Amendment for the development of a Hampton Inn Suites on the property located at 3136 Carlsbad Boulevard. The proposed development will impact three (3) Washingtonia Robusta trees located in the public right-of-way. The trees will be removed to make room for a new driveway that will give access to the project. The current proposal is for the trees to be relocated within the public right-of-way. Please fmd attached a copy of the conceptual project plans. Included in the plans is the Preliminary Landscape Plan, which shows the current location of the trees and the proposed relocation sites. Please accept this letter as a formal application for the removal and relocation of these trees. Sincerely, Kenny Booth Planner cc: Paul Klukas Neil Patel Attachment 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008 • (760) 931-0780 • FAX (760) 931-5744 • info@planmngsystems.net PLANNING SYSTEMS D LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION RECEiVED JUL 1 ^ 2006 CIW OF CARLSBAD HOUSING & REDEVELOPMENT DEPARTMENT July 14,2006 Cliff Jones CITY OF CARLSBAD Housing & Redevelopment Department 2965 Roosevelt St. Ste B Carlsbad, CA 92008 RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DBCN Springhill Suites Dear CHff: Per your letter dated March 1,2006 identifying Staff items and issues with the subnuttai of the above-referenced project, the project applicant has commissioned modifications to the project design and the provision of the additional information requested regarding the project. To this end, attached with this cover letter please find a re-submittal package including: Five (5) sets of revised plans Height Analysis CDP fee of $3,817.80 Variance Findings Pool Area Detail Exhibit With regard to the specific items and issues identified in the March 1 letter, the following is a discussion of the method in which the redesigned project addresses the general issues, followed by a specific response to each item/issue identified by City Staff, in the order presented in your draft letter. Issues of Concern Housing & Redevelopment and Planning: 1. Please replace tiie DEV 05-19 # witii tiie Coastal Development Pennit # (CDP 05- 14) on the front cover sheet of the plans. Response: DEV 05-19 has been replaced by CDP 05-14 on all plan sheets. 2. Please correct the spelling error on the front cover sheet under Developer to read "DKN Hotels". Response: The spelling error on the Cover Sheet (CS) has been revised. It now reads "DKN Hotels". 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008 • (760) 931-0780 • FAX (7160) 931-5744 • iiifo@planningsystems.net 3. Staff recently noticed that a fee was not collected for CDP 05-14. A fee for the CDP will need to be coUected. The fee wiU need to be broken down by zoning. Staff will need to coUect $560 for the VR zoning and $835.00 -i- .10 per square foot for the area outside the VR zoning. Please contact staff for more information. Response: A check for $3,817.80 is included with this re-submittal. Breakdown as foUows: 36,954 sq. ft. x .10 = $3,695.40 + $835.00 + $560 (-25% discount) = $3,817.80 4. Staff coimts a total of 105 rooms. Each room that has a door and direct access to the main haU way should be calculated in the room coimt. This has an effect on the parking calculation. Please revise the plans accordingly. Response: After redesign of the hotel, the room coimt now stands at 104. AU rooms that have a door and direct access to the main haUway have been included in this count. Correspondingly, the parking calculations have been revised to properly match the room count. 5. Architectural features may only encroach two feet in required yards. Please make sure that aU overhangs and coltmms are at least 3 feet back from the front property line. Response: The plans have been revised to show that aU oveihangs and columns encroach no more than 2 feet into all required yards, including the front property line. ThiscanbeseenontheRoof Plan (Sheet A-9). 6. Please provide section detail and elevations of the proposed property line waUs so staff can evaluate design. Response: Elevations and section details of the proposed property line waUs have been provided. These can be seen on Sheet A-15. 7. Staff does not have enough information to evaluate the proposed signage. Signage wiU require a separate pemiit; therefore it may be best to ehminate the signage plan Sheet A-11 for now. The signage can be approved as part of a sign pemiit separate from the major redevelopment pennit. We apologize for the confusion. Response: The signage plan (Sheet A-11) has been eliminated from the plans as requested. An application for a sign pemiit wiU be initiated after the hearings and approval of the project. 8. Staff assumes the building height displayed on the elevation sheets is displayed from the most restrictive point (of existing or finished grade). Is that correct? Response: Building height has been calculated from existing grade to the top of the parapet. This is the most restrictive point since there wiU be 1-2 feet of fiU soil which has been included in the height calculation. This information can be seen on Sheet A-10. PLANNING SYSTEMS 9. Staff has not received the necessary variance findings to support the northem portion of the building to abut the adjacent 7-11 use. Please provide the support for the variance findings required imder 21.35.130 of the Carlsbad Mimicipal Code. Response: Included with this re-suhmittal are draft variance findings to support the northem portion of the building abutting the adjacent 7-11 property. The findings have been made as required under 21.35.130 of the Carlsbad Municipal Code. Engineering: 1. Label private drainage easement as shown on redlines. Response: The Engineering plans have been revised and the private drainage easement has been properly labeled. Fire: 1. The breakfast room measures greater than 750 square feet, thus it requires two exits equal to one-half of the rooms diagonal measurement. Response: Two separate exits from the breakfast room have been provided. This can be seen on the First Floor Plan (Sheet A-2). 2. Provide a walkway from the meeting room westward to the pubHc way (Carlsbad Blvd) joining the outdoor dining or patio area. Response: A walkway has been added from the meeting rooms westward toward Carlsbad Boulevard. The walkway wiU give patrons exiting the meeting rooms access to both the outdoor dining/patio area and Carlsbad Boulevard. This can be seen on Sheet A-2. 3. The "rated" corridor shall not be intermpted by intervening room(s). Refer to CBC 1004.2.2 "Interveni ng Rooms". Response: A pair of doors with magnetic hold-open devices has been added to separate the 1-hour corridor from the pubHc space intervening room. The corridor has a direct exit to the south elevation. This information can be seen on Sheet A-2. 4. Provide a detail of the pool area and enclosure and gates including proposed hardware. Note: all gates shaU be provided with panic hardware. Response: As requested, an 8 ¥2" xll" exhibit has been included that provides a detaU of the pool area and gates. PLANNING SYSTEMS Additional City Comments: 1. Include a shade/shadow study for the proposed portion of the hotel nearest the neighboring property to the south as well as for a potential residential project on the existing R-3 portion of the property. Response: A shade/shadow comparative analysis for a potential hotel use and residential use (on the existing R-3 portion of the property) has been included with this re-suhmittal. This analysis can be seen on Sheets A-12 through A-14. 2. Please provide a height analysis of the proposed project in relation to neighboring properties. Response: A height analysis of the subject project in relation to neighboring properties has been included as part of this re-submittal. The analysis shows the existing building heights in the vicinity of the proposed project. 3. Include colored elevations. Response: Colored elevations for the proposed hotel have been included as part of this re-submittal package. 4. Consider lowering the roof pitch along Lincohi Avenue and the side of the hotel. Try to make it look more like a tme roof Hne. In doing so, this may also lower the overaU height of the project along Lincoln Avenue. Response: We have conducted a detailed analysis of the option of lowering the roof pitch in this area. It is our conclusion that a lower roof pitch is not physicaUy and stmcturaUy compatible with the gable projections and roofiine of the remainder of the project. The eave has been lowered to sit on top of the top plate, resulting in a larger roof area. The height along Lincoln Avenue (as measured from existing grade) is now 34' 6". Thank you for your continued assistance with the plarming of this project. With these minor revisions, we are hopeful that the project design is now acceptable. We look forward now to docketing for Design Review Board/Plaiming Commission hearing. Paul J. Klukas Director of Planning cc: Neil Patel Attachments PLANNING SYSTEMS FINDINGS OF APPROVAL - VARIANCE 1. Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zone regulation deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Finding: The subject lot contains unusual circumstances which deprive the property ovmer from privileges that other properties in the area enjoy. The subject parcel is oddly shaped, due to the alignment of Carlsbad Blvd., with a small triangular shaped wedge jutting north along this Carlsbad Blvd. frontage. Traditional setback standards would render this portion of the property virtually useless. Additionally, the parcel sits at a diagonal along Carlsbad Boulevard making that portion of the property more restrictive to the setback standards. 2. The variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding. Finding: The applicant is being denied property rights that other property owners in the vicinity of the project have been given. The adjacent 7-11 building possesses a zero setback along the shared northem property line. The six unit apartment complex to the south of the proposed hotel has been built to only a 3 foot side yard setback where a 7.5 foot setback would typically be required within the R-3 zone. Additional residential units immediately south of the proposed hotel have 1 foot setbacks on the shared property line with the subject parcel. These projects are legally non-conforming to present day zoning standards. The proposed hotel proposes all setbacks in accordance with both the VR and CT zones with the exception of the northem property line adjacent to the west side of the existing 7-11 building. Along that property line, a zero setback is proposed due to the irregular shape of that portion of the subject property, and the fact that the adjacent project also possesses a zero setback. A standard setback would not allow for use of the triangular shaped piece of the lot. This is only along a small fraction of the site. 3. The variance does not authorize a use or activity which is not otherwise expressly authorized by the zone regulation goveming the subject property. Finding: The VR zone does allow for variances for decreased setbacks. Variances shall be granted according to the regulations set forth in Section 21.35.130 of the Carlsbad Municipal Code. The proposed use is consistent with the allowed uses in the zone. PLANNING SYSTEMS a 4. The variance is consistent with the general purpose and intent of the general plan, Carlsbad village area redevelopment plan, and the Carlsbad village redevelopment master plan and design manual. Finding: The variance is consistent with the general purpose and intent of the General Plan in as much as the General Plan indicates that the Village is designated as a redevelopment area and is regulated by the Carlsbad Village Area Redevelopment Plan and the Village Design Guidelines Manual. The General Plan also identifies specific goals for the Village that includes encouraging new economic development in the Village and near transportation corridors to attract additional tourist-oriented uses. The proposed hotel directly fulfills this goal and the setback variance will allow for full intensification of the site particularly along Carlsbad Boulevard. The variance is consistent with the Carlsbad Village Redevelopment Master Plan and Design Manual. The Design Manual states: ''Variances shall be granted according to the regulations set forth in Section 21.35.130 of the Carlsbad Municipal Code." 5. In addition, in the coastal zone, that the variance is consistent with and implements the requirements of the certified local coastal program and that the variance does not reduce or in any manner adversely affect the protection of coastal resources as specific in the zones included in this title, and that the variance implements the purposes of zones adopted to implement the local coastal program land use plan. Finding: The variance is consistent with the Local Coastal Program (LCP) in as much as the LCP calls for tourist serving uses on the site. The variance will allow for full use of the property and allow for a reasonable maximum number of tourist serving uses. PLANNING SYSTEMS 4-1 -S _ O (0 in vj) 3 E: O TO IP s_ sz O in £ ti_ .— O SI Ll O «5 — a_ CL in vn 3 Legend I 1 Building Height < 15' I iRiiiifiing Height 15-29' •••Building Height 30'-34' •••Building Height 35'+ CZZZ3 Proposed DKN Hotel DKN Surf Motel-Vicinity Heights Analysis Existing Conditions Carlsbad, Caiifomia July 13,2006 PS#041030 0' 75' 150' 300' Scale: 1" = ISO- PLANNING SYSTEMS Memorandum TO: Cliff Jones - Assistant Planner FROM: David Rick - Assistant Engineer DATE: July 5, 2005 RP 05-03/DEV 05-19/ZC 05-02/GPA 05-05/LCPA 05-02/SDP 05-04/EIA 05-02 - DKN HAMPTON INN COMPLETNESS AND ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for completeness and engineering issues of concern. All items needed for engineering review are provided for determining the application as complete. Engineering issues which need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. Determine the size of the existing water services and meters. Will several of the existing services be utilized or will one service line (i.e. 2" pipe and meter) be used for the entire potable water supply? Will the existing fire sprinkler service line with back flow preventor located at the southerly corner of the lot on Carlsbad Boulevard be abandoned since a new 6-inch pipe with Double Detector Check Valve is proposed on Lincoln Street? In addition, the meter located in the main entrance driveway must be located outside the driveway, so either label as "to be abandoned" or show area of relocation. 2. Provide scaled centeriine longitudinal profile of driveway with BVC and EVC at top and bottom of driveway. 3. In your letter, you stated that Parcels 1-4 are legal parcels. Provide proof that Parcels 1-4 are separate legal parcels. A chain of title search may be required. If each parcel was established by deed prior to June 1, 1956, then each parcel will be considered legal parcels. Although the adjustment plat would legalize the parcels, there is no assurance that parcels beyond the boundary of the adjustment plat was illegally subdivided. 4. Plot the raised median in the Carlsbad Boulevard cross-section and dimension the sidewalk. 5. Provide proof that application for permitting removal of the three trees within the public right-of- way has been submitted to the General Services Division. 6. Although details of the underground parking drainage are not provided, filtering of the hydrocarbons, heavy metals, etc. must be addressed on the plan and through the SWMP. 7. Revise the hydrology report per the redlined comments. 8. It appears that a new 55-foot contour line is shown on Parcel 28 to the south. Is off site grading proposed to redirect drainage away from the subject property? If so, then temporary off-site construction easements will ultimately be required. In the mean time, provide a letter from the property owner giving preliminary permission to grade. An option to grading off-site would be to allow drainage to continue to flow onto the subject property. The objective is to prevent any new flooding or ponding on the neighbor's property do to this development 9. The D-25 drain outlet manhole cannot be placed in the sidewalk. Place the manhole behind the sidewalk. Propose a public drainage easement over the manhole. 10. Revise the attached Water System and Sewer System Analysis Plans per redlined comments. Submit two copies of corrected plans with next submittal. 11. The grading quantities indicate that 2,047 cubic yards of soil will be excavated and according to your response letter, this amount includes excavation for the garage. However, given that the lower level garage is 28,251 square feet and approximately 20 feet deep, rough calculations for the excavation come out to at least 21,000 cubic yards of soil. Please recalculate the quantities. 12. Provide an addendum to the soils report or letter from the soils engineer determining the potential impacts, if any, that the saturated soil from the retention basin could have on the adjacent street improvements and building. On the site plan, provide the ADT generated from the existing use that will be demolished. 13. The letter mentioned with your recent submittal from Flores Lund Consultants explaining the recommended construction techniques for shoring was not included in the submittal package. Please provide this information. 14. Revise the traffic report per redlined comments and submit two copies of corrected report with your next submittal. 