HomeMy WebLinkAboutRP 05-10; State Street Mixed Use; Redevelopment Permits (RP) (2)August 21, 2006
cfitv of CaTlsbad
Housing & Redevelopment Department
CHERILYN SARB
CALIFORNIA COASTAL COMMISSION
SAN DIEGO DISTRICT
7575 METROPOLITAN DRIVE, SUITE 103
SANDIEGO.CA 92108-4402
Re: Notice of Final Action for State Street Mixed Use
(RP 05-10/CDP 05-42/CT 05-20)
Dear San Diego Representative:
Attached, please find a Notice of Final Action for the above referenced project. I
have also included a set of plans, a copy of the report that went to the Housing &
Redevelopment Commission, and the resolution of approval.
If you have any questions pertaining to the enclosed documents or require
additional information, please contact me at 760-434-2813.
Sincerely,
CITY OF CARLSBAD
CLIFF JONES
Assistant Planner
Enclosures
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
cfitv of CaTlsbad
Housing & Redevelopment Department
August 21, 2006
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
SUBJECT: State Street Mixed Use (RP 05-10/ CDP 05-42/ CT 05-20)
APN: 203-297-04
Dear Robert:
As you are aware, on August 15, 2006 the Housing and Redevelopment Commission
conditionally approved Major Redevelopment Permit No. RP 05-10, Coastal
Development Permit No. CDP 05-42, and Tentative Tract Map No. CT05-20 for
property located at 3044 State Street. Enclosed please find a signed copy of the final
resolutions of approval for the proposed condominium project. These resolutions
contain the conditions of approval for the project. I have also enclosed a stamped set
of the approved plans referenced in the resolution as Exhibits A-P.
Your next step is to proceed with the processing of the Final Map and obtain the
appropriate grading and building permits to construct the proposed project. Please
note many of the conditions of approval must be satisfied prior to the issuance of the
final map or building permits.
It has been a very rewarding experience working with you, and the developer John
Simons on this project. I congratulate you and Mr. Simons on the approval of the
project and I wish you much success in your future endeavors. If you have any
questions and/or comments regarding this correspondence, please contact my office at
(760) 434-2813.
Sincerely,
CLIFF JONES
Assistant Planner
C: John Simons, Owner
Pat Kelley, Building
Frank Jimeno, Engineering
Greg Ryan, Fire
Landscape Consultant
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
May 31, 2006
TO: ASSISTANT PLANNER - CLIFF JONES
FROM: Associate Engineer Jimeno
CT 05-20/RF 05-10/CGP 05-42: STATE STREET MIXED USE - CONDITIONS
The Engineering Department has completed its review of the subject project. The Engineering
Department is recommending that the project be approved subject to the following conditions:
ENGINEERING CONDITIONS
General
7. Prior to hauling dirt or construction materials to or fi'om any proposed construction site
within this project, Developer shall apply for and obtain approval from, the City Engineer
for the proposed haul route.
8. Prior to issuance of any building permit, Developer shall comply with the requirements of
the City's anti-graffiti program for wall treatments if and when such a program is
formally established by the City.
11. 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.
12. Prior to occupancy, Developer shall install rain gutters to convey roof drainage to an
approved drainage course or street to the satisfaction of the City Engineer.
13. There shall be one Final Map recorded for this project.
Fees/Agreements
19. Developer shall cause property owner to execute and submit to the City Engineer for
recordation the City's standard form Drainage Hold Harmless Agreement.
23. Prior to approval of any grading or building permits for this project, Developer shall
cause Owner to give written consent to the City Engineer to the annexation of the area
shown within the boundaries of the subdivision into the existing City of Carlsbad Street
Lighting and Landscaping District No. 1 and/or to the formation or annexation into an
additional Street Lighting and Landscaping District. Said written consent shall be
on a form provided by the City Engineer.
Grading
28. Based upon a review of the proposed grading and the grading quantities shovm 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
33. Additional drainage easements may be required. Developer shall dedicate and provide or
install drainage structures, as may be required by the City Engineer, prior to or concurrent
with any grading or building permit.
34. Developer shall provide the design of all private drainage systems to the satisfaction of
the City Engineer. All private drainage systems shall be inspected by the City.
Developer shall pay the standard improvement plancheck and inspection fees.
39. Prior to issuance of building permits, Developer shall remove existing obstructions,
from existing overhead utilities, to the proposed access driveway at the northerly
subdivision boundary.
35. Developer shall execute 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 (paving,
base, signing & striping, sidewalks, curbs and gutters, grading, clearing and grubbing,
undergrounding or relocation of utilities, sewer, water, fire hydrants, and street lights, to
City Standards to the satisfaction of the City Engineer. The improvements are:
a) Sewer line in existing alley northerly of the site.
b) Repair existing street and alley improvements abutting the
subdivision as directed by the city engineer or his representative.
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.
40. Developer shall have the entire drainage system designed, submitted to and approved by
the City Engineer, to ensure that runoff resulting from 10-year frequency storms of 6
hours and 24 hours duration under developed conditions, are equal to or less than the
runoff from a storm of the same frequency and duration under existing developed
conditions. Both 6 hour and 24 hour storm durations shall be analyzed to determine the
detention basin capacities necessary to accomplish the desired results.
41. 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 "Califomia 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
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.
43. Prior to the issuance of grading permit or building permit, whichever occurs first,
Developer shall submit for City approval a "Storm Water Management Plan (SWMP)."