15. Revise the redlined Storm Water Management Plan and submit two copies of the revised plan with your next submittal. Please have applicant return all attached redlined plans and documents with their next submittal. If you or the applicant has any questions, please either see or contact me at 602-2781. DAVID RICK Assistant Engineer Engineering Development Services Division Attachment: Redlined Storm Water Management Plan Redlined Traffic Impact Analysis Redlined Water and Sewer System Analysis Redlined Preliminary Hydrology Report Redlined Grading and Drainage Plan C: Deputy City Engineer, Development Services Division Memorandum TO: Cliff Jones, Assistant Planner FROM: David Rick, Assistant Engineer DATE: April 6, 2005 RP 05-03/DEV 05-19/ZC 05-02/GPA 05-05/LCPA 05-02/SDP 05-04/EIA 05-02/CDP 05-14: DKN - HAMPTON INN COMPLETENESS & ISSUES REVIEW Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are currently incomplete and unsuitable for further review due to the following incomplete items: 1. A Storm Water Management Plan completed, sealed and signed by a registered civil engineer. The following issues need to be resolved prior to resubmittal: 2. On the preliminary grading and drainage plan: a. Plot or identify with note the location of the nearest fire hydrant and distance from building to said hydrant. b. Screen existing facilities and darken proposed facilities to make more distinguishable. c. Add potable and peak potable water and fire flow demand in gpm. d. Add sewer generation rate in million gallons per day. e. Under "Construction Legend for Surface Improvements" note No. 4, change "Private" to "Public". f. Identify the street signs along the property frontage, including the "Begin Park Parallel" and "End Parking to the Corner" signs. g. Identify Bus Stop on Carlsbad Blvd. h. Specify that the water line in Carlsbad Blvd. is ACP and show connecting line in Oak. i. Show southerly continuation of sewer main in Carlsbad Blvd. j. Add water meter symbols on Lincoln Street and irrigation BFP symbol on Carlsbad Blvd. The notes have leaders pointing at nothing. Also, plot all water service lines. k. Provide cross sections at the northerly and southerly boundary of Parcel three. I. Plot the water main in Lincoln Street and show all service lines to the subject property. m. Determine if the wood fence along the Lincoln Street frontage will remain or be removed. n. Add Top of Wall/Bottom of Wall elevations to those retaining walls that do not provide this information. 3. Plot intersection site distance for a vehicle exiting the driveway onto Carisbad Blvd. and a trash truck backing onto Lincoln Street from the Service Entrance. Also, will the service entrance primarily be used for deliveries? 4. On Carlsbad Blvd., show sidewalk as existing and plot transition with abutting frontages. On Lincoln Street, plot existing sidewalk fronting the 7-Eleven Shopping Center. 5. Provide a cross sectional profile ofthe driveway ramp and include BVC and EVC at the base of the driveway. Also, plot percent grade of the parking lot ramps and add vertical curves as needed. 6. The trash receptacles are placed on the north side of the Service Entrance on Sheet C-1 and on the south side on Sheet A-1. Since the driveway approach complies with City standards for separation from property line on Sheet C-1, this design should prevail. 7. Are Parcels 1-4, as described in the titie report, separate legal parcels? If so, an adjustment plat may be necessary to consolidate the parcels into one. Provide documentation to support status. 8. Correct the street sections plotted on Sheet C-1. Identify east and west side of the cross section and show sidewalk on the east side of Carlsbad Blvd. as non- contiguous. Also, extend base an additional 6 inches beyond curb. 9. Plot the location of all tree trunks within the public right-of-way. Determine whether the trees wili remain or be removed. Permission from the General Services Division of the City Parks and Recreation Department must be granted for any trees to be removed within the public right-of-way. 10. Clearly plot the proposed sidewalk as contiguous with the proposed curb and gutter on Lincoln Street. It appears that the sidewalk is proposed as non- contiguous with the sidewalk. Clearly show that the sidewalk will end at the southern boundary of the Lincoln Street project frontage and that sidewalk does not exist along the southerly abutting property. Plot edge of pavement and flow line and/or spot elevations within this area to illustrate adequate drainage and pavement transition. Add detail if needed. 11. Show drain inlet and dual alternating pumps for the ramp leading to the garage. How will the underground garage drain? Will rain/irrigation water reach this area? How will water from periodic cleaning of garage be extracted? Provide explanation on plans. 12. Plot all existing and proposed sewer laterals and water service lines. Provide pipe material and size. Include water line and DDC valve for fire sprinkler system. If any of the existing water services and meters is not going to be used, identify as abandoned. Meters shall be placed in the public right-of-way. Check valves shall be placed on private property. 13. Correct the attached redlined hydrology report and submit two copies of corrected plan with your next submittal. 14. Drainage on Parcel 28 appears to flow northerly toward the subject property. A retaining wall is proposed at the property line. This wall will block drainage as designed. Provide a means to prevent ponding in this area. 15. Place D-25 manhole within the public right-of-way so that City may access for cleaning outiet. 16. Per the Storm Drain Legend, the "V" designation indicates that the minimum size of the proposed yard drain is 12". This size seems excessive. It appears that a lesser size would be adequate. Please reevaluate. 17. Provide a detail of the proposed wall on the north side of the driveway ramp. Given the depth of excavation, height of the wall to support the underground parking, the location at the property line and close proximity to the 7/11 Store, there are concerns about potential effects the excavation and wall could have on the neighboring property. In addition, it does not appear that enough space exists between the proposed wall and property line to accommodate an underground drainpipe. A cross section would help illustrate the proposed design. 18. Include the excavation quantities for the garage. 19. Address the issues/comments redlined in the soils report. 20. On Sheet CS, the owner's name should be the same as the name of the owner in title report. However, sheet CS states that the owner is DNK Hotels. The title report states that the estate is vested in "Dahya Bhai L. Patel and Shantaben Patel, husband and wife as joint tenants, as to Parcels 1, 2 and 3 and Dahya Patel, a married man as his sole and separate property, as to Parcel 4. Please clarify. Correct property owner needs to be placed on Sheet CS. 21. Correct the ADT on Sheet CS to read 8/unit = 808 ADT. Also, subtract existing ADT to establish net increase. 22. Indicate on cover sheet that fire sprinklers will be installed. 23. Some of the bearings and distances vary several feet or minutes from record information. Please correct accordingly. 24. Add a note to the plans stating that the overhead utilities along Lincoln Street frontage will be placed underground. 25. On Sheet A-10 (Building Sections), show adjacent buildings such as 7-Eleven. Also, plot ground water table and identify lateral loads from excavation for underground garage based on 1:1 inclination. 26. Are any doors, meters or other routinely accessed facilities located behind the 7- Eleven building? If so, how will access be maintained given that the grade will be lowered for the driveway ramp? 27. Correct the traffic study per redlined comments. 28. Due to proposed land use changes, provide a water and sewer analysis to determine ability of existing City infrastructure to accept any additional demand. Please submit all redlined documents and plans with your next submittaL Three copies of each corrected document shall be submitted. If you or the applicant has any questions, please either see or contact me at extension 2781. DM}Bli\CK assistant Engineer Development Services Division Attachment: Redlined grading and drainage plan Redlined Hydrology Report Redlined Soils Report Redlined Traffic Report C: Senior Engineer - Development Services Division Project Planner - Van Lynch City of Carlsbad Housing & Redevelopment Department March 1, 2006 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Hampton Inn (RP 05-03, SDP 05-04, CDP 05-14, LCPA 05-02, ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 The purpose of this letter is to address issues of concem raised by City staff following a review of the revised plans. The issues of concern are attached for your review. These issues must be addressed prior to staff making a formal recommendation on the project. Please contact my office at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, CLIFF JONES Assistant Planner Kenny Booth, Planning Systems Debbie Fountain, Housing & Redevelopment Director Greg Ryan, Fire Van Lynch, Planning David Rick, Engineering 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ DKN Hampton Inn 03/01/2006 Page 2 of3 ISSUES OF CONCERN No. RP 05-03, SDP 05-04, CDP 05-14, LCPA 05-02, ZC 05-02, GPA 05-05 Staff has completed a review of the subject project for issues of concem. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) l-lousing & Redevelopment & Planning: 1. Please replace the DEV 05-19 # with the Coastal Development Permit # (CDP 05-14) on the front cover sheet of the plans. 2. Please correct the spelling error on the front cover sheet under Developer to read "DKN Hotel". 3. Staff recently noticed that a fee was not collected for CDP 05-14. A fee for the CDP will need to be collected. The fee will need to be broken down by zoning. Staff will need to collect $560 for the VR zoning and $835.00 + .10 per square foot for the area outside the VR zoning. Please contact staff for more information. 4. Staff counts a total of 105 rooms. Each room that has a door and direct access to the main hall way should be calculated in the room count. This has an effect on the parking calculation. Please revise the plans accordingly. 5. Architectural features may only encroach two feet into required yards. Please make sure that all overhangs and columns are at least 3 feet back from the front property line. 6. Please provide section detail and elevations of the proposed property line walls so staff can evaluate design. 7. Staff does not have enough information to evaluate the proposed signage. Signage will require a separate permit; therefore it may be best to eliminate the signage plan sheet A-11 for now. The signage can be approved as part of a sign permit separate from the major redevelopment permit. We apologize for the confusion. 8. Staff assumes the building height displayed on the elevation sheets is displayed from the most restrictive point (of existing or finished grade). Is that correct? 9. Staff has not received the necessary variance findings to support the northern portion of the building to abut the adjacent 7-11 use. Please provide the support for the variance findings required under 21.35.130 ofthe Carlsbad Municipal Code. For questions regarding Housing & Redevelopment Department and Planning comments, please contact Cliff Jones at 760-434-2813. Fire: 1. The breakfast room measures greater than 750 square feet, thus It requires two exits equal to one-half of the rooms diagonal measurement. DKN Hampton Inn 03/01/2006 Page 3 of 3 2. Provide a walkway form the meeting room westward to the public way (Carlsbad Boulevard) joining the outdoor dining or patio area. 3. The "rated" corridor shall not be interrupted by intervening room(s). Refer to CBC 1004.2.2 "Intervening Rooms" 4. Provide a detail of the pool area and enclosure and gates including proposed hardware. Note: All gates shall be provided with panic hardware. For questions regarding Fire Department comments, please contact Greg Ryan at 760-602- 4663. Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. 21.35.117 2135.117 Notice of public hearings. Notice of any public hearing required by this chap- ter shall be given as provided in Section 21.54.060( 1) ofthis code. (Ord. NS-330 § 4 (part), 1995) 21 J5.120 Consolidation of other pemiits and discretionary approvals—^Findings requirenients. (a) Whenever a project would require a pennit or approval underthe provisions of this title, notwith- standing this chapter, the redeveiopment pennit shall be deemed to satisfy the requirements for such pennit or approval; provided, however, that in considering the redevelopment permit for said project the direc- tor, design review board and the housing and rede- velopment commission shali apply the provisions of this chapter and the provisions of this title otherwise applicable to such other pennit or approval for the project (b) Whenever a project consists only of exemp- tion determinations and/or administrative pennits or administrative variances within the authority of either the director of planning or the director, they shall be consolidated and considered by the director, subject to apF>eal to the design review board witb regard to determinations other than exemptions. (c) If the project includes pennits or other dis- cretionary approvals outside the director's adminis- trative permit or administrative variance authority, the administrative permit and/or administrative vari- ance aspects shall be consolidated with the other mat- ters and submitted to the design review board. (d) No variance, detennination of exemption or administrative, minor or major redevelopment permit shall be granted unless the decisionmaker finds, in addition to any other findings otherwise required for the project, that the project as approved, or condi- tionally approved is consistent with this code, the general plan, the Carlsbad village area redevelopment plan and the village master plan and design manual. (Ord. NS-330 § 4 (part), 1995) 2U5.130 Variances. (a) The housing and redevelopment commissicm may grant variances from the limits, restrictions and controls established by this chapter for major rede- velopment permits if the commission finds that: (1) Because of special circumstances applicable to the subject property, including size, shape, topog- raphy, location or surroundings, the strict application of the zone regulation deprives such property of privileges enjoyed by other property in the vicinit}' and under identical zoning classification; (2) The variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located and is subject to any conditions necessary to assure compliance with this finding; (3) The variance does not authorize a use or activ- ity which is not otherwise e^q^ressly aumorized by the zone regulation goveming the subject property; (4) The variance is consistent with die general purpose and intent of the general plan, Carisbad vil- lage area redevelopment plan, and the Carlsbad vil- lage redevelopment master plan and design manual; (5) In addition, in the coastal zone, tiiat the vari- ance is consistent with and implements the require- ments of the certified local coastal program and that the variance does not reduce or in any manner ad- versely affect the protection of coastal resources as specified in the zones included in this titie, and diat the variance implements the purposes of 2^nes adopted to implement the local coastal program land use plan. (b) An application for a variance shall be proc- essed in the same manner established by this chapter for a redevelopment pennit. (c) The design review board may grant variances from the limits, restrictions and controls established by this chapter for minor redevelofmient projects (or otherwise administrative f»x)jects consolidated or on appeal fipom a director decision), if the board makes the variance findings set forth in subsection (a) of this section. (d) The director may grant administrative vari- ances in accordance with Section 21.35.090(e), if the director makes the findings set forth in subsection (a) ofthis section. (Ord. NS-675 § 36, 2003: Ord. NS- 330 §4 (part), 1995) (Cvlstad Supp. No. 7.2-04) 648 February 08, 2006 Van Lynch 1635 Faraday Avenue Carlsbad, CA. 92008 Re: 3155 Lincoki Street Carlsbad, CA. 92008 Dear Mr. Lynch: This letter is in regard to the proposed Marriott Motel expansion at 3155 Lincohi Street, Carlsbad, CA. 92008. I am the owner/neighbor at 3177 Lincoln Street, Carlsbad, CA. 92008. I purchased this apartment complex with the intent of making my personal residence in one of the units and have occupied unit F since 1999. My overall Hving experience here has been one of tranquility and enjoyment. My tenants have been quality individuals with few exceptions. In past years we have periodicaUy had complaints conceming noise originating from the motel-owned properties (tenants), and after notifying poUce numerous times of the problem, the offending individuds were requested to quiet down without fiirther official action. If you, personally, have had similar dismptions in the middle of the night, I am sure you will agree how very annoying the inconvenience can be. Now my understanding is that a proposed zone change from R3 to multiple units (commercial) has been under consideration with a pool to be constmcted on the adjacent, north side of my property. The location of a pool south of the motel has the potential to create double the noise factor at all hours of the day and night whether svmnming or socializing around the pool. This dismption would echo not only to the abuttuig property but to all neighboring properties. In my opinion this zoning change and proposed building of 100 plus units will drastically reduce my future property value and monthly income not to mention the threat to my ability to attract quality tenants who expect a certain level of peace and enjoyment in their living environment. There is no way to control the noise from that type of density and the subsequent effect on the surrounding area. The resulting conditions would have a devastating impact on my property. Lynch/Kom 02/08/06 Therefore, I am requesting that the zoning on the property at 3155 Lincoki Street not be changed from the present zoning. My investment would suffer a severe loss and the current favorable living condtions at 3177 Lincoki Street would greatly deteriorate. I have discussed this proposal with owners of Pme Street properties adjacent to mine and they are as concemed as I am about the noise and extreme density. Thank you for your attention and consideration of this matter. Sincerely, WiUiam (Sam) Kom CC: C. Jones, Assistant Planner CityofCarlsbad Sam 760-730-3333 Property owner to the south off Lincoln Street. Met with him on 2/2/2006 and showed him the plans. Spoke with him on the phone on 2/6/06. Concems: • Wall Height • Building is large and will shade his property • Units/acre will be greater as commercial hotel than if residential PLANNING SYSTEMS • LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION February 1, 2006 Cliff Jones CITY OF CARLSBAD RECEIVED FEB U i Housing & Redevelopment Department 2965 Roosevelt St. Ste B Carlsbad, CA 92008 "OEPARTMEI ^a^cTD UC4. C4. t) cir/OF CARLSBAD 2965 Roosevelt St. Ste B "OUSlNG&REgjQPMENT RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DKN Springhill Suites Dear Cliff: Per your letter dated December 1, 2005 identifying Staff items and issues with the submittal of the above-referenced project, the project applicant has commissioned modifications to the project design and the provision of the additional information requested regarding the project. To this end, attached with this cover letter please find a resubmittal package including: • Five (5) sets of revised plans • Redlined Grading and Drainage Plan • 2 copies of revised Preliminary Storm Water Management Plan • Redlined Preliminary Storm Water Management Plan (Sheet 3 only) • 2 copies of revised Traffic Study • Redlined Traffic Study (cover sheet only) • Chain of Title Search With regard to the specific items and issues identified in the December 1 letter, the following is a discussion of the method in which the redesigned project addresses the general issues, followed by a specific response to each item/issue identified by City Staff, in the order presented in your draft letter. Issues of Concem Housing & Redevelopment and Planning: 1. Please complete the Early Public Notification Package. The requirements for the early pubHc notice package are enclosed. Response: A project notification sign was posted onsite on 12/15/05 to satisfy the requirement of the Early Public Notification Package. 2. Overall Staff Hkes the architectural theme for the project. However, planning staff has concems about the look of the mansard roof as viewed from Lincoln Street. Please contact staff if additional clarification is needed. 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008^* (760) 931-0780 • FAX (760) 931-5744 • info@planningsystems.net Response: The roof line at the Lincoln St. elevation has been revised to reflect a lower level eave line, which has resulted in the creation of a break-up to the massing and softer roof lines. This can be seen on Sheets A-7 and A-8. 3. Staff suggests plexiglass walls be placed on top of the mansard roof at the southwest comer of the site in order to top off the roof and balance the comer. Response: Plexi-glass walls have been added on top of the roof parapet at the roof deck to an elevation of 5' abov e finish floor. This can be seen on Sheet A-7. 4. A few building elevations are still relatively flat with little building articulation. As a suggestion from staff, these elevations could benefit from the addition of the decorative half timbering already being used. Additional articulation is needed at the west elevation depicted on Sheet A-8 as Elevation G, the and Elevation C depicted on Sheet A-7, and the northem portion of Elevation D on sheet A-7. Response: Additional half timbering has been added to Elevations C, D, and G. These can be seen on Sheets A-7 and A-8. 5. The east elevation, adjacent to the 7-11, is not depicted in the elevations. Please include an elevation of that portion of the building with next submittal. Response: Elevations B and C have been expanded to include the property line wall. This can be seen on Sheet A-7. 6. Please identify the location of the a/c units and associated equipment. Response: Vertical, self-contained air conditioners/heaters will be located at each of the guestrooms. All that will be seen from the exterior is a small fresh- air louver mounted on the wall. The public spaces will be served by spUt systems with the condenser units mounted on the roof. The kitchen exhaust and make-up air equipment will be mounted on the roof. All roof-top equipment will be screened from public view. The fresh-air louvers can be seen on Sheets A-7 and A-8. Building: 1. FuUy accessible rooms were not indicated on the plans. Please ensure that the project is in compliance with T-24 Accessibility Standards for pubHc accommodations. Table 11 B-3 requires that a facUity with 103 rooms provide a minimum of Five (5) fuUy accessible rooms. Please revise plans before next submittal. Response: The five fully accessible guestrooms are shown and noted on the building plans. They can be seen on Sheets A-2, A-3, and A-4. 2. The rooftop terrace wUl need two exits therefrom due to the occupant load being over 10. There is only one stairway shown that has access to the roof. The roof must also be served by the elevator to make it accessible. The elevator cannot be counted as an exit since the car retums to the ground floor in an emergency. PLANNING SYSTEMS Response: Two sets of stairs and one public elevator serve the roof patio, as requested. This can be seen on Sheet A-9. 3. The elevations close to the property line (adjacent to 7-11) wiU have to be protected with fire resistive construction detaUing. The glazing nearest the property line in the B Elevation on Sheet A-7 will not be allowed since it isn't perpendicular to the property line. And the eave on that same elevation will not be allowed either imless it is combustible. Response: The property line wall will be of four hour constmction per code. The window has been removed, and the eav6 cut back to 5 feet from the property line. This can be seen on Sheet A-7. Engineering: 1. Add engineer's seal and signature to the cover of the attached traffic report. Response: Two (2) copies of a revised traffic report have been included with this submittal. The reports now contain an engineer's seal and signature o n the cover sheet. 2. Add a grass lined basin instead of concrete at the southwesterly comer of the property. Although the dewatering pit will aid in reducing pollutants and should remain, directing runoff through a vegetated swale or strip prior to reaching the dewatering pit and/or curb outlet will further treat and treat more effectively storm water pollutants. If silt entering the dewatering pit is a comer, could the entrance to the pit be raised to allow some settlement of suspended solids to occur prior to water entering the pit? Revise Sheet C-1 and detaU "Q- Q" accordingly. Also, the landscape plans shows vegetation proposed within this basin. The basin should primarily be comprised of vegetation that adequately absorbs pollutants, such as fescue grass. Response: The concrete lined desilting basin has been replaced by a grass lined desilting basin. A portion of the pipe drainage system has been replaced by a grass swale. Additionally, the basin has been planted with fescue grass to help absorb pollutants. These changes can be seen Sheets C-1 and L-1. 3. Revise the attached page 3 of the SWMP and have owners sign attached certification of responsibiUty. Response: Page 3 of the SWMP has been revised and the certification of responsibiUty sheet has been signed. Both pages have been included in a new revised SV/MP. Two (2) copies of the SWMP have been included with this submittal. 4. We caimot located a copy of the chain of title search that was submitted with the adjustment plat (ADJ 05-09) apphcation as you indicated in your response letter. Please submit a new copy. PLANNING SYSTEMS n Response: An additional copy of the chain of title search has been included with this submittal, as requested. Fire: 1. Laundry room and Employee Break Room are not permitted in the parking garage, revise the location of said rooms. Response: The laundry and break rooms have been moved to the third and second floor, respectively. They can be seen Sheets A-3 and A-4. 2. Are you using Automatic Fire Sprinklers to achieve FR rating? If so, please state. Response: The below grade garage will be Type I and of concrete constmction. The above grade hotel will be Type V-l hour and of wood-framed constmction. Both 'buildings' will be fully sprinklered, as noted on the Cover Sheet (CS). If required, area separations willbe provided in the hotel. 3. Elevator car interior dimension shall accommodate an ambulance gumey of 84 inches by 24 inches at a height of 36 inches. Response: The elevators will be able to accommodate a gumey, see general note 3 on the Cover Sheet (CS). 4. Occupancy groups shown are not for all areas. Please revise Title Sheet to reflect the declaration of each area and occupancy classification. Response: The constmction type and occupancy classifications were revised to reflect the diflerent conditions. This can be seen on the Cover Sheet (CS). Thank you for your continued assistance with the planning of this project. With these minor revisions, we are hopeful that the project design is now acceptable. We look forward now to docketing for Design Review Board/Planning Commission hearing. Paul J. Klukas Director of Plarming cc: Neil Patel Attachments PLANNING SYSTEMS Citv of Carlsbad Housing & Redevelopment Department December 19, 2005 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Hampton Inn (RP 05-03, SDP 05-04, CDP 05-14, LCPA 05-02, ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 This letter is a follow-up to my previous letter to you, dated December 1, 2005, in which the issues of concern related to your application for a Major Redevelopment Permit were identified. In addition to the items listed in my previous letter, Engineering Department and Fire Department comments on your proposed project are as follows: Enqineerinq: Engineering issues which need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. Add engineer's seal and signature to the cover of the attached traffic report. 2. Add a grass-lined basin instead of concrete at the southwesterly corner of the property. Although the dewatering pit will aid in reducing pollutants and should remain, directing runoff through a vegetated swale or strip prior to reaching the dewatering pit and/or curb outlet will further treat and treat more effectively storm water pollutants. If silt entering the dewatering pit is a concern, could the entrance to the pit be raised to allow some settlement of suspended solids to occur prior to water entering the pit? Revise Sheet C-1 and detail "Q-Q" accordingly. Also, the landscape plan shows vegetation proposed with this basin. The basin should primarily be comprised of vegetation that adequately absorbs pollutants, such as fescue grass. 3. Revise the attached page 3 of the SWMP and have owners sign attached certification of responsibility. 4. We cannot locate a copy of the chain of title search that was submitted with the adjustment plat (ADJ 05-09) application as you indicated in your response letter. Please submit a new copy. Please return all attached redlined plans and documents with next submittal. To discuss all Engineering Department related concerns, please contact David Rick at (760) 602-2781. Fire: Fire Department issues which need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. Laundry Room and Employee Break Room are not permitted in parking garage, revise the location of said rooms. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ DKN Hanpton Inn 12/19/2005 Page 2 of2 2. Are you using Automatic Fire Sprinklers to achieve FR rating? If so, please state. 3. Elevator car interior dimension shall accommodate an ambulance gurney of 84 inches by 24 inches at a height of 36 inches. 4. Occupancy groups shown are not for all areas. Please revise Title Sheet to reflect the declaration of each area and occupancy classification. To discuss all Fire Department related concerns, please contact Greg Ryan at (760) 602-4663. 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 Kenny Booth, Planning Systems David Rick, Engineering Department Greg Ryan, Fire Department Van Lynch, Planning Department File PLANNING SYSTEMS a November 2, 2005 LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION Cliff Jones CITY OF CARLSBAD Housing & Redevelopment Department 2965 Rooseveh St. Ste B Carlsbad, CA 92008 RECEIVED NOV ^2 2m _ CITYOFCARLSBAD RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DKN Hampton Inn Dear Cliff: Per your letter dated June 24,2005 identifying Staff items and issues with the submittal of the above-referenced project, the project applicant has commissioned modifications to the project design and the provision of the additional information requested regarding the project. To this end, attached with this cover letter please find a resubmittal package including: Five (5) sets of revised plans Colored Elevations Redlined Grading and Drainage Plan 2 copies of revised Preliminary Storm Water Management Plan Redlined Preliminary Storm Water Management Plan 2 copies of revised Preliminary Hydrology Report Redlined Hydrology Report 2 copies of revised Traffic Study Redlined Traffic Study 2 copies of Revised Water Analysis 2 copies of Revised Sewer Analysis Redlined Water Analysis Redlined Sewer Analysis Materials and color board Shoring constmction techniques letter by Flores Limd Consultants Response letter fiom General Services Division regarding street tree relocation New Operator Platform. Since the last submittal, the ovmer/appUcant of the proposed project has withdrawn agreements with Hilton/Hampton and has now entered into an agreement with Marriott/Springhill Suites. As a result, this redesigned submittal is now based on the SpringhiU Suites platform, which has subtle differences in design from HUton. Specific Staff Comments. With regard to the specific items and issues identified in the Jime 24 letter, the following is a discussion of the method in which the redesigned project addresses the general issues, foUowed by a specific response to each item/issue identified by City Stafl, in the order presented in your draft letter. 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 92008 j (760) 931-0780 • FAX (760) 931-5744 • info@planningsystems.net Items Needed to Complete the Application Planning 1. The side yard setback for the southem side yard off Lincoln shall be 10 feet (8'11" proposed). Please correct sheet A-l and A-2 civil sheet. Response: Sheet A-l has been revised to show the correct side yard setback of 10 feet. 2. Please correct the roof plan and key maps to reflect the most southem wall elevation (on left as looking from Lincoln Street (see item #1 above)). Response: The roof plan and key maps have been revised to match the floor plans. 3. The portion of the property that falls within the V-R zoning requires a minimum of a 5:12 roof pitch. Please modify the plans accordingly (roof plan). Response: The plans have been modified accordingly to show the minimum roof pitch of 5:12 within the V-R zone. Issues of Concem Housing & Redevelopment and Planning: 1. The proposed project design and architectural materials do not promote the VUlage character, design, and scale. The plans are very corporate architecture and very manufactured in appearance. Staff advices the appUcant to consider more of a Craftsman Style of Old World design consistent with the design of the Carlsbad Inn located north of the project site or the Best Westem View Lodge located to the south. The VUlage Design Guidelines (attached) should be reviewed carefully and greater attention should be provided to the design of the project. Sample materials provided do not reflect the desired VUlage character. Response: The project has been redesigned to promote the VUlage character, design and scale. The buUding materials, exterior elevation design and placement of active function spaces are aU designed to create a more active VUlage plan. The revised elevations can be seen on Sheets A-7 & A-8. As shown, the project has taken on a more Craftsman Style of Old World design. This is more consistent with surrounding properties including the Carlsbad Irm and Best Westem View Lodge. 2. Staff still has concems with the front elevation of the buUding. Staft would like to see a grand entryway to the project such as the one provided at the Best Westem View Lodge. Staff suggests enhanced paving, a senu-circle entrance, and possibly a fountain at the entry way to the hotel. PLANNING SYSTEMS a Response: As discussed in the meeting on July 11,2005, the project applicant has redesigned the entire front elevation and floor plan of the hotel. The fiont elevation has been revised to provide a grander entryway. It has been increased in width and the exterior materials have been enhanced to create a more inviting entryway. AdditionaUy, the floor plan of the hotel has been redesigned so that guest common areas now make up the first floor area along Carlsbad Boulevard. The hotel lobby, lounge area, business Ubrary, breakfast room and outdoor eating area have replaced the hotel rooms previously located on the first floor. This significant redesign of the project has given fhe building a greater street presence and wiU allow aU hotel guests to enjoy the experience of Carlsbad Boulevard. These changes can be seen on Sheets A-2 and A-7. 3. The building elevations are still relatively flat. Greater building articulation is necessary along all building elevations particularly off the highly visible front elevation off of Carlsbad Blvd. A hotel within the ViUage needs to be able to stand alone and have a imique look. Response: Building elevations have been enhanced with greater relief and an improved materials palette. The front elevation has been revised to provide a grander entryway. The driveway has been widened and a support beam has been added to separate fhe entry and exit aisles. Additionally, balconies have been provided to breakup the front elevation. The lobby of the hotel has been moved to the street front and guest rooms no longer occupy any space on the first floor along Carlsbad Blvd. Balconies have also been provided along the other elevations. The revised elevations can be seen on Sheets A-7 & A-8. 