The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban
Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of
the Califomia 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-constmction stage of the
project. At a minimum, the SWMP shall:
a. identify existing and post-development on-site pollutants-of-concem;
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/EMPLOYEE) education on
the proper procedures for handling clean up and disposal of pollutants;
e. ensure long-term maintenance of all post constmct BMPs in perpetuity; and
f identify how post-development mnoff rates and velocities from the site will not
exceed the pre-development runoff rates and velocities to the maximum extent
practicable.
44. Developer shall install street lights along all public and private street frontages abutting
and/or within the subdivision boundary in conformance with City of Carlsbad Standards.
46. Developer shall install wheelchair ramps at the public street comers abutting the
3
subdivision in conformance with City of Carlsbad Standards.
Final Map Notes
49. Developer shall show on Final Map the net developable acres for each parcel.
50. Note(s) to the following effect(s) shall be placed on the map as non-mapping data
A. All improvements are privately ovmed and are to be privately maintained with the
exception of the following:
1. Sewer line in existing alley northerly of the site.
2. Repairs of existing street and alley improvements abutting the
subdivision.
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.
Utilities
54. 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.
56. 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
Authoritv capacitv charge(s) prior to issuance of Building Permits.
59. 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.
60. 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.
61. The Developer shall design and constmct public sewer facilities substantially as shovm
on the Tentative Map to the satisfaction of the District Engineer. Proposed public
facilities shall be reflected on public improvement plans.
62. The Developer shall provide separate potable water meters for each separately owned
unit.
63. 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.
64. Prior to Final Map approval or issuance of building permits, whichever is first, the entire
potable water, recycled water, and sewer system shall be evaluated in detail to ensure that
adequate capacity, pressure, and flow demands can be met to the satisfaction of the
District Engineer.
Code Reminder
The project is subject to all applicable provisions of local ordinances, including but not limited to
the following:
A. The tentative map shall expire twenty-four (24) months from the date this tentative map
approval becomes final.
B. Developer shall exercise special care during the constmction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance
with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction
of the City Engineer.
May 17, 2006
TO: Cliff Jones, Planner
FROM: Pamela Elliott, Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 3'^'^ Review
1st Review by Larry Black
STATE STREET MIXED USE
3044 State Street
RP 05-10 CDP 05-42 CT 05-20
Landscape Architect: Trent Hofferber 949-493-1945
The plans meet the requirements of the City of Carlsbad's Landscape Manual and are acceptable.
DEVELOPMENT COMPANY, LLC
May 23, 2006
Housing & Redevelopment Agecny
Clifford Jones , Assistant Planner
2965 Roosevelt, Suite B
Carlsbad.CA 92008
RE: Radius Map + Labels
3044 State Street
Carlsbad, CA 92008
Dear Mr. Jones:
Enclosed are the following items you requested for submittal:
1. 600' Radius Map
2. Ownership List
3. Mailing labels
4. Preliminary Title Report
If you need any additionai materials , please contact me at the foiiowing
numbers. 760 729-6865 office or 760497-1975 cell.
Thanks.
lohn Simons
p.s. Robert
539 Carlsbad Village Drive, Suite 100, Carlsbad, CA 92008 • 760.729.6865 • (Fax) 760.729.7195
it
Developer Services
Commonwealth • Gateway • Lawyers • Southland
3131 Camlno del Rio North, Suite 1400
San Diego, California 92108
Phone: (619) 725-3236
5/23/2006
From: C.W.Holeman III
Land America Developer Services
3131 Camino del Rio North #1400
San Diego, CA 92108
RE: 600' Radius Map, Ownership List & Mailing Labels
I, C.W.Holeman III, hereby certify that the attached list contains the names and addresses of all persons
to whom property is assessed as they appear on the latest available assessment roll of the County of San
Diego within the area described and for a distance of six hundred (600) feet from the exterior boundaries
of property legally described as:
All that certain real property situated in the County of San Diego, State of California, described as
follows:
LOTS 13 AND 14 IN SUBDIVISION OF A PORTION OF TRACT 106, CARLSBAD LANDS, IN
THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 1710, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, DECEMBER 9, 1919.
APN: 203-297-04
I certify (or declare under penalty of perjury under the laws of the State of California) that the foregoing is
true and correct to the best of my knowledge.
Signed: C.W.Holeman III
5/23/2006
Dated
RECEIVED
MAY 11 2Cfl6
Karnak Planning & Design, Inc. CITY OF OARLSBAD
Robert Richardson, Planner HOUSING & REDEV|[iPJl/l W
2802 state Street, Suite C, Carisbad, Ca 92008 DEPARTMENT
(760) 434^400 Fax (760) 434-8493
e-mail: karnakarch(S).aol.com
May 9, 2006
To: City of Carlsbad
Housing and Redevelopment Department
Attention: CliffJones, Redevelopment
Debbie Fountain, H&D Director
Pamela Elliott, Landscape Review
Frank Jimeno, Engineering
Reference: State Street Mixed Use Proiect. Redevelopment Permit
RP 05-10 / CDP 05-42 / CT 05-20 APN: 203-297-04
The following is a response to the Review Comments, Dated Mav 4. 2006.
ISSUES OF CONCERN
No. RP05-10, CDP 05-42, CT 05-20
Housing & Redevelopment and Planninq:
Item 1:
Please refer to the Color & Materials exhibit included with this response.
Item 2:
Please refer to sheet C1.0 of the plans included with this response. The set back call-out has
been revised to reflect the plans.
Item 3:
Please refer to sheet C1.0 of the plans included with this response. The set back call-out has
been revised to reflect the plans.