4. The northwest portion of the building has a great street presence, which can be very desirable as recreational space for hotel guests to observe street traffic. This location would be a great location for creating a small coffee shop or delicatessen for hotel guests to get a quick snack or drink or just relax and observe street activity. Response: The northwest portion of the project site has been redesigned and now functions as an outdoor dining area for guests of the hotel. A-breakfast room adjacent to the outdoor dining area wiU provide an indoor gathering place for guests as weU. This revision can be seen on Sheet A-2. 5. Staff encourages the appHcant to make use of the views avaUable at the subject property. Staft suggests balconies be provided along front and rear elevations. This wiU help to break up the dullness of the inherently flat buUding faces. Response: Balconies have been provided along the Carlsbad Blvd and Lincoln Street elevations. Additionally, a rooftop balcony has been added to the front elevation along Carlsbad Blvd. This wiU provide guests with a place to gather to take in the southwesterly views that the property offers. The revised elevations can be seen on Sheets A-7 & A-8. PLANNING SYSTEMS D 6. Staff has concems with the massing of the roof. Please provide more articulation to the roof. Response: The roof has been redesigned and now shows more articulation. Dormers, hips and gables were added to the roofline to break up the long stretches of gable roof. The patio at the southwest comer wiU break up the massing of the roof at the street frontage. The roofline will foUow the natural lines of the stmcture. This can be seen on Sheet A-9. 7. The elevation which faces onto Lincoln Street should have a faux entrance and architectural relief to break up this rather flat elevation. The elevations should appear as front elevations for better street presence as opposed to a rear elevation and the "back" of a building. The other residences on the street have bakonies which give a better street presentation. The hotel could step back the upper floor and provide decks with raUings to achieve this look. There is a concem that there will be a large and abmpt vertical waU surface within the proposed design. Response: The elevation along Lincoln Street has been redesigned. Upgrades in the exterior materials, reUef in the walls with hipped roof lines, window treatments and facade detailing add to this building elevation. This elevation now appears more like a front elevation with interspersed balconies and flowerboxes. This can be seen on Sheet A-8. 8. With the new roof pitch, it would be possible to enclose the mechanical in the ceUing area as opposed to having a/c units at each room. We have other projects in the City that have done this successfuUy. Response: A mansard roof has been provided to create a screened roof weU for guestroom ventilation fans and other hotel operational equipment. 9. Staff suggests that rockwork be provided along the buUding elevations instead of the cultured stone. The rockwork gives more texture to the building. Response: Rockwork has now been provided along the buUding elevations in place of cultured stone. Owens Coming River Rock will be used. A materials and color board has been provided with further details. 10. Staff noted that the application of random shutters and window types are a bit too random. Please choose a window type that supports the overall Village Design theme. Response: The random window types and shutters have been redesigned. Treatments and detailing are now more uniformly distributed throughout aU building elevations. The new design can be seen on Sheet A-7 & A-8. 11. As part of the design review process, the Design Review Board must be satisfied that the appUcant has made an honest effort to conform to each of the ten basic principles outlined in the VUlage Design Guidelines. A copy of the design guidelines PLANNING SYSTEMS has been attached for your review. Some suggestions from the design guideUnes area as foUows: -Provide for variety and diversity of building forms. An informal building character and a sense of individually is desired. Each building shall express its uniqueness of stmcture and not mere copies of generic buUding types, which might be foimd anywhere. Staff suggests the applicant pay greater attention to the design of the front entrance of the project and provide a grand entryway to the buUdings entrance oft of Carlsbad Boulevard. -Provide a variety of setbacks along any commercial block front. Varied setbacks provide a desired informality and diversity of appearance and aUow for greater landscaping. -Break larger buUding forms into smaUer units through the use of recessed facades. Facade projecti ons as well as entry way recesses are elements which add richness to the Village facades through the creation of shadows and the contrast between sunny and shady surfaces. -Design visual interest in all sides of the building. Greater articulation should be incorporated into aU sides of the building and the upper levels should be stepped back from the lower levels to reduce the overaU mass of the stmcture. -Utilize applied surface omamentation and other detail elements for visual interest and scale. -Emphasize cottage form, scale, and character. The use of gable roofs, varied roof heights, and dormers help create interesting detail and are encouraged to enhance the area's Villa ge character. -Incorporate an abundance of landscaping into the project. -Incorporate benches and low walls along public pedestrian frontages such as Carlsbad Boulevard. Response: The proposed project has made an honest effort to conform to each of the ten basic principles outlined in the Village Design Guidelines: 1. Development sliall have an overall informal character. The overaU character of the proposed project wiU remain informal through the use of a variety of waU plains, rooflines and handcrafted detailing, architectural accent features and quality materials. 2. Architectural design shall emphasize variety and diversity. The proposed project has incorporated a variety of architectural design features through the use of detailing and materials. The rock work on the lower level provides for a strong visual base for those viewing from a distance whUe providing a highly-textured warm material for the up close pedestrian. The finish above the base is stucco, providing for a lighter mid section. The building is capped by a heavy concrete shake PLANNING SYSTEMS a roofing material with painted wood bracket and fascia detailing. The windows are surrounded with plaster casement detailing and some with flowerboxes, others with false balcony metal raUings. The variety and diversity of materials and detaUing throughout the building add interest to the building itself and to the neighboring stmctures. 3. Development shall be small in scale. The proposed project wiU maximize the usage of the site, however the stmcture will not have any heights over 45 feet and approximately 31.5% of the site wiU remain in open space. 4. Intensity of development shall be encouraged. The project site has been designed to its fullest reasonable potential in accordance with City guideUnes. The proposed hotel will have 103 rooms on approximately .84 acres. 5. All development shall have a strong relationship to the street. The project wiU have a front yard setback of 5 feet. This will aUow the project to have a strong relationship with Carlsbad Boulevard. Additionally, the first floor along Carlsbad Boulevard will house the hotel lobby, lounge, meeting areas, breakfast room and outdoor sitting area. Furthermore, a rooftop balcony has been added to the front elevation along Carlsbad Blvd. This will provide guests with a place to gather to take in the southwesterly views that the property offers. 6. A strong emphasis shall be placed on the design of ground floor facades. The ground floor fagade facing Carl sbad Boulevard wiU be constmcted with rock. 7. Buildings shall be enriched with architectural features and details. The proposed project wiU incorporate varied setbacks along Carlsbad Boulevard. Rock work and different window styles wUl enhance the visual entrance of the buUding. A wide driveway with a support beam to separate the entry and exit aisles has been provided. AdditionaUy, balconies have been provided to breakup the front elevation. 8. Landscaping shall be an important component ofthe architectural design. The project wiU have approximately 31.5% open space and extensive and varied landscaping wUl compose the majority of this open space. 9. Parking shall be visually subordinated. AU parking shaU be placed in an underground garage. 10. Signage shall be appropriate to a village character. The tasteful prototypical Springhill Suites signage will be integrated into the building fagade. Al 1 signage wUl meet the requirements of the Sign Ordinance (21.41). A sign plan has been provided on Sheet A-11. PLANNING SYSTEMS a Engineering: 1. Determine the size of the existing water services and meters. WiU several of the existing services be utUized or wUl one service line (i.e. 2" pipe and meter) be used for the entire potable water supply? WiU the existing fire sprinkler service line with back flow preventor located at the southerly comer of the lot on Carlsbad Blvd be abandoned since a new 6" pipe with Double Detector Check Valve is proposed on Lincoln Street? In addition, the meter located in the main entrance driveway must be located outside the driveway, so either label as "to be abandoned" o r show area of relocation. Response: Existing and proposed water services have been labeled as requested. The existing fire sprinkler service line at the southerly comer of the lot on Carlsbad Blvd will be abandoned. The water meter located in the main driveway will also be abandoned. All existing and proposed utilities can be seen on Sheet C-1. 2. Provide scaled centeriine longitudinal profile of driveway with BVC and EVC at top and bottom of driveway. Response: A scaled centeriine longitudinal profile of the driveway with BVC and EVC at the top and bottom has been provided. This can be seen on Sheet C-2. 3. In your letter, you stated that Parcels lA are legal parcels. Provide proof that Parcels 1-4 are separate legal parcels. A chain of title search may be required. If each parcel was established by deed prior to June 1,1956, then each parcel will be considered legal parcels. Although the adjustment plat would legalize the parcels, there is no assurance that parcels beyond the boimdary of the adjustment plat was iUegally subdivided. Response: A chain of title search has been conducted on the subject property. This information was induded in a resubmittal of the Adjustment Plat application package (ADJ 05-09) on October 11,2005. 4. Plot the raised median in the Carlsbad Blvd. cross section and dimension fhe sidewalk. Response: The raised median in the Carlsbad Blvd. cross section has been shown. This can be seen on Sheet C-2. AdditionaUy, the sidewalk has been dimensioned. 5. Provide proof that appUcation for permitting removal of the three trees within the public right-of-way has been submitted to the General Services Division. Response: An application (letter) for permitting the relocation of the three trees within the public right-of-way was submitted to the General Services Division on July 20, 2005. A response letter from Michael Bliss has been included with this submittal. It indicates that the three pahn trees selected for relocation are not in the City of Carlsbad Street Tree Inventory and therefore the PLANNING SYSTEMS City does not maintain fhe trees. A copy of the letter is attached to this cover letter. 6. Although detaUs of the underground parking drainage area are not provided, fUtering of the hydrocarbons, heavy metals, etc. must be addressed on the plan and through the SWMP. Response: A note has been added to Sheet C-1 stating "AU drainage waters within the underground garage shaU be collected in a fUtration device and pumped to the onsite surface drainage system". The SWMP has also been revised to address the drainage of the underground parking areas. 7. Revise the hydrology report per the redlined comments. Response: The hydrology report has been revised. AU redlined comments have been reviewed. However, no changes in the calculations have been made. Please note that the grass lined desilting basin is now a concrete lined desilting basin. This design accompUshes two things: 1. It will collect any site generated silt or debris before the storm water leaves the site. 2. There is no public storm drain system adjacent to the site for cormection of the onsite system and the onsite drainage system carmot be designed to outlet at the elevation of Carlsbad Blvd. Therefore, the desUting basin wUl hold drainage water untU it ponds to a level that can discharge to the Carlsbad Blvd. gutter. Please find two (2) copies of the revised report along with the redline report included with this submittal. 8. It appears that a new 55 foot contour line is shown on Parcel 28 to the south. Is off site grading proposed to redirect drainage away from the subject property? If so, then temporary off-site constmction easements wUl ultimately be required. In the mean time, provide a letter from the property owner giving preliminary pennission to grade. An option to grading off-site would be to aUow drainage to continue to flow onto the subject property. The objective is to prevent any new flooding or ponding on the neighbor's property du e to this development. Response: The subject contour line is an existing topographic description. No offsite grading is proposed. 9. The D-25 drain outlet cannot be placed in the sidewalk. Place the manhole behind the sidewalk. Propose a pubUc drainage easement over the manhole. Response: The manhole for the "D-25" outlets has been removed. This is aUowed by the Regional Standards for a non-pipe connection. This can be seen on Sheet C-1. 10. Revise the attached Water System and Sewer System Analysis per redlined comments. Submit 2 copies of corrected plans with next submittal. PLANNING SYSTEMS Response: The Water System Analysis and Sewer System Analysis have been revised. Please find two (2) copies of each revised report along with the redline reports included with this submittaL 11. The grading quantities indicate that 2,047 cubic yards of soil wUl be excavated and according to your response letter, this amount includes excavation for the garage. However, given that the lower level garage is 28,251 sq. ft. and approximately 20 ft deep, rough calculations for the excavation come out to at least 21,000 cubic yards of soil. Please recalculate the quantities. Response: Grading quantities have been revised. Sheet C-1 now shows that 14,870 cubic yards wiU be excavated and 80 cubic yards will be fiUed. This will result in an export of 14,790 cubic yards. 12. Provide an addendum to the soUs report or letter from the soUs engineer detennining the potential impacts, if any, that the saturated soil from the retention basin could have on the adjacent street improvements and building. On the site plan, provide the ADT generated from the existing use that willbe demolished. Response: The soils engineer is currently conducting further tests to determine the potential impacts related to the retention basin. This infonnation wiU be provided to the City as soon as it becomes available. AdditionaUy, Sheet A-l has been revised to now show the existing ADT that will be eliminated. 13. The letter mentioned with your recent submittal from Flores Lund Consultants explaining the recommended constmction techniques for shoring was not included in the submittal package. Please provide this information. Response: The letter from Flores Lund Consultants explaining the recommended constmction technique for shoring has been included with this • submittal. It has been attached to this cover letter. 14. Revise the traffic report per redline comments and submit two copies of correct report with your next submittal. Response: The traffic report has been revised. Please find two (2) copies of the revised report along with the redline report included with this submittal. 15. Revise the redlined SWMP and submit two copies of the revised plan with your next submittal. Response: The SWMP has been revised. Please find two (2) copies of the revised report along with the redline report included with this subnuttai. PLANNING SYSTEMS Thank you for your continued assistance with the planning of this project. With this significant redesign, we are hopeful that this project design is now acceptable. We look forward to resolving any final issues City Staff may have with the design, prior to docketing for Design Review Board hearing. Sincerely, Paul J. Klukas Director of Plaiming cc: NeU Patel Attachments 10 PLANNING SYSTEMS Citv of Carlsbad Public Works/Parks July 26, 2005 Mr. Kermy Booth 1530 Faraday Avenue, Suite 100 Carisbad CA 92008 Dear Mr. Booth, I wish to thank you for your letter to Mr. Kyle Lancaster, dated July 20, 2005, regarding the removal and relocation of the three Washingtonia Robusta palms. Although, these palms will be planted in our right-of-way they are not in our Street Tree Inventory. Therefore, the City does not maintain these trees. I will be forwarding your letter to the City's Housing and Redevelopment office for their review. Again, thank you for notifying us as to your future landscape plans and all the best to you and staff regarding this project. Sincerely, Michael E. BUss Tree Supervisor 760/434-2985 1200 Carlsbad Village Drive • Carlsbad, CA 92008 • (760) 434-2825 • FAX (760) 434-7185 @ Pi-DHES LUND CONS ULTAIMTS April 22» 2005 Joseph Wong Design Assodate? 