Item 4:
Please refer to sheet A3.1 of the plans included with this response. The detail sections were
provided previously and have been enhanced per request with height dimensioning and the
addition of pilasters with capstones along with wall caps. The pilasters and pilaster caps do not
extend beyond the property line.
item 5:
Please refer to the plans included with this response. Existing grade and proposed grade call-
outs and, where missing grade lines, have been added where missing.
items 6 & 7:
Please refer to floor plans and elevations in the plans provided with this response. The request
for greater articulation in the south elevation for both buildings has been addressed. The wall for
the retail/commercial space, the exiting stair enclosure and Unit #3 has a surface pop-out shape
added and the framed area will have a slightly different finish to it. The south wall for Unit #6 has
been revised to show false balcony decks along with a framed pop-out with gable roof framing the
windows.
item 8:
Please refer to sheet C1.0 of the plans provided with this response. The building height call-out
has been revised to agree with the elevations and sections.
Item 9:
Please refer to the plans included with this response. The roof pitch has been called-out as 5:12
on sheet C1.0 previously and the roof pitch call-out has been added to the elevations and
sections.
Item 10:
Please refer to sheet C1.0 of the plans included with this response. The second floor patio deck
(this is not a roof deck) has been added to the coverage square footage and the coverage
percentage has been revised to suit.
Engineering:
Item 1:
Please refer to the plans included with this response for revisions to plans. The corner power pole
at State Street and the north side alleyway and the center power pole along the north alleyway
will be removed and the utilities placed underground. The power poles at the northeast corner
and adjacent to the southeast corner shall remain at this point.
item 2:
Please refer to the plans included with this response. The protrusions into the R.O.W. are the
awnings above the sidewalk similar to those along most other State Street retail or commercial
spaces and shall remain as a part of the design. An Encroachment Permit, if required, shall be
procured.
Landscape Plan Comments:
item 1:
Please refer to sheet L1.0 of the plans included with this response. The landscape architect who
will be responsible for this project has been added to the sheet.
Item 2:
Please refer to the plans included with this response. The landscape area(s) noted have been
checked and reconciled to the total of 893 square feet.
item 3:
Please refer to sheet L1.0 of the plans included with this response. North arrow orientation has
been revised.
item 4:
Please refer to sheets Ll .0, L1.1 and L1.2 of the plans included with this response for the revised
city approval block.
item 5:
Please refer to the plans included with this response for revisions to plans. Minor revisions have
been made to both the elevations and to the landscape plans to coordinate the overall
appearance of the plans.
item 6:
Please refer to sheet L1.0 of the plans included with this response. Planting material for the
landscape urns has been revised.
item 7:
Please refer to sheet L1.1 of the plans included with this response. Planting material for the Patio
Deck planter boxes and urns has been added to the plan.
item 8:
Please referto sheets LI.O and L1.1 ofthe plans included with this response. Planting material
"NOT USED" references have been removed as requested.
item 9:
Please refer to sheet Ll .0 of the plans included with this response. The turf or sod has been
deleted and replaced with a ground cover.
Thank you.
Mike Flintjer
Project Manager
Karnak Planning & Design
May 4, 2006
(?itv of Carlsbad
Housing & Redevelopment Department
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
SUBJECT: State Street Mixed Use (RP 05-10, CDP 05-42, CT 05-20)
APN: 203-297-04
The purpose of this letter is to address issues of concern raised by the Housing &
Redevelopment Department, Engineering Department, & City Landscape Consultant following a
review of the revised plans. The issues of concern are attached for your review. These issues
must be addressed prior to staff making a formal recommendation on the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
CLIFF JONES
Assistant Planner
Debbie Fountain, Housing & Redevelopment Director
Frank Jimeno, Engineering
Pamela Elliott, Landscape Consultant
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
State Street Mixed Use
05/04/2006
Page 2 of3
ISSUES OF CONCERN
No. RP 05-10, CDP 05-42. CT 05-20
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. Please provide a color & materials board so staff can further evaluate the project design.
2. Please fix the rear setback on the cover page to reflect the proposed 11'-2" rear yard
setback.
3. Please fix the south side yard setback on the cover page to reflect the proposed 0' side yard
setback. The commercial portion of the building abuts the southern property line.
4. Property line walls should not exceed 6 feet in height. Please provide wall detail. Staff
suggests decorative columns be incorporated into the property lien wall.
5. Please call out existing and finished grade elevations on side elevations.
6. Staff suggests the applicant consider more building articulation on the south building wall of
the commercial building/Unit 3 that abuts the property line.
7. Staff suggests the applicant consider more building articulation on the south building wall of
Unit 6.
8. Please identify the maximum building height on the cover sheet.
9. Please indicate the roof pitch on roof plans and elevations. Note a minimum of a 5:12 roof
pitch is required.
10. Please recalculate the building coverage to include the second floor roof deck which is
located over the driveway. Please indicate the corrected building coverage on the cover
sheet.
For questions regarding Housing & Redevelopment Department and Planning comments,
please contact Cliff Jones at 760-434-2813.
Engineering:
1. There is a guy wire that is an obstruction to the proposed center driveway. A portion of the
overhead utilities along the alley off State Street encroach into the project's boundary and
impact the project aesthetically. Consider under grounding those utilities. The obstructing
guy wire needs to be removed regardless of the under grounding decision. Contact the
appropriate utilities to determine their involvement and submit a letter from them stating
their position.
State Street Mixed Use
05/04/2006
Page 3 of3
2. There are some building protrusions into the State Street right-of-way. If they remain as
shown and are approved by H & R, an encroachment permit will be conditioned.
For questions regarding Engineering Department comments, please contact Frank Jimeno at
760-602-2758.
Landscape Plan Comments:
Please make the following corrections to the plans so that they will meet the requirements of
the City of Carisbad Landscape Manual:
1. Provide the name, contact information and license number for the Landscape Architect who
prepared the drawings.
2. Reconcile the total amount of landscape area. Sheet L1.2 indicates 1,411 and sheet Cl.O
indicates 893 SF.
3. Correct the orientation of the North arrow on Sheet L1.0
4. Modify the City approval title block to be Planning Department rather than "Assistant
Planning Director" i
5. Revise all elevations or the concept plan to reflect the planting planned. The elevations do
not accurately represent what is shown on the plan. Where plantings are in the
background, show them lighter than foreground plantings to more acutely depict their
visibility.
. 6. On the plan, Clytostoma vines are shown in the four planters on State Street located in front
of the windows. However, the elevation shows these planters with shrubs with a height of
approximately 5' rather than vines and shows them located in front of the wall projections.
Reconcile the plans and elevations. If vines are to be used trellises must be shown to
provide support for the vines.
7. Clearly shown what planting is planned on the deck (Sheet L1.1). Call out plant species
and sizes. Reconcile the plans and elevations.
8. Remove all plants from the legend that are not used. This includes symbols in the
Landscape Index such as the Pygmy Date Palm and all trees, shrubs, vines and
groundcover not used in the Legend. Also remove all "not used" notations.
9. Use a shrub and groundcover planting in the rear 4' strip. The Landscape Manual prohibits
the use of turf in areas less than 6' wide.
For questions regarding Landscape Plan comments, please contact Pamela Elliott at 760-
944-1620.
April 6, 2006
TO: Cliff Jones, Planner
FROM: Pamela Elliott, Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 2"*^ Review
1 st Review by Larry Black
STATE STREET MIXED USE
3044 State Street
RP 05-10 CDP 05-42 CT 05-20
Landscape Architect: None listed
Planner: Robert Richardson, Karnack Planning Fax: 434-8493 e-mail: kamakarch@aol.com
Please advise the applicant to make the following corrections to the plans so that they will meet
the requirements of the City of Carlsbad Landscape Manual.
1. Provide the name, contact information and license number for the Landscape Architect
who prepared the drawings.
2. Reconcile the total amount of landscape area. Sheet Ll .2 indicates 1,411 and sheet Cl .0
indicates 893 SF.
3. Correct the orientation of the North arrow on Sheet Ll .0
4. Modify the City approval title block to be Planning Department rather than "Assistant
Planning Director"
5. Revise all elevations or the concept plan to reflect the planting planned. The elevations
do not accurately represent what is shown on the plan. Where plantings are in the
background, show them lighter than foreground plantings to more acutely depict their
visibility.
6. On the plan, Clytostoma vines are shovm in the four planters on State Street located in
front of the windows. However, the elevation shows these planters with shmbs with a
height of approximately 5' rather than vines and shows them located in front of the wall
projections. Reconcile the plans and elevations. If vines are to be used trellises must be
shown to provide support for the vines.
7. Clearly shovm what planting is planned on the deck (Sheet Ll. 1). Call out plant species
and sizes. Reconcile the plans and elevations.
Remove all plants from the legend that are not used. This includes symbols in the
Landscape Index such as the Pygmy Date Palm and all trees, shmbs, vines and
groundcover not used in the Legend. Also remove all "not used" notations.
Use a shmb and groimdcover planting in the rear 4' strip. The Landscape Manual
prohibits the use of turf in areas less than 6' wide.
RECEIVEO
MAR 2 > 2006
CARLSBAD
DEPARTMEBT Kamak Planning & Design, Inc.
Robert Richardson, Planner
2802 State Street, Suite C, Cartsbad, Ca 92008
(760) 434-8400 Fax (760) 434-8493
e-mail: karnakarch(@aol.com
March 27, 2006
To: City of Carlsbad
Housing and Redevelopment Department
Attention: Cliff Jones, Redevelopment
Debbie Fountain, H&D Director
Greg Ryan, Fire
Frank Jimeno, Engineering
Reference: Appiication Review
State Street Mixed Use Proiect. Redevelopment Permit
RP 05-10 / CDP 05-42 / CT 05-20 APN: 203-297-04
The following is a response to the Review Comments, Dated Februarv 23.2006.
ISSUES OF CONCERN
No. RP05-10, CDP 05-42, CT 05-20
Housing & Redevelopment and Pianning:
Item 1:
Please refer to the acoustical report included with this response letter.
Item 2:
Please refer to the Color & Materials exhibit included with this response.
Item 3:
Please refer to the plans included with this response. The grade call-outs along with a heavy line
showing the grade line have been added to the elevations and building sections.
item 4:
Please refer to the plans included with this response. The key notes have been reviewed against
the plan and renumbered or othenvise revised as required.
item 5:
Please refer to the plans included with this response. A key note has been added for the concrete
slab adjacent to the sliding door to the back yard area. The concrete pad is the step-out pad for
exiting the unit as per common practice.
item 6:
Please refer to sheet A3.1 in the plans included with this response. Several sections have been
added along the south property line wall showing all conditions and are referenced on the plans.
item 7:
Please refer to the plans provided with this response. The property and setback lines have been
added to the third floor plan.
item 8:
Please refer to the plans provided with this response. The 120 square foot minimum has been
more than met with the widening of the deck areas for each unit on the west side second floor
adjacent to the common open space deck.
item 9:
Please refer to the plans included with this response. The pavement enrichment has been added
to the plan in the form of colored concrete at the entries to the units and interiocking pavers at the
retail entrance and along the front between columns that will match the interiocking pavers at the
motor courtyard.
item 10:
Please refer to the plans included with this response. The second public bench has been added.