2359 Fourth Avenue, Suite 300 San Diego, CA 92131 PRCUECT: Calrsbad Hampton Inn Attention! Mr. Rid: Rounds Dear Rick; The purpose of thi letter is to address the alternate methods af retaining the soil adjacent to and under the Sextan Eleven Store in order to excavate for a two-\e^fe\ below grade parking structure. There are several altemate construction techniques to accomplish thii excavation without compromise to the existirig Seven Seven Store, Each of these techniques are conventional and regularly employed In general, there ar; two separate construction methodologies. The difference between the two is, one nnethod invoivss construction solely on the new construction site. The other method rrrrrudes fnto the adjacent property. They are generally described as follows: LO \X/here construction Is placed soiely on the new construction site, soldier beams usually spaced at S* 3,c. are drilled and cast Into the ground prior to any excavation. These soldier beams are braced approwmately 8-10 feet below the excavation with a "whaler and raker system" whi:h are placed during the excavation. The 'Svhaler and raker system" are essentially a diagonal bracing system which resists the horizontal thrust of the soil and minimizes an / settlement of the adjatent property. 2.0 In the case where the acescent property is utilized, soldier beams usually spaced at 8' o.c- are drilled and CiSt Into the ground prior to any excavation. Tbe beams are either placed under the existtng footing or adjacent to that footing. As the excavation proceeds, at the appropriate 13veL tie-backs are drilled and anchored back under the existing building. These tie-backs resht the horizontal thrust of the SCMI and minimize any settlement of the ac(|acent property. We trust this inform ation will assist you. Should you have any questions* please call. Very truly yours, FLOReSI LUND CONSULTANTS Hamid Liaghat Senior Project Mana; jer 7220 Trade Street, Suit? 120 • SanOiego. Caltfornia 52121 - (856) 566-0626 • FAX (858) 566-0627 Ciuil and Strticturel Etui Inhering wwiM.novesHundjcotn City of Carlsbad Housing & Redevelopment Department JULY 21, 2005 KIRAN PATEL PRESIDENT 540 GOLDEN CIRCLE, SUITE 214 SANTA ANA, CA 92705 Re: DKN-Hampton Inn RP 05-03 Kiran, Per your request, I am responding to you in writing about the Housing & Redevelopment Departments response to the plans you provided to us in our meeting this morning regarding the above-mentioned project. Staff is very pleased with the effort you and your team of architects and planners have put fon/vard in the design ofthe proposed hotel project. Based upon our preliminary review of the project, the proposed plans appear to conform to the applicable development standards and design guidelines ofthe Carlsbad Village Redevelopment Master Plan. Therefore, staff believes it will be able to make a recommendation of approval on the proposed project in the future. We look forward to your formal resubmital of the project and a future scheduling of the necessary public hearings. If you have any questions regarding the information contained in this letter, please contact me at (760) 434-2813. Sincerely, CITY OF CARLSBAD CLIFF JONES Assistant Planner Debbie Fountain, Housing & Redevelopment Director 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Citv of Carlsbad Housing & Redevelopment Department July 5, 2005 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Hampton Inn (RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02. ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 This letter is a follow-up to my previous letter to you, dated June 24, 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 issues which need to be resolved or adequately addressed prior to staff making a determination on the proposed project are as follows: 1. Determine the size of the existing water services and meters. Will several of the existing services be utilized or will one service line (i.e. 2" pipe and meter) be used for the entire potable water supply? Will the existing fire sprinkler service line with back flow preventor located at the southerly corner of the lot on Carlsbad Boulevard be abandoned since a new 6-inch pipe with Double Detector Check Valve is proposed on Lincoln Street? In addition, the meter located in the main entrance driveway must be located outside the driveway, so either label as "to be abandoned" or show area of relocation. 2. Provide scaled centeriine longitudinal profile of driveway with BVC and EVC at top and bottom of driveway. 3. In your letter, you stated that Parcels 1-4 are legal parcels. Provide proof that Parcels 1-4 are separate legal parcels. A chain of title search may be required. If each parcel was established by deed prior to June 1, 1956, then each parcel will be considered legal parcels. Although the adjustment plat would legalize the parcels, there is no assurance that parcels beyond the boundary of the adjustment plat was illegally subdivided. 4. Plot the raised median in the Carlsbad Boulevard cross-section and dimension the sidewalk. 5. Provide proof that application for permitting removal of the three trees within the public right-of- way has been submitted to the General Services Division. 6. Although details of the underground parking drainage are not provided, filtering of the hydrocarbons, heavy metals, etc. must be addressed on the plan and through the SWMP. 7. Revise the hydrology report per the redlined comments. 8. It appears that a new 55-foot contour line is shown on Parcel 28 to the south. Is off site grading proposed to redirect drainage away from the subject property? If so, then temporary off-site construction easements will ultimately be required. In the mean time, provide a letter from the property owner giving preliminary permission to grade. An option to grading off-site would be to allow drainage to continue to flow onto the subject property. The objective is to prevent any 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ new flooding or ponding on the neighbor's property do to this development. 9. The D-25 drain outlet manhole cannot be placed in the sidewalk. Place the manhole behind the sidewalk. Propose a public drainage easement over the manhole. 10. Revise the attached Water System and Sewer System Analysis Plans per redlined comments. Submit two copies of corrected plans with next submittal. 11. The grading quantities indicate that 2,047 cubic yards of soil will be excavated and according to your response letter, this amount includes excavation for the garage. However, given that the lower level garage is 28,251 square feet and approximately 20 feet deep, rough calculations for the excavation come out to at least 21,000 cubic yards of soil. Please recalculate the quantities. 12. Provide an addendum to the soils report or letter from the soils engineer determining the potential impacts, if any, that the saturated soil from the retention basin could have on the adjacent street improvements and building. On the site plan, provide the ADT generated from the existing use that will be demolished. 13. The letter mentioned with your recent submittal from Flores Lund Consultants explaining the recommended construction techniques for shoring was not included in the submittal package. Please provide this information. 14. Revise the traffic report per redlined comments and submit two copies of corrected report with your next submittal. 15. Revise the redlined Storm Water Management Plan and submit two copies of the revised plan with your next submittal. Please return all attached redlined plans and documents with next submittal. To discuss all Engineering Department related concerns, please contact David Rick at (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 Kenny Booth, Planning Systems David Rick, Engineering Department City of Carlsbad Housing & Redevelopment Department June 24, 2005 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Hampton Inn (RP 05-03. SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed the above-mentioned applications as to their completeness for further processing. The applications are incomplete, as submitted. Attached are two lists. The first list is information that must be submitted to complete your applications. This list of items must be submitted directly to the Housing & Redevelopment Office. All list items must be submitted simultaneously and a copy of this list must be included with your submittal. No processing of your application can occur until the applications are determined to be complete. The second list includes issues of concern to staff, which must be addressed prior to staff making a recommendation on the project. When all required materials are submitted to the Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the applications are determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, March 2, 2005, to either resubmit the applications or submit the required information. Failure to resubmit the applications or to submit the materials necessary to determine your applications complete shall be deemed to constitute withdrawal of the applications. 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 c: Debbie Fountain, Housing & Redevelopment Director Van Lynch, Planning David Rick, Engineering 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ DKN Hampton Inn 06/24/2005 Page 2 of 4 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05 Housing & Redevelopment and Planning: The Housing & Redevelopment Department and Planning Department have completed their review of the subject project for application completeness. The applications and plans submitted for this project are incomplete at this time. Please resubmit 5 sets of plans addressing the following incomplete items: 1. The side yard setback for the southern sideyard off Lincoln shall be 10 feet (8'11" proposed). Please correct sheet A-1 and A-2 civil sheet. 2. Please correct roof plan and key maps to reflect the most southern wall elevation (on left as looking form Lincoln Street (see item #1 above). 3. The portion of the property that falls within the V-R zoning requires a minimum of a 5:12 roof pitch. Please modify the plans accordingly (roof plan). Engineering: Engineering comments are forthcoming and will be sent under a separate cover. DKN Hampton Inn 06/24/2005 Page 3 of 4 ISSUES OF CONCERN No. RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05 Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housmg & Redevelopment and Planning: 1. The proposed project design and architectural materials do not promote the Village character, design, and scale. The plans are very corporate architecture and very manufactured in appearance. Staff advises the applicant to consider more of a Craftsman Style or an Old World design consistent with the design of the Carlsbad Inn located north of the project site or the Best Western View Lodge located to the south. The Village Design Guidelines (attached) should be reviewed carefully and greater attention should be provided to the design of the project. Sample materials provided do not reflect the desired Village character. 2. Staff still has concerns with the front elevation of the building. Staff would like to see a grand entryway to the project such as the one provided at the Best Western View Lodge. Staff suggests enhanced paving, a semi-circle entrance, and possibly a fountain at the entry way to the hotel. 3. The building elevations are still relatively flat. Greater building articulation is necessary along all building elevations particularly off the highly visible front elevation off of Carlsbad Boulevard. A hotel within the Village needs to be able to stand-alone and have a unique look. 4. The northwest portion of the building has a great street presence, which can be very desirable as recreational space for hotel guests to observe street traffic. This location would be a great location for creating a small coffee shop or delicatessen for hotel guests to get a quick snack or drink or just relax and observe street activity. 5. Staff encourages the applicant to make use of the views available at the subject property. Staff suggests balconies be provided along front and rear elevations. This will help to break up the dullness of the inherently flat building faces. 6. Staff has concerns with the massing of the roof. Please provide more articulation to the roof. 7. The elevation which faces onto Lincoln Street should have a faux entrance and architectural relief to break up this rather flat elevation. The elevations should appear as front elevations for better street presence as opposed to a rear elevation and the "back" of a building. The other residences on the street have balconies which give a better street presentation. The hotel could step back the upper floor and provide decks with railings to achieve this look. There is a concern that there will be a large and abrupt vertical wall surface within the proposed design. DKN Hampton Inn 06/24/2005 Page 4 of4 8. With the new roof pitch, it would be possible to enclose the mechanical in the ceiling area as opposed to having a/c units at each room. We have other projects in the City that have done this successfully. 9. Staff suggests that rockwork be provided along the building elevations instead of the cultures stone. The rockwork gives more texture to the building. 10. Staff noted that the application of random shutters and window types are a bit too random. Please choose a window type that supports the overall Village Design theme. 11. As part of the design review process, the Design Review Board must be satisfied that the applicant has made an honest effort to conform to each of the ten basic principles outlined in the Village Design Guidelines. A copy of the design guidelines has been attached for your review. Some suggestions from the design guidelines are as follows: • Provide for variety and diversity of building forms. An informal building character and a sense of individuality is desired. Each building shali express its uniqueness of structure and not mere copies of generic building types, which might be found anywhere. Staff suggests the applicant pay greater attention to the design of the front entrance of the project and provide a grand entryway to the buildings entrance off of Carlsbad Boulevard. • Provide a variety of setbacks along any commercial block front. Varied setbacks provide a desired informality and diversity of appearance and allow for greater landscaping. • Break larger building forms into smaller units through the use of recessed facades. Fagade projections as well as entry way recesses are elements which add richness to the Village facades through the creation of shadows and the contrast between sunny and shady surfaces. • Design visual interest in all sides of the building. Greater articulation should be incorporated into all sides of the building and the upper levels should be stepped back from the lower levels to reduce the overall mass of the structure. • Utilize applied surface ornamentation and other detail elements for visual interest and scale. • Emphasize cottage form, scale, and character. The use of gable roofs, varied roof heights, and dormers help create interesting detail and are encouraged to enhance the area's Village character. • Incorporate an abundance of landscaping Into the project. • Incorporate benches and low walls along public pedestrian frontages such as Carlsbad Boulevard. Landscape Plan Review: Comments on the preliminary landscape plan are forthcoming and will be sent to you under a separate cover. PLANNING SYSTEMS Dl LAND USE/COASTAL PLANNING LANDSCAPE ARCHITECTURE • LA3900 POLICY AND PROCESSING ENVIRONMENTAL MITIGATION May 27, 2005 Cliff Jones CITY OF CARLSBAD Housing & Redevelopment Department 2965 Roosevelt St. Ste B. Carlsbad, CA 92008 RE: RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05 - DKN Hampton Inn Dear Cliff: Per your letter dated March 31, 2005 identifying Staff items and issues with the submittal of the above-referenced project, the project applicant has commissioned modifications to and the provision of additional information regarding the project. To this end, attached with this cover letter please find a resubmittal package including: Five (5) sets of revised plans Redlined Grading and Drainage Plan 3 copies of Preliminary Storm Water Management Plan 3 copies of revised Preliminary Hydrology Report Redlined Hydrology Report 3 copies of revised SoUs Report Redlined Soils Report 3 copies of revised Traffic Study Redlined Traffic Study Materials board and color samples Water Analysis Sewer Analysis Shoring construction techniques letter by Flores Limd Consultants With regard to the specific items and issues identified in the draft March 31 letter, the foUowing is a discussion of the method in which the redesigned project addresses the general issues, followed by a specific response to each item/issue identified by City Staff, in the order presented in your draft letter. Items Needed to Complete the Application Planning 1. The General Plan designation and zoning for the residentially zoned property wUl need to be changed. The proposed General Plan Land Use designation will need to be changed to Recreation Tourist (RT). The Commercial Tourist (C-T) Zoning wiU 1530 FARADAY AVENUE • SUITE 100 • CARLSBAD, CA 9200^ • (760) 931-0780 • FAX (760) 931-5744 • info@pIanningsystems.net implement the RT General Plan Land Use designation. Please modify the plans accordingly (refer to item #3 for format and language). Response: The plans have been moditied to correctly show fhe proposed General Plan Amendment and Zone Change. The General Plan Land Use designation wiU be changed to Recreation Travel (RT) and zoning wUl be changed to Commercial Tourist (C-T). 