Item 11:
Please refer to the plans included with this response.
• Dwelling unit north and west-facing walls directly above the retail/commercial space have
been pulled back, creating the second floor recreational decks above;
• Signage, signage placement and ornamentation enclosing the signage space(s) shall be
part of the differentiation;
• The signage parapet wall above the retail/commercial entry is raised 18" above the
adjacent parapet wall/deck railing;
• Ornamental wall-hung lighting fixtures have been shown along the retail/commercial
frontage;
• The adjacent parapet wall deck railing has an 18" high glass railing system required by
the acoustic report but also a differentiating piece;
• The third floor decks facing State Street have been revised to 42" high stucco parapet
wall with an 18" high glass railing system per acoustic report and also a differentiating
item;
• The retail/commercial space has attached columns setting off the entry storefront and the
view window storefront whereas the dwelling units do not;
• The retail/commercial space has tall, non-divided windows above a brick or stone
wainscot. This appearance has been carried out along the north building face to emulate
the retail area;
Item 12:
Please refer to the plans included with this response for revisions to plans. The storage space for
units 4, 5 & 6 meet or exceed the required storage cubic feet per unit.
Item 13:
Please refer to the color and material exhibit included with this response.
item 14:
Please refer to the plans included with this response. The commercial/retail space would have
clear windows for viewing window exhibits or the store interior. The windows will have a low-e
clear glass to help deal with the sun and heat. The dwelling unit windows have already been
shown as a multi-pane style on the exterior elevations and we would see no reason to change
this.
item 15:
Please refer to the plans included with this response for any change to the south exterior
elevation. Staff should consider that the southern neighbor could at any time build up to the
property line and thereby block any extra "articulation" done to this building. Currently, the south
face has private decks, the common second-level recreation deck with planters, different building
face locations, walkway deck, planting including vines for the wall plus roof and window molding
trim.
Fire:
Itemi:
Please refer to the plans included with this response. The fire sprinkler riser enclosures have
been added along the north face of the building, accessible from the side alley or street through
double doors. The fire riser and all controls, monitoring and alarm system(s) for each building
shall be located in said enclosures.
Item 2:
Please refer to the plans included with this response. The recessed 'KNOX BOX" for the fire
department has been added to the entry wall and identified with a key note.
item 3:
Please refer to the cover sheet C1.0 of the plans included with this response for the note added
to "Fire Notes". Building address numbers shall be provided and installed in accordance with city
and fire department regulations and direction and shall meet all required size and clarity
requirements.
Engineering:
No comments received as a part of this listing.
Landscape Pian Comments (from red-lined sheets):
itemi:
Grammatical or typographical error in "NOTES" revised.
Item 2:
Comment regarding "planter (clarify) pointing to the bench. Item symbol had been identified on
the landscape plan "Landscape Index". Additionally, the word "bench" has been added to each of
the two benches for further clarification.
item 3:
The planting containers along the retail/commercial front walls have been retained. It must be
noted that the predominant - in fact, only - planting along State Street for businesses is in raised
planter boxes and we feel that perhaps staff could review this requirement of the landscape mark-
up. The planter urns proposed in the original plan will be on a drip irrigation system for timed
watering and will be maintained in good order at all times. The same would apply to the concrete
sidewalk level planters, but it should be pointed out that such planters are at foot traffic level
(including wheeled items such as bicycles, skateboards, baby carriages et al) and therefore
constantly subject any planting to damage.
item 3:
No other red-line comments on landscape plans.
Thank you.
Mike Flintjer
Project Manager
Karnak Planning & Design
City of Carlsbad
Housing & Redevelopment Department
February 23, 2006
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
SUBJECT: State Street Mixed Use (RP 05-10, CDP 05-42, CT 05-20)
APN: 203-297-04
As I mentioned in our phone conversation on February 16, 2006, the items requested from you
eariier to make your application complete have been received and reviewed by the Housing &
Redevelopment Department and all other appropriate departments. It has been determined
that the application is now complete for final processing. Although the initial processing of your
application may have already begun, the technical acceptance date is acknowledged by the
date of this communication. The City may, in the course of processing the application, request
that you clarify, amplify, correct, or otherwise, supplement the basic information required for the
application.
In an effort to continue to process the application in the most expeditious manner as possible, a
list of issues identified by staff during the project review period has been included with this
correspondence. These issues must be resolved prior to staff making a final determination on
the project.
Please contact my office at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
CLIFF JOUES
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Greg Ryan, Fire
Frank Jimeno, Engineering
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @
State Street Mixed Use
02/24/2006
Page 2 of3
ISSUES OF CONCERN
No. RP 05-10, CDP 05-42, CT 05-20
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. Please submit a noise study for the proposed project.
2. Please provide a color & materials board so staff can further evaluate the project design.
3. Please call out existing and proposed grade on the elevation and section detail sheets.
4. Please correct the site plan key notes so that they accurately reflect the numbers on the
sheet. For instance the site plan incorrectly identifies the enhanced paving as a teak wood
bench and the southwest site entry as a low seating wall with stone cap. Additionally,
please identify the distance between the adjacent buildings to the south and the proposed
development on the site plan.