2. The project will need to discuss the impacts that will occur as a result of the General Plan Amendment for the residentiaUy zoned property. Assembly BUI 2292 requires residential zoned land to develop to its potential. Since the project eliminates residential units, findings wUl need to be made to justify the loss of residential imits. Response: Assembly BiU 2292 states: "No city, county, or city and county shall, by administrative, quasi-judicial, or legislative action, reduce, require, or permit fhe reduction ofthe residential density for any parcel to a lower residential density that is below the density that was utilized by the Department of Housing and Community Development in determining compliance with housing element law. Article 10.6 (commencing with Section 65580) of Chapter 3, unless the city, county, or city and county makes written findings supported by substantial evidence of both ofthe following:" (1) The reduction is consistent with the adopted general plan, including the housing element. The current General Plan designations for the subject site are Residential High Density (RH) and ViUage (V). The RH designation allows for up to 23 dweUing imits per acre with a growth management control point of 19 dwelling units per acre. The subject site is approximately .84 acres in size. However, only .49 acres of the site are within the RH General Plan Designation. Based on the growth management control point, this would allow for a potential 9 residential units on the parcel. The applicant is proposing to amend the General Plan designation of this portion of the site to Recreation Tourist (RT). Doing so would eliminate 9 potential residential units from the site. However, these 9 imits will be deposited into the City of Carlsbad excess dwelling unit bank to be allocated and utUized in a more appropriate, residentiaUy compatible location. Authorized withdrawals from the bank wiU be granted for qualifying projects elsewhere within the city. Therefore, the 9 residential units presently aUowed for on this site by the City of Carlsbad General Plan wUl be utUized (pursuant to existing City Council policy) elsewhere in the city and thus, not be eliminated. (2) The remaining sites identified in the housing element are adequate to accommodate the jurisdiction's sha re ofthe regional housing need pursuant to Section 65584. The subject site wUl be eliminating 9 potential residential units from the property as a result of implementation of the proposed General Plan Amendment. The PLANNING SYSTEMS a aUowable land use on the subject site will be changed from Residential High Density (RH) to Recreation Tourist (RT). Through implementation of this General Plan Amendment, the 9 residential dwelling units wiU be transferred to be held in the City's exc ess dwelUng unit bank. Currently over 3,000 dwelling units exist in this bank. Authorized withdrawals from the bank may be granted for qualifying projects anywhere within the city. The qualifying projects are limited to the following types of development proposals: 1. Housing for low-income famUies; 2. Senior housing; 3. Housing located within either of the City's two, official, redevelopment areas; 4. Transit orientated/"smart growth" developments; 5. Conversions of general plan land use designations from non- residential to residential; and 6. Single-family developments in in-fUl areas, under stipulated conditions. Remaining undeveloped parcels within the City of Carlsbad that comply with one or more of the preceding conditions wUl be allocated the 9 dwelling units from the subject site. More importantly, the dweUing units can be transferred to a site more conducive to high density residential development. We conclude that the subject site is not optimal for RH usage due to the following site-specific reasons: 1. The subject site is currently legaUy non-conforming to the existing zoning. The existing Surf Motel lays half within the ViUage (V) General Plan designation and half within the Residential High Density (RH) General Plan designation. A General Plan Amendment would give the site a General Plan designation of VUlage (V) and Recreation Tourist (RT). This will make the proposed Hampton Inn a legally conforming use. 2. The site is surrounded by commercial and tourist commercial uses, and is thus more compatible with those uses. 3. The City is desirous of providing sufficient tourist-serving uses in close proximity to the beach area. 4. The adopted Local Coastal Program for the area, (MeUo I) identifies provision of tourist-serving uses as a high priority land use for the subject area. Therefore, it would be expected that other properties within the city are mere adequate in location, size, and shape to accommodate the site's presently - allocated 9 dwelling units. Include the following information on the title sheet: PLANNING SYSTEMS a. Application types submitted and assigned application numbers to the upper right comer. Response: All plan sheets have been revised to show the correct application numbers (RP 05-03/SDP 05-04/DEV 05-19/LCPA 05-02/ZC 05-02/GPA 05-05) in the upper right comers. b. Name of sewer, water, and school districts providing service to the project. Response: , The names of the sewer, water, and school districts providing service to the project have been added to the Cover Sheet (CS). c. Please remove "CUP Number" from "Project Summary Table". Response: The note "CU P Number" has been removed from the "Project Summary Table". d. Correct the "Existing Zone" to state "Existin g Zone: R-3 and V-R District 9". Response: The "Existing Zone" no te has been revised to now state "Existing Zone: R-3 and V-R District 9". e. Correct the "Propose d Zone" to state "Proposed Zone: C-T and V-R District 9 (to remain)". Response: The "Prop osed Zone" note has been revised to now state "Proposed Zone: C-T an d V-R District 9(to remain)". f. Correct the "Existing General Plan" to state " Existing General Plan: RH, V". Response: The "Existing General P lan" note has been revised to now state "Existing General Plan:RH,V". g. Correct the "Propose d General Plan" to state "Proposed General Plan : RT and V (to remain)". Response: The "Prop osed General Plan" note has been revised to now state "Proposed Ge neral Plan: RT and V(to remain)". h. Correct the "Existing Land Use Designation" to state "Existing Land Use Designation: Overlay Zones (Beach Overlay Zone & Coastal Zone)". Response: The "Existing Land Use Designation" note has been revised to now state "Existing Land Use Designat ion: Overlay Zones (Beach Overlay Zone & Coastal Zone)". i. Correct the "Existing Land Use" to state "Exi sting Land Use: Motel, Restaurant, Single FamUy". PLANNING SYSTEMS D Response: The "Existing Land Use " note has been revised to now state "Existing Land Use: Motel, Restaurant, Sin gle Family". j. 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 include; landscape planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are permitted in the open space calculation. Response: An open space calculation has been added to the Cover Sheet (CS). The percentage of the site that will be maintained as open spaces is calculated at approximately 31.5%. 4. Please indicate on the site plan, through shading, the portion of the project that falls within the V-R restrict 9 zoning designation. Please note that the minimum roof pitch within V-R District 9 is 5:12 and the permitted height of the buUding is 45 feet if the project is located over parking, which in this case it is. Staff suggests the applicant consider using the allowable increase in roof height in order to create a front elevation that is grander, and visually appealing (for more information on staff's is sues of concem related to the front elevation of the project and the overall design of the project refer to page 4). Please modify the plans accordingly. Response: The Site Plan (Sheet A-l) has been revised to show the portion of the project that falls within the V-R District 9 zoning designation. The project has been redesigned to incorporate a buUding height of 45 feet for the portion of the hotel within the V-R zone. This has allowed for the front elevation of the project to become grander and more visually appealing. The revised front elevation can be seen on Sheet A-8. 5. Please dimension the widths of the driveway entrance and exit. Response: The driveway entrance and exit have been dimensioned. This can be seen on Sheet A-l. 6. Compact parking spaces are a minimum width of 8 feet by 15 feet. Sheets A-5 and A-6 show compact spaces being 7.5 feet wide. Standard parking spaces are a minunum width of 8.5 feet and 170 square feet in area. The supporting columns wiU need to be shown outside of the parking area such that the parking space is fiee and clear of any stmctures. Please review aU parking spaces and label aU compact spaces as such. In addition please number aU parking spaces. Please correct and revise the plans as necessary. Response: The underground parking garage has been revised. AU compact spaces now measure at least 8 feet by 15 feet. Standard spaces measure a minimum of 8.5 feet by 20 feet. AU supporting columns have been shown outside of the parking area. AdditionaUy, all parking spaces have been properly labeled and numbered. Underground parking can be seen on Sheets A-5 and A- 6. PLANNING SYSTEMS 7. Show finished and existing grades on all elevations and building sections. Response: All building sections and elevations have been revised to now show finished and existing grades. 8. Please add the top of waU and bottom of waU heights for the retaining walls on the civil plan, sheet C-1. Response: Sheet C-1 has been revised to now show top of waU and bottom of wall heights for aU retaining walls. 9. Provide a sign plan showing conceptual signage for the building along with a summary table with the following information: a. Total buUding street frontage; b. Total sign area allowed (1 square foot of signage per linear foot of building frontage); c. Total sign area proposed. Response: A sign plan has been added to the drawings. This can be seen on Sheet A-11. The sign plan shows the total building street frontage, total sign area allowed, and total sign area proposed. 10. Submit a constmction materials board and color samples. Response: A materials board and color samples for the project have been included with this submittal. Engineering 1. A Storm Water Management Plan completed, sealed and signed by a registered civil engineer. Response: A Storm Water Management Plan (SWMP) has been completed by Aquaterra Engineering and is included with this submittal. 2. On the preliminary grading and drainage plan: a. Plot or identify with fhe location of the nearest fire hydrant and distance from building to said hydrant. Response: The nearest fire hydrant and distance from the pioject has been added to Sheet C-1. b. Screen existing faciUties and darken proposed facUities to make more distinguishable. Response: Existing facilities have been screened and proposed facUities darkened to make the Civil Plans (C-1 and C-2) more distinguishable. PLANNING SYSTEMS c. Add potable and peak potable water and fire flow demand in gpm. Response: Potable and peak potable water and fire flow demand in gpm have been added to Sheet C-1. d. Add sewer generation rate in mUlion gallons per day. Response: Sewer generation rate in million gallons per day has been added to Sheet C-1. e. Under "Constmction Legend for Surface Improvements" note No. 4, change "Private to "Public". Response: Note No. 4, under "Con stmction Legend for Surface Improvements" has been changed from "Private" to "PubUc" . f. Identify the street signs along the property frontage, including the "Beg in Park Parallel" and "End Parking to the Comer" signs. Response: Street signs, including " Begin Park ParaUel" and "End Parking to the Comer", along the property frontage have been added to Sheet C-1. g. Identify Bus Stop on Carlsbad Blvd. Response: The Bus Stop on Carlsbad Blvd has been added to Sheet C-1. h. Specify that the water line in Carlsbad Blvd. is ACP and show connecting line in Oak. Response: . The water line in Carlsbad Blvd is now shown as ACP and cormects into the existing line in Oak. This can be seen on Sheet C-1. i. Show southerly continuation of sewer main in Carlsbad Blvd. Response: The southerly continuation of the sewer main in Carlsbad Blvd has been show on Sheet C-1. j. Add water meter symbols on Lincoln Street and irrigation BFP sjmnbol on Carlsbad Blvd. The notes have leaders pointing at nothing. Also, plot aU water service lines. Response; Water meter symbols have been added to Lincoln Street and irrigation BFP symbols have been added to Carlsbad Blvd. AdditionaUy, aU water service lines have been plotted. These can be seen on the CivU Plan (C-1). PLANNING SYSTEMS k. Provide cross sections at the northerly and southerly boundary of Parcel three. Response: Cross sections at the northerly and southerly boundary of Parcel 3 have been shovm. These can be seen on Sheet C-2. I. Plot the water main in Lincoln Street and show all service lines to the subject property. Response: The water main in Lincohi Street and all servioe lines have been plotted on Sheet C-1. m. Determine if the wood fence along the Lincoln Street frontage will remain or be removed. Response: The wood fence along the Lincoln Street frontage wiU be removed. n. Add Top of Wall/Bottom of Wall elevations to those retaining walls that do not provide this information. Response: Sheet C-1 has been revised to now show top of wall and bottom of wall heights for all retaining waUs. 3. Plot intersection site distance for a vehicle exiting the driveway on Carlsbad Blvd. and a trash tmck backing into Lincoln Street from the Service Entrance. Also, will the service entrance primarily be used for deliveries? Response: Intersection site distance has been added to Sheets C-1 and C-2 for the driveway on Carlsbad Blvd. The sight distance from the Lincoln Street driveway has not been plotted because the 330 foot sight distance extends beyond the intersections of Oak Avenue to the north and Pine Avenue to the south making the sight distance issue of no traffic safety consequence. The service entrance willbe utUized primarUy for deUveries. 4. On Carlsbad Blvd., show sidewalk as existing and plot transition with abutting frontages. On Lincoln Street, plot existing sidewalk fronting the 7-Eleven Shopping Center, Response: The sidewalk on Carlsbad Blvd has been shown as existing and the transition with abutting frontages has been plotted. AdditionaUy, the existing sidewalk fronting the 7-Eleven Shopping Center has been plotted. These can be seen on Sheet C-1. 5. Provide a cross sectional of the driveway ramp and include BVC and EVC at the base of the driveway. Also, plot percent grade of the parking lot ramps and add vertical curves as needed. PLANNING SYSTEMS CIM Response: A cross sectional of the driveway ramp has been added to Sheet C-2. BVC and EVC are shovm at the base of the driveway. The percent grade of the ramps has also been shown. 6. The trash receptacles are placed on the north side of the Service Entrance on Sheet C-1 and on the south side on Sheet A-l. Since the driveway approadi complies with City standards for separation from property line on Sheet C-1, this design should prevail. Response: The trash receptacles wiU be located on the north side of the service entrance as shown on Sheet C-1. Sheet A-l has been revised to also show the trash receptacle on the north side. 7. Are Parcels 1-4, as described in the title report, separate legal parcels? If so, an adjustment plat may be necessary to consolidate the parcels into one. Provide documentation to support status. Response: Parcels 1-4 are separate legal parcels. An adjustment plat application will be submitted to the Engineering Department. 8. Correct the street sections plotted on Sheet C-1. Identify east and west side of the cross section and show sidewalk on the east side of Carlsbad Blvd. as non-contiguous. Also, extend base an additional 6 inches beyond curve. Response: The street sections are now plotted on Sheet C-2 and have been corrected. The east and west side of the cross sections have been labeled and the sidewalk on the east side of Carlsbad Blvd has been shown as non-contiguous. Additionally, the base has been extended an additional 6 inches beyond the curve. 9. Plot the location of all tree trunks within the pubUc right-of-way. Determine whether the trees wiU remain or be removed. Permission from the General Services Division of the City Parks and Recreation Department must be granted for any trees to be removed within the pubUc right-of-way. Response: All trees located within the public right-of-way have been shown on the Landscape Sheet 1. AU 10 trees will remain, with 3 trees being relocated within the right-of-way. 10. Cleary plot the proposed sidewalk as contiguous with the proposed curb and gutter on Lincoln Street. It appears that the sidewalk is proposed as non-contiguous with the sidewalk. Clearly show that the sidewalk wiU end at the southem boundary of the Lincoln Street project frontage and that sidewalk does not exist along the southem abutting property. Plot edge of pavement and flow line and/or spot elevations within this area to iUustrate adequate drainage and pavement transition. Add detail if needed. Response: The sidewalk on the west side of Lincoln has been redrafted to be contiguous with the curb. However, please note that an existing sidewalk is situated at the southerly boundary line. PLANNING SYSTEMS E3M 11. Show drain inlet and duel altemating pimips for the ramp leading to the garage. How wUl the underground garage drain? WUl rain/irrigation water reach this area? How wUl water from periodic deaning of garage be extracted? Provide explanation on plans. Response: The specifics of the subterranean garage drainage systems have not been designed at this discretionary review phase, consequently they have not been shown on the plans. Ultimately, the garage floors will have sumps to coUect any wash down or storm water on those levels. The collected waters shall be fUtered, pumped and discharged into the rain garden located in the southwest comer of the site. 12. Plot all existing and proposed sewer laterals and water service lines. Provide pipe material and size. Include water line and DDC valve for fire sprinkler system. If any of the existing water services and meters is not going to be used, identify as abandoned. Meters shall be placed in the public right-of-way. Check valves shall be placed on private property. Response: AU existing and proposed sewer laterals and water service lines have been plotted on Sheet C-1. Pipe material and size has also been shown. All meters have been placed in the public right-of-way and check valves have been placed on private property. 13. Correct the attached redUned hydrology report and submit two copies of corrected plan with your next submittal. Response: The hydrology report has been revised. Three copies of the revised report have been included with this submittal. The redlined report has also been included. 14. Drainage on Parcel 28 appears to flow northerly toward the subject property. A retaining waU is proposed at the property line. This waU wiU block drainage as designed. Provide a means to prevent ponding in this area. Response: Sheet C-1 has been revised to show how the onsite drainage system wUl pick up the storm water from Parcel 28. Calculations of the discharged water have been included in the Preliminary Hydrology Report. 15. Place D-25 manhole within the public right-of-way so that City may access for cleaning outlet. Response: A D-25 manhole has been placed within the public right-of-way for City access. 16. Per the Storm Drain Legend, the "V" designatio n indicates that the minimum size of the proposed yard drain is 12". This size seems excessive. It appears that a lesser size would be adequate. Please reevaluate. 10 PLANNING SYSTEMS a Response: The "V" designation and corresponding 12" yar d drain have been removed. Sheet C-1 now shows the minimum pipe size to be 6". 17. Provide a detail of the proposed waU on the north side of the driveway ramp. Given the depth of the excavation, height of the wall to support the underground parking, the location at the property line and close proximity to the 7/11 Store, there are concems about potential effects the excavation and wall could have on the neighboring property. In addition, it does not appear that enough space exists between the proposed wall and property line to accommodate an underground drainpipe. A cross section would help iUustrate the proposed design. Response: The retaining wall location along the driveway ramp has been shifted to aUow for back waU drainage. Sheet A-10 now shows a detailed cross section of the proposed ramp near the 7-11 property line. AdditionaUy, a letter from Flores Lund Consultants explaining the recommended constmction techniques used to brace/shore the adjacent 7-11 building in order to avoid any impacts to that building during excavation has been included with this submittal. 18. Include the excavation quantities for the garage. Response: The original earthwork quantities did include the excavation for the garage. 19. Address the issues/comments redlined in the soils report. Response: The soils report has been revised in accordance with Staff recommendation. Three copies of the revised report have been included with this submittal. The redlined report has also been included. 20. On Sheet CS, the owner's name should be the s ame as the name of the ovmer in the title report. However, sheet CS states that the owner is DKN Hotels. The title report states that the estate is vested in "Dahya Bhai L. Patel and Shantaben Patel, husband and wife as joint tentants, as to Parcels, 1,2, and 3 and Dahya Patel, a married man as his sole and separate property, as to Parcel 4. Please clarify. Correct property owner need to be placed on Sheet CS. Response: The Cover Sheet (CS) has been revised to be consistent with the title report. Tlie owner on the Cover Sheet (CS) is now Usted as Dahya Bhai L. Patel and Shantaben Patel. 21. Correct the ADT on Sheet CS to read 8/unit = 808 ADT. Also subtract existing ADT to establish net increase. Response: ADT on the Cover Sheet (CS) has been revised. It now reads 8/unit = 808 ADT. 22. Indicate on cover sheet that fire sprinklers will be installed. PLANNING SYSTEMS a 11 Response: A note indicating that fire sprinklers will be instaUed has been added to the Cover Sheet (CS). 23. Some of the bearings and distances vary several feet or minutes from record information. Please correct accordingly. Response: The bearings and distances along the site boundaiy are based on a recent field survey of the property. This data will be supported by the information provided in the Boundary Adjustment application. 24. Add a note to the plans stating that the overhead utUities along Lincoln Stieet frontage wiU be placed underground. Response: A note has been added to Sheet C-1 stating that overhead utilities along Lincoln Street willbe placed imderground. 25. On Sheet A-10 (Building Sections), show adjacent buUdings such as 7-Eleven. Also plot groimd water table and identify lateral loads from excavation for undergroimd garage based on 1:1 inclination. Response: Sheet A-10 has been revised to show the adjacent 7-Eleven buUding. The geotechnical report describes the ground water to be 33 to 38 feet below grade, which willbe below the stmctural footings. 26. Are any doors, meters or other routinely accessed facUities located behind the 7- Eleven buUding? If so, how will access be maintained given that the grade wiU be lowered for the driveway ramp? Response: To our knowledge, no routinely-accessed doors, meters, or faciUties are located behind the 7-Eleven. 27. Correct the traffic study per redlined comments. Response: The traffic report has been revised. Three copies of the revised report have been included with this submittal. The redlined report has also been included. 28. Due to proposed land use changes, provide a water and sewer analysis to determine abiUty of existing City infrastmcture to accept any additional demand. Response: A separate water and sewer analysis have been included in this submittal. Each report concludes that the proposed Hampton Inn project wiU have a minimal impact on the existing water and sewer systems. 12 PLANNING SYSTEMS Issues of Concem Planning 1. .As part of the design review process, the Design Review Board must be satisfied that the applicant has made an honest effort to conform to each of the ten basic principles outlined in the VUlage Design Guidelines. A copy of the design guidelines has been attached for your review. Some suggestions from the design guidelines area as follows: -Provide for variety and diversity of building forms. An informal buUding character and a sense of individually is desired. Each buUding shaU express its uniqueness of stmcture and not mere copies of generic buUding types, which might be found anywhere. Staff suggests the appUcant pay greater attention to the design of the front entrance of the project and provide a grand entryway to the buildings entrance off of Carlsbad Boulevard. -Provide a variety of setbacks along any commercial block front. Varied setbacks provide a desired informaUty and diversity of appearance and allow for greater landscaping. -Break larger buUding forms into smaller units through the use of recessed facades, Fagade projecti ons as weU as entry way recesses are elements which add richness to the Village facades through the creation of shadows and the contrast between sunny and shady surfaces. -Design visual interest in all sides of the buUding. Greater articulation should be incorporated into aU sides of the building and the upper levels should be stepped back from the lower levels to reduce the overaU mass of the stmcture. -UtUize appUed surface omamentation and other detail elements for visual interest and scale. -Emphasize cottage form, scale, and character. The use of gable roofs, varied roof heights, and dormers help create interesting detaU and are encouraged to enhance the area's ViUa ge character. -Incorporate an abundance of landscaping into the project. -Incorporate benches and low walls along public pedestrian frontages such as Carlsbad Boulevard. Response: The proposed project has made an honest effort to conform to each of the ten basic principles outlined in the Village Design Guidelines: 1. Development shall have an overall informal character. The overall character of the proposed project wiU remain informal through the use of a variety of wall plains, rooflines and handcrafted 13 PLANNING SYSTEMS detailing, architectural accent features and quality materials. 2. Architectural design shall emphasize variety and diversity. The proposed project has incorporated a variety of architectural design features through the use of detaUing and materials. The stone finish on the lower level provides for a strong visual base for those viewing from a distance while providing a highly-textured warm material for the up close pedestrian. The finish above the base is cement plaster, providing for a lighter mid section. The building is capped by a heavy concrete shake roofing material with painted wood bracket and fascia detaUing. The windows, some rectangular and some arched, are surrounded with plaster casement detailing. Some are articulated with wood shutters, and others with false balcony metal raUings. The variety and diversity of materials and detaiUng throughout the building add interest to the building itself and to the neighboring stmctures. 3. Development shall be small in scale. The proposed project wiU maximize the usage of the site, while at the same time the stmcture will not have any heights over 45 feet and approximately 33% of the site wiU remain in open space. 4. Intensity of development shall be encouraged. The project site has been designed to its fullest reasonable potential in accordance with City guidelines. The proposed hotel wiU have 101 rooms on approximately .84 acres. 5. All development shall have a strong relationship to the street. The project will have a front yard setback of 5 feet. This will aUow the project to have a strong relationship with Carlsbad Boulevard. Main motorist and pedestrian access to the site is from Carlsbad Boulevard. 6. A strong emphasis shall be placed on the design of ground floor facades. The ground floor fagade facing Carl sbad Boulevard will be constmcted with stone veneer (cultured stone). 7. Buildings shall he enriched with architectural features and details. The proposed project wiU incorporate varied setbacks along Carlsbad Boulevard. Stone veneer and different window styles wUl enhance the visual entrance of the buUding. A grand entryway to the hotel has been provided. 8. Landscaping shall be an important component ofthe architectural design. The project will have approximately 33% open space and extensive and varied landscaping wiU compose the majority of this open space. 9. Parking shall be visually subordinated. AU parking shall be placed underground. 14 PLANNING SYSTEMS a 10. Signage shall be appropriate to a village character. The tasteful prototypical Hampton Inn & Suites signage wUl be integrated into the buUding fagade. AU signage wiU meet the requirements of the Sign Ordinance (21.41). Approximately 150 square feet of signage will be aUowed based upon 150 linear feet of building frontage. 2. The established range for front yard setbacks within Land Use District 9 are 5-10 feet. In aU cases where a range has been established as the appropriate setback standard within a given district, the top of the range is considered to the desired standard. However, a reduction in the standard to the minimum, or anywhere within the range, may be aUowed if the project warrants such a reduction and appropriate findings are made: -The reduced standard wiU not have an adverse impact on surrounding properties. -The reduced standard wiU assist in developing a project which meets the goals of the ViUage Redevelopment Area and is consistent with the objectives for the land use district in which the project is to be located. -The reduced standard wUl assist in creating a project design which is interesting and visually appealing and reinforces the Village character of the area. Response: The project has proposed a 5 foot front yard setback. The ^ " proposed project warrants such a reduction for the following reasons: a. Surroimding properties wiU not be adversely impacted by such a reduction. The newly constmcted hotel to the south has a front yard setback of less than 10 feet. AdditionaUy, the majority of the properties along Carlsbad Boulevard have front yard setbacks of less than 10 feet, and thus the setbacks in the area are compatible with the proposed setback. b. The proposed project will meet the goals of the ViUage Redevelopment Area in that it wiU attract additional tourist-serving uses to the ViUage, increase the intensity of developinent within the Village, and minimize the land area required to accommodate additional parking in the VUlage, c. Basic design principle #5 of the ViUage Design Guidelines states that "All development shall have a strong relationship to the street." The project has been , designed with a 5 foot front yard setback in order to encourage a strong relationship between Carlsbad Boulevard and the hotel. Main motorist and pedestrian access to the site is from Carlsbad Boulevard. The major view of the project from passing motorists in from Carlsbad Boulevard. The lobby is accessed off Carlsbad Boulevard. 3. Please add a buUding section that includes the pool and upper and lower parking levels. The pool and spa appear to conflict with the laundry facility below. Please explain how the pool and spa are to be supported. 15 PLANNING SYSTEMS Response: A cross section has been added to show the pool and lower parking levels. This can be seen on Sheet A-10. The laundry facilities have been moved to the lower level. 4, Please compare the setbacks provided on the architectural plans and the dvil plans. The setbacks along Lincoln Street are shown as 9.9 feet on the civil plans where the architectural plans show 10 feet. Response: The setback along Lincoln Street has been corrected and now both the architectural and civU plans show the accurate setback of 10 feet. 5, Architectural elevations - embell ish ends and add vertical relief to long ridgeUnes. Lincoln Street elevation needs some building articulation along face of buUding. Consider adding windows to the west end of elevation C and on elevation F, Response: The long Lincoln Street elevation was broken up by setting back the two units on the south side. Additional architectural articulation was added to the windows, Windows have been added to the west end of Elevation C and Elevation F, These can be seen on Sheets A-7 and A-8, Additionally, varied types of windows have been added to Elevation B on Sheet A-7, This gives the project some building articulation along Lincoln Street. 6, Please explain the difference in the design of the windows as shown on the floor plans. Are these air conditioning units on the plans? If so, jdease show on the elevation plans and describe how the air conditioning units will be treated. Response: VTAC units will be located in the front comer of each guestroom, ' Each unit wiU have a fresh air grUle on the exterior elevation. The grilles wiU be painted the same color as the exterior plaster to minimize their presence, 7, Please specify the wall types in between units. Response: Walls in-between the guestrooms wiU be designed to meet HUton standards and Uniform BuUding Code requirements. The sound isolation will be STC 52. 8, Please describe the intended use of the meeting room. Is this for guest use only? Response: The meeting room located within the hotel will be for guest use only. ~ ' I h-:;-\7lA"-€.- -rr-'O '\ fOr-: (J'^ ''t^ ' Fire 1. City Engineer shaU ensure that the proposed access from Carlsbad Boulevard confonns to the minimum design standards for Fire Apparatus Access. Response: This statement is acknowledged by the applicant. nk ^ 16 PLANNING SYSTEMS 2. The clear height of the Portico shall be 13'6 ", this is the only access for fire apparatus. Response: The entrance has been redesigned to maintain a ininimum of 13'6" c lear. This can be seen on Sheet A-8. 3. Class 2 Standpipes shaU be required on the Northwest and Southeast stairwells. Response: Class 2 Standpipes wiU be installed in both the Northwest and Southeast stairweUs. A note indicating this can be seen on the Cover Sheet (CS). Thank you for your assistance with the planning of this project. We look forward to resolving any final issues City Staff may have with the design, prior to docketing for Design Review Board hearing. Sincerely, Kermy Booth Planner cc: NeU Patel Paul Klukas Attachments 17 PLANNING SYSTEMS f FLORESLUND C ON S U LTAIMTG April 22, 2005 Joseph Wong Desii ;n Associate? 2359 Fourth Avenue, Suite 300 San Diego, CA 92101 PROIECT: Clair sbad Hatnptxin Iitn Attention; Mr. Rid: Rounds Dear Ride The purpose of thi, letter is to address the alternate methods of retainmg the soil adjacent to and under the Seven El?ven Store in order to excavate for a two-level below grade paridng stmcture There are several altemate construction techniques to accomplish this excavatfon without compromise to the existirig Seven Eleven Store, Each of these techniques are conventional and regularly employed In general, there ar 2 two separate constmction methodobgies. The difference between the two Is one method involve construction solely on the new construction site. The other method rrrtrudes Into the adjacent property. They are generally described as follows: LO \X/here conslruetion Is placed solely on the new construction site, soldier beams usually spaced at 8' D,C- are drilled and cast Into the ground prior to any excavation. These soldier beams are b aced appnaxtmately 8-10 feet below the excavation with a -Swhaler and raker system" whirh are placed during the excavation. The 'Svhaler and raker system" are essentially a diagonal bracing system which resists the horizontal thrust of rhe soil and minimizes an / settlement of the adjacent property. 