5. Please identify the purpose of the small concrete slab provided at the rear (east) of the
project. Is that a seating area for residents or is equipment proposed to be placed on those
slabs?
6. Please provide wall section detail for the south property wall. Please show the worst case
scenario.
7. Please show setback lines on the Third Floor Plan.
8. Please note that each unit shall provide private 120 square feet of private balcony area for
recreational purposes. Units 4, 5, & 6 are short of this. Please designate additional private
recreational space to those units. Please contact staff if clarification is necessary.
9. Staff suggests enhanced paving be provided at the entrance to the commercial space at the
northwest comer of the site.
10. Staff suggests another bench be provided across from the existing bench at the northwest
corner commercial entry.
11. Staff suggests the applicant look into additional surface ornamentation for the commercial
component of the project to differentiate the look of the commercial space from the look of
the residential space.
12. The tenant storage space for units 4 & 5 do not meet the minimum requirements of CMC
21.45.060. If the storage is provided in one area for each unit the space may be reduced to
392 cubic feet. If it is not provided in only one area 480 cubic feet of storage must be
provided. Please fix the plans.
13. Overall staff likes the architectural theme chosen for the project. However, the color &
materials board is necessary in order to make a detailed review.
State Street Mixed Use
02/24/2006
Page 3 of 3
14. Staff suggests the commercial storefront windows be clear glass. Staff does not have a
preference for the residential units windows other than that they be multi-paned.
15. The south building elevation on the south property line is extremely flat with no articulation.
Staff suggests articulation be provided at this elevation.
For questions regarding Housing & Redevelopment Department and Planning comments,
please contact Cliff Jones at 760-434-2813.
Fire:
1. Provide fire sprinkler riser enclosures with a full height door for each building, accessible
from the exterior at the access grade in a room or area provided. These enclosures may be
a shared space with other utilities. It should also be assumed that more than 100 fire
sprinkler heads will be installed, and this will prompt the need to provide a supervisory fire
sprinkler monitoring system.
2. Provide a recessed KNOX Key box at the entrance to the Retail space.
3. Provide Building address numbers so that they are visible from State Street and rear alley
and adjacent individual entry doors.
For questions regarding Fire Department comments, please contact Greg Ryan at 760-602-
602-4663.
Engineering:
Engineering Department comments are forthcoming and will be sent under a separate cover.
Landscape Plan Comments:
Please review the redlined landscaped plan comments, correct plans, and return redlined plans
with next submittal.
RECEIVED
JAN 2 (i 2006
Karnak Planning & Design, Inc. unHcuDf^^CARLSBAD
Robert Richardson, Planner OFWIS
2802 State Street, Suite C, Carisbad, Ca 92008 "tmHiiviENT
(760) 434-8400 Fax (760) 434-8493
e-mai\: karnakarch(@aol.com
January 20,2006
To: City of Carisbad
Housing and Redevelopment Department
Attention: Cliff Jones, Redevelopment
Pat Kelly, Building
Frank Jimeno, Engineering
Reference: Application Review
State Street Mixed Use Proiect. Redeveiopment Permit
RP 05-10 / CDP 05-42 / CT 05-20
The following is a response to the Review Comments, Dated September 30.2005.
ISSUES OF CONCERN
RP05-10
Housing & Redeveiopment:
itemi:
The acoustical report is in the process of being done and will be turned in upon completion prior
to the January council meeting.
Item 2:
The "Early Public Notification Package has been prepared, reviewed by Redevelopment and
forwarded for bids on the signage.
Item 3:
Please refer to the plans included with this response. The building layout has been revised to
bring the retail section out to the R.O.W/Property Line as indicated on the floor plans and has
been brought up to sidewalk level. The townhouse units above the retail are pulled back to 10'-0"
from the building front.
Item 4:
Please refer to the plans included with this response. The northwest corner of the retail space has
been cut at a 45-degree angle and the entrance moved to that face. A teak bench has been
shown and called out for the small plaza created by the clipping of the building comer and visual
interest added by recessing the entry and the store windows.
item 5:
The building design was revised from the previous "Mediterranean" styling to a "Main Streef
styling as approved by Redevelopment and as shown in the exterior elevations. Materials such as
slate roofing, stone facing and divided-look windows aid in that styling.
item 6:
Please refer to the plans included with this response. Entry porches with columns faced with
stone have been shown for units #1 and #4.
Item 7:
Please refer to the plans provided with this response. The raised wall planters have been revised
to curb-height planters. The proximity of the building to the side alley and the city preference for a
more lush landscape palette precludes a "play yard" approach to the side landscape areas. A turt
area for units 4, 5 & 6 (rear building) with a small concrete landing at the slider door has been
added. A major open-space, common recreation deck with landscape pottery planting has been
added to the first floor between the two buildings.
Item 8:
Please note that the palm tree issue will still need to be resolved. The palm is not only the
owner's favorite tree, it also affords the visibility needed for the retail space and for the first floor
decks.
item 9:
Please refer to the plans included with this response. The southern side of the property has
already been revised to walkway as the path for residents and the retail occupant to access the
trash enclosure. The trash enclosure will not fit in another location, so a visitor will need to go
along the rear alleyway to the motor court for entry to the various units - except units # 1 and #4
along the side alleway.
Item 10:
Please refer to the plans included with this response for the revised Cover/Title sheet C1.0.