2.0 In the case where the adjacent property is utillzed> soldier beams usually spaced at 8' o.c are dnlled and a.st into the ground prior to any excavation. Thc beams ar^ either placed under the existtng footing or adjacent to that footing. As the excavation proceeds, at ffie appropriate I jvel, tie-backs are drilled and anchored back under the existing building These tie-backs resist the horizontal thnjst of the soil and minimize any settlement of the adjacent property. We trust this inform, rtion will assist you. Should you have any questtons, please call. Very truly yours, FLORAS LUND raAlSULTANTS Hamid Liaghat Senior Project Manager 7220 Trade Street Suiti 120 • SanDiego. CahTornia 92121 - (SSB) 566-0626 - FAX (858) 566-0627 CSiril and Stmctural Ert| Inuring ifln»w«.flore*luncl.ucitn Citv of Carlsbad Housing & Redevelopment Department March 31,2005 DKN HOTELS 540 GOLDEN CIRCLE DRIVE #214 SANTA ANA, CA 92705 SUBJECT: DKN - Hampton Inn (RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05) APN: 203-250-08 & 203-250-26 Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and Redevelopment Department, together with other appropriate City departments, has reviewed the above-mentioned applications as to their completeness for further processing. The applications are incomplete, as submitted. Attached are two lists. The first list is information that must be submitted to complete your applications. This list of items must be submitted directly to the Housing & Redevelopment Office. All list items must be submitted simultaneously and a copy of this list must be included with your submittal. No processing of your application can occur until the applications are determined to be complete. The second list includes issues of concern to staff, which must be addressed prior to staff making a recommendation on the project. When all required materials are submitted to the Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the applications are determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, March 2, 2005, to either resubmit the applications or submit the required information. Failure to resubmit the applications or to submit the materials necessary to determine your applications complete shall be deemed to constitute withdrawal of the applications. 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 c: Debbie Fountain, Housing & Redevelopment Director Greg Ryan, Fire Van Lynch, Planning Jodee Sasway, Police David Rick, Engineering Pat Kelley, Building 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ DKN Hampton Inn 03/31/2005 Page 2 of 5 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05 Housing & Redevelopment and Planning: The Housing & Redevelopment Department and Planning Department have completed their review of the subject project for application completeness. The applications and plans submitted for this project are incomplete at this time. Please resubmit 5 sets of plans addressing the following incomplete items: 1. The General Plan designation and zoning for the residentially zoned property will need to be changed. The proposed General Plan Land Use designation will need to be changed to Recreation Tourist (RT). The Commercial Tourist (C-T) Zoning will implement the RT General Plan Land Use designation. Please modify the plans accordingly (refer to item #3 for format and language). 2. The project will need to discuss the impacts that will occur as a result of the General Plan Amendment for the residentially zoned property. Assembly Bill 2292 requires residential zoned land to develop to its potential. Since the project eliminates residential units, findings will need to be made to justify the loss of residential units. 3. Include the following information on the title sheet: a. Application types submitted and assigned application numbers to the upper right corner. b. Name of sewer, water, and school districts providing service to the project. c. Please remove "CUP Number" from "Project Summary Table". d. Correct the "Existing Zone" to state "Existing Zone: R-3 and V-R District 9". e. Correct the "Proposed Zone" to state "Proposed Zone: C-T and V-R District 9 (to remain)". f. Correct the "Existing General Plan" to state "Existing General Plan: RH, V". g. Correct the "Proposed General Plan" to state "Proposed General Plan: RT and V (to remain)" h. Correct the "Existing Land Use Designation" to state "Existing Land Use Designation: Overlay Zones (Beach Overlay Zone & Coastal Zone)". i. Correct the "Existing Land Use" to state "Existing Land Use: Motel, Restaurant, Single Family". j. 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 include; landscape planters, open space pockets, balconies, and patios. No parking spaces or drive aisles are permitted in the open space calculation. 4. Please indicate on the site plan, through shading, the portion of the project that falls within the V-R District 9 zoning designation. Please note that the minimum roof pitch within V-R District 9 is 5:12 and the permitted height of the building is 45 feet if the project is located over parking, which in this case it is. Staff suggests the applicant consider using the allowable increase in roof height in order to create a front elevation that is grander, and visually appealing (for more information on staff's issues of concern related to the front elevation of the project and the overall design of the project refer to page 4). Please modify the plans accordingly. 5. Please dimension the widths of the driveway entrance and exit. DKN Hampton Inn 03/31/2005 Page 3 of 5 6. Compact parking spaces are a minimum width of 8 feet by 15 feet. Sheets A-5 and A-6 show compact spaces being 7.5 feet wide. Standard parking spaces are a minimum width of 8.5 feet and 170 square feet in area. The supporting columns will need to be shown outside of the parking area such that the parking space is free and clear of any structures. Please review all parking spaces and label all compact spaces as such. In addition please number all parking spaces. Please correct and revise the plans as necessary. 7. Show finished and existing grades on all elevations and building sections. 8. Please add the top of wall and bottom of wall heights for the retaining walls on the civil plan, sheet C-1. 9. Provide a sign plan showing conceptual signage for the building along with a summary table with the following information: a. Total building street frontage; b. Total sign area allowed (1 square foot of signage per linear foot of building frontage); c. Total sign area proposed. 10. Submit a construction materials board and color samples. Engineering: Engineering comments are forthcoming and will be sent under a separate cover. DKN Hampton Inn 03/31/2005 Page 4 of 5 ISSUES OF CONCERN No. RP 05-03, SDP 05-04, DEV 05-19, LCPA 05-02, ZC 05-02, GPA 05-05 Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment and Planning: 1. As part of the design review process, the Design Review Board must be satisfied that the applicant has made an honest effort to conform to each of the ten basic principles outlined in the Village Design Guidelines. A copy of the design guidelines has been attached for your review. Some suggestions from the design guidelines are as follows: • Provide for variety and diversity of building forms. An informal building character and a sense of individuality is desired. Each building shall express its uniqueness of structure and not mere copies of generic building types, which might be found anywhere. Staff suggests the applicant pay greater attention to the design of the front entrance of the project and provide a grand entryway to the buildings entrance off of Carlsbad Boulevard. • Provide a variety of setbacks along any commercial block front. Varied setbacks provide a desired informality and diversity of appearance and allow for greater landscaping. • Break larger building forms into smaller units through the use of recessed facades. Fagade projections as well as entry way recesses are elements which add richness to the Village facades through the creation of shadows and the contrast between sunny and shady surfaces. • Design visual interest in all sides of the building. Greater articulation should be incorporated into all sides of the building and the upper levels should be stepped back from the lower levels to reduce the overall mass of the structure. • Utilize applied surface ornamentation and other detail elements for visual interest and scale. • Emphasize cottage form, scale, and character. The use of gable roofs, varied roof heights, and dormers help create interesting detail and are encouraged to enhance the area's Village character. • Incorporate an abundance of landscaping into the project. • Incorporate benches and low walls along public pedestrian frontages such as Carlsbad Boulevard. 2. The established range for front yard setbacks within Land Use District 9 are 5-20 feet. In all 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. However, a reduction in the standard to the minimum, or anywhere within the range, may be allowed if the project warrants such a reduction and appropriate findings are made: • The reduced standard will not have an adverse impact on surrounding properties. • The reduced standard will assist in developing a project which meets the goals of the Village Redevelopment Area and is consistent with the objectives for the land use district in which the project is to be located. DKN Hampton Inn 03/31/2005 Page 5 of 5 • The reduced standard will assist in creating a project design which is interesting and visually appealing and reinforces the Village character of the area. 3. Please add a building section that includes the pool and upper and lower parking levels. The pool and spa appear to conflict with the laundry facility below. Please explain how the pool and spa are to be supported. 4. Please compare the setbacks provided on the architectural plans and the civil plans. The setbacks along Lincoln Street are shown as 9.9 feet on the civil plans where the architectural plans show 10 feet. 5. Architectural elevations - embellish ends and add vertical relief to long ridgelines. Lincoln Street elevation needs some building articulation along face of building. Consider adding windows to the west end of elevation C and on elevation F. 6. Please explain the difference in the design of the windows as shown on the floor plans. Are these air conditioning units on the plans? If so, please show on the elevation plans and describe how the air conditioning units will be treated. 7. Please specify the wall types in between units. 8. Please describe the intended use of the meeting room. Is this for guest use only? Fire: The following Fire Department issues must be must be resolved or adequately addressed prior to staff making a determination on the proposed project: 1. City Engineer shall ensure that the proposed access from Carlsbad Boulevard conforms to the minimum design standards for Fire Apparatus Access. 2. The clear height of the Portico shall be 13'6", this is the only access for fire apparatus. 3. Class 2 Standpipes shall be required on the Northwest and Southeast stairwells. If you have any questions regarding Fire Department issues, please contact Greg Ryan at 760- 602-4663. Landscape Plan Review: Comments on the preliminary landscape plan are forthcoming and will be sent to you under a separate cover. Crime Prevention Plan Review: The City's Crime Prevention Specialist typically reviews plans for larger projects in an effort to increase security through project design. Project design recommendations have been attached for your review. For questions regarding the attached comments, please contact Jodee Sasway of the Carlsbad Police Department at 760-931-2195. Date: March 11, 2005 To: Cliff Jones, Housing and Redevelopment From: J. Sasway, Crime Prevention Specialist, Carlsbad Police Department Subject: Hampton Inn Plan Review Recommendations Carlsbad Police Department's Crime Prevention Unit has provided the following optimal security recommendations. The purpose of this document is to safeguard property and public welfare by regulating and reviewing the design, constmction, quality of materials, use and occupancy, location, and maintenance of all buildings and stmctures. The standards used in this document represent model statewide standards. • Building Placement - Creating Defensible Space Strategies to consider: 1. Provide clearly defined transitions from public to private space. Use landscaping, fencing and ground cover to create territoriality for the property. 2. Locate coinmon well-used areas where there is good surveillance. 3. Use natural barriers to designate space and separate activities that may conflict. 4. Design space to increase the perception of natural surveillance. 5. Consider that if people feel comfortable and safe in all areas, they are more likely to use the areas. • Parking Structure Considerations Lighting Natural surveiUance Stair towers Elevators Access control Signage Light •The model routine light standard in pcirking structures is 6-footcandles of uniform light at the ground level. When lighting take into consideration the illuminance, uniformity and glare. Natural Surveillance • Maximize flat parking areas and minimize ramps • Long-span constmction and high ceilings create openness and aid lighting. • The openness of the fagade should be maximized. • Pedestrian paths should be minimized. Concentrating more people on less paths increased surveillance. • Dead-end parking and nooks and crannies should be avoided • Stair towers and elevators have been the highest risk for personal injury as they are typically enclosed. • Design stair towers and elevators as open as the code permits. If a stair must be enclosed, glass walls can reduce crime. • Parking spaces should be defined at 90 degrees instead of 45 degrees. Access Control • Access control and perimeter security should be considered during the design state. • Ground level pedestrian exits that open into non-secure areas should be emergency exits only. •Access to the parking facility should be controlled, generally taking a ticket on entry and interacting with a guard on exit. • Access into the facility should be minimized. Signage • Place signs carefully to expedite the movement of people through the area. • Color coding or unique memory aids help patrol quickly locate their vehicles I Hotel Considerations Lighting • Light should be consistent to reduce contrast between shadows and illuminate areas. Illuminate aisles, passageways, and recesses related to and within the building complex with a mamtained minunum of twenty-five one hundredths (.25) of a foot-candle at the ground level during the hours of darkness. Protect lighting devices with weather and vandalism-resistant covers. • Protect open parking lots with a rnaintained minimum of one (1) foot-candle of light on the parking surface during the hours of darkness. White lights provide better vision and surveillance capabilities than do yellow lights. Yellow lights prevent loitering because they are monochromatic. Protect lighting devices with weather and vandalism covers. Ensure landscape and building design does not take away from ininimum standards of lighting. • Give the main entry and rear dock areas additional lighting during hours of darkness. Landscaping • Landscaping can mark the transition between zones or areas. The police department recommends that the exterior landscaping be kept at a minimal height and fullness, giving police, security services and the general public surveillance capabilities of the area. Growth characteristics of plants and their placement in relation to potentially vulnerable areas are extremely important. • Plant low-profile bushes and shmbs, not exceeding three feet in height. Create space between the bottom of trees and the tops of bushes or shmbs. Make sure tree canopies are not lower than six feet. Do not plant landscaping higher than three feet in front of windows or in parking areas. • L£indscaping should not detract from lighting. Keep entranceways clear of clutter. Design perimeter landscaping and burms to allow vision into the property, particularly parking areas and building access doors. • Apply security plants where necessaiy to prevent loitering and tampering. Addressing • Display street numbers prominently on the street side of the building. Place the number in a position that is easily visible to emergency vehicles, hasting their approach. Make sure the numbers are no less than four (4) inches in height and are a contrasting color to the building to which they are attached. Illuminate the numbers at night. Access Control • All entrances except the lobby should be closed 24 hours a day and require guest card to access. This includes intemal doors and gates to community use facilities like laundry. This further enhances the personal safety of the guests. • Building Recommendations Doors • The police department recommends that hollow steel doors be a minimum sixteen (16) U.S. gauge and have sufficient reinforcement to maintain the designed thickness of the door when any locking device is installed. Only use glass doors with fully tempered glass or rated burglary resistant glazing. Protect all exterior doors with security hardware. • Equip all doors with an astragal constmcted of steel. Ensure the astragal is a minimum of .125 inch thick. The astragal covers and protects the opening between the door and doorframe or other door at the locking device. The purpose of the astragal is to protect the locking device from a cutting or prying attack. Attach tiie astragal to the outside by welding or with non- removable bolts spaced apart on not more than ten-inch centers. • Constmct the jamb of all aluminum frame-swinging doors to withstand 1600 pounds of pressure in both a vertical distance of three inches and horizontal distance of one inch each side of the strike, to prevent violation of the strike. • Equip hotel room doors with a viewer and deadbolt lock. Equip hotel room sliding glass doors with a security pin. • Equip rear doors used for shipping and receiving and employee entrances with a viewer. Windows • Equip movable windows with security hardware and burglar resistant glazing. Cover other vulnerable non-movable windows with burglar resistant glazing. Roofs • Secure all roof openings. Trash Enclosures • Position the trash enclosures away from areas of shipping and receiving. This Information is a representation of information gathered on a national level. The purpose is to provide effective and consistent information. If you would like additional assistance conceming building security or employee security issues, please contact the Crime Prevention Unit at (760) 931-2105. Reviewed by: Jodeene R. Sasway Crime Prevention SpeciaUst Carlsbad Police Department (619) 931-2195