• Developer contact information is shown;
• Zoning and General Plan revised as requested;
• Setbacks revised to current requirements;
• Refer to Cover Sheet C1.0 for revisions to "Required Reviews and Permits";
• Refer to the plans included with this response for added permit numbers on every sheet;
• Refer to sheet Cl .0 in the included plans - "Allowed Density" removed;
• Open space calculation has been included in C1.0 information;
• Please refer to sheet AS1.0 for Storage cubic footage breakdown.
item 11:
Please refer to the plans included with this response for revisions to site plans.
• Driveway width shown along with other site dimensions;
• Please note that not all ground level unit walls align with the first floor unit walls in order
to establish the required garage size for each unit;
• Unit and retail sizes noted on sheet;
• Guest parking spaces indicated and dimensioned;
• Setback dimensions have been shown;
a Building size and distance between buildings has been shown;
• Refer to Civil sheet for wall height information. Planters shown are curb-height only and a
call-out has been added. The Trash Enclosure walls are 6'-0" high with the gates to
match - see also exterior elevations;
• Existing fence is more than likely going to be removed if neighbor agrees. The separation
between the two sites (this property and that to the south) will be a 6'-0" high CMU block
wall with stucco finish;
• Crosshatch has been added to the landscape areas. Refer also to sheet Ll .0;
• Cubic footage and Storage Room labels have been added to the plan. All units have
storage accessible from the garage level.
item 12:
Please refer to the plans included with this response for revisions to plans. Setback and property
lines have been added to all plan sheets.
Item 13:
Please refer to the plans included with this response for grade lines added or emphasized on
exterior elevations and building sections.
Item 14:
Please refer to the plans included with this response for added building elevations from the motor
court area as requested.
Item 15:
Please refer to the plans included with this response for building height dimensions.
item 16:
Please refer to the plans included with this response. The building now sites at grade, more or
less level with street sidewalk at the front and the alley at the rear and no longer incorporates the
raised planter beds and sunken building to achieve a basement definition.
item 17:
Please refer to the plans included with this response. Stairs have been either added or indicated
for "Up/Down" on the plans.
item 18:
Please refer to the plans included with this response. Mechanical units for both retail space and
for the townhouse units will be in a flat roof well area within the main roof These will not be
visible from the street or from most surrounding buildings and there will be no roof decks included
at that level. HVAC Forced Air Units will normally be located in a closet or above the ceiling within
the retail and the unit spaces unless othen/vise indicated.
item 19:
Please refer to the plans included with this response. The trash will be serviced from the rear
alley from the trash enclosure indicated on the plans. A reinforced concrete apron will be included
as a part of the trash enclosure construction to provide a suitable roll-out and weight-bearing
surface.
item 20:
Please refer to the plans included with this response. Unit water heaters will be located in a closet
indicated on the plans and unit FAU's will be located in a closet or above the third floor ceiling as
indicated on the plans. Retail space FAU and water heater will be located in a closet within the
retail space. Condenser units all will be in the roof well as noted above in Item #18.
item 21:
Please refer to the plans included with this response. The signage allowance calculations are
shown on sheet AS1.0 and the proposed signage locations are shown on the exterior elevations,
sheet A4.0 as rough spaces above the retail space entry and windows. The allowed 90 square
feet of signage will likely be split somewhat between the retail space and the Townhouse
Complex HOA for identifying signage. Total square footage will not exceed the 90 sq.ft. figure.
Item 22:
Please refer to the plans included with this response. The building finishes are indicated on the
exterior elevations, sheets A4.0 and A4.1 and include stucco wall with stone trim and columns,
architectural shapes at windows, parapets and roof eaves with stucco color coat finish in a color
that compliments the stucco wall color. Roof finish will be a slate tile look also in a complimentary
color to the rest of the building. Windows will be double-glazed, low E and possibly tinted. Entry
doors will be wood and the deck doors will be glass French doors.
item 23:
Please refer to the plans included with this response. Roof pitch will be the 5:12 or possibly
greater per elevations and as required.
item 24:
Please refer to the plans included with this response for building height dimensions. Please refer
also to Items #18 and #20 above.
Fire:
Item 1:
Please refer to sheet C1.0 of the plans included with this response. The fire sprinklering call-out
has been noted as NFPA 13 Standard in lieu of the NFPA 13R.
Buiiding:
item 1:
Please refer to the plans included with this response. The raised planters have been eliminated
and replaced with curb-height planters. The basement indication has been removed and will not
be used for this project. The basement level is now re-labeled as the Ground Floor.
item 2:
Please refer to the plans included with this response. The retail space trash bin will be located in
the common trash enclosure shown on the Site Plan AS1.0 at the southeast corner of the
property.
Item 3:
Please refer to the plans included with this response. Please refer to Housing & Redevelopment
Items #18 and #20 above for HVAC unit locations.
Item 4:
Please refer to the plans included with this response. The upper level roof decks have been
removed at the owner's request and that space has been assigned as HVAC unit locations. The
roof decks directly above the retail space and directly adjacent to units #1, 2 & 3 are sized to
comply with the regulations for single-exit decks.
Engineering:
The Engineering comments were received separately. The civil engineer will address those
comments in a separate submittal.
Landscape Review:
The 1*' Preliminary Landscape Review by L. Black was received and the red-line comments have
been addressed. Those red-line comments include the items listed below.
Sheet L1.0
• Plant List - The common name for tree type A has been added;
• Plant List - Shrubs not used in the plan have been removed and shown as "Not Used";
• Plant List - Shrub S-8 replaces S-7 and has been renamed as "Heavenly Bamboo";
• Plant List - Has been checked for clarity. Illegible item apparently a printing error;
• Plan - The Pygmy Date Palm has been replaced with "Fatsia Japonica" or "Japanese
Aralia" in a 5-gallon size - see plans included with this response;
• Plan - Street names are shown on the plan as requested;
• Plan - The R.O.W. notation has been added as requested;
• Plan - The street tree designation will still need to be resolved. Please refer to "Housing
& Redevelopment" Item # 8 above;
Sheet L1.1:
• Water Data - Landscape categorization revised from Zone One to Zone Two per
comment.
• The red-line prints by L. Black are included with this response for return as requested.
Crime Prevention Pian Review:
The police department recommendations have been reviewed and considered.
Thank you,
Mike Flintjer
Project Manager
Karnak Planning & Design
Citv of Carlsbad
Housing & Redevelopment Department
November 2, 2005
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: State Street Mixed Use Project, Major Redevelopment Permit
RP 05-10 / CDP 05-42 / CT 05-20
Dear Robert:
This letter is a follow-up to my previous letter to you, dated September 30, 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:
Engineering:
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. Submit a preliminary soils report for the proposed development.
2. The hydrology study is incomplete. Include the calculations for the developed
condition of the project. Also show in the exhibit the nodes as referenced in the
calculations. Calculate the Q at each of the outlet points from the project.
3. Add emergency power back-up to the sump pump.
4. Angle the new concrete swale to join existing concrete gutter in direction of flow.
5. The spot elevations in the area of the parking spaces by the back alley do not
match the indicated drainage pattern.
6. Add to the Storm Water Management Plan (SWMP) the SUSMP Appendix 'A'
tables filled-in.
7. Include the design of the pervious pavement in the SWMP. Specify if it is used
for attenuation or infiltration (see SD-20) and design accordingly.
8. Include in attachment 6 of the SWMP the SUSMP's Table 4. Structural
Treatment Control BMP Selection Matrix. Indicate why a lower efficiency BMP is
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
being used instead of a higher efficiency BMP.
9. Provide an indication that the SDRWQCB accepts the use of a hydrocarbon
boom as an efficient BMP.
10. Move the new sewer main closer to the centeriine of the alley; it's too close to the
planters.
11. Do not extend the new sewer main into the driveway area. Place sewer laterals
from the alley to each unit.
12. Show separate water meters for each unit.
13. The parking spaces next to the back alley need to be wider. Since there is an
obstruction next to each parking space, an additional 2 to 3 feet width is needed
to be able to open the vehicles' doors.
14. The trash enclosure is not readily accessible to the residents.
15. The sight distance at the exit from the project driveway needs to be maximized.
Lower any obstructions and coordinate the landscaping to prevent interference
with the sight line. Submit an exhibit showing the available sight distance.
To discuss all Engineering Department related concerns, please contact Frank Jimeno
at (760) 602-2758.
Please contact my office at (760) 434-2813 if you have any questions regarding the
information contained in this letter.
Sincerely,
CUFF JONES
Assistant Planner
C: Frank Jimeno, Engineering Department
MEMORANDUM
October 31, 2005
TO: ASSISTANT PLANNER - CLIFF JONES
From: Associate Engineer - Frank Jimeno
CT 05-20, RP 05-10, CDP 05-42: 3044 STATE STREET, LLC
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. Submit a preliminary soils report for the proposed development.
2. The hydrology study is incomplete. Include the calculations for the
developed condition of the project. Also show in the exhibit the
nodes as referenced in the calculations. Calculate the Q at each of
the outlet points from the project.
3. Add emergency power back-up to the sump pump.
4. Angle the new concrete swale to join existing concrete gutter in
direction of flow.
5. The spot elevations in the area of the parking spaces by the back
alley do not match the indicated drainage pattern.
6. Add to the Storm Water Management Plan (SWMP) the SUSMP
Appendix 'A' tables filled-in.
7. Include the design of the pervious pavement in the SWMP.
Specify if it is used for attenuation or infiltration (see SD-20) and
design accordingly.
8. Include in attachment 6 of the SWMP the SUSMP's Table 4.
Structural Treatment Control BMP Selection Matrix. Indicate why a
lower efficiency BMP is being used instead of a higher efficiency
BMP.
9. Provide an indication that the SDRWQCB accepts the use of a
hydrocarbon boom as an efficient BMP.
10. Move the new sewer main closer to the centeriine of the alley; it's
too close to the planters.
11. Do not extend the new sewer main into the driveway area. Place
sewer laterals from the alley to each unit.
12. Show separate water meters for each unit.
13. The parking spaces next to the back alley need to be wider. Since
there is an obstruction next to each parking space, an additional 2
to 3 feet width is needed to be able to open the vehicles' doors.
14. The trash enclosure is not readily accessible to the residents.
15. The sight distance at the exit from the project driveway needs to be
maximized. Lower any obstructions and coordinate the
landscaping to prevent interference with the sight line. Submit an
exhibit showing the available sight distance.
Should you or the applicant have any questions please contact me at (760) 602-
2758.
Citv of Carlsbad
Housing & Redevelopment Department
September 30, 2005
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: State Street Mixed Use Project, Major Redevelopment Permit
RP 05-10 / CDP 05-42 / CT 05-20 !
Dear Robert:
Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and
Redevelopment Department, together with other approprisite City departments, has
reviewed your Redevelopment Permit, application No. RP 05410, as to its completeness
for processing.
The application is incomplete, as submitted. The attached list Includes information that
must be submitted to compiete your appiication. This Hst of (items must be submitted
directly to the Housing & Redevelopment Office. All iist items must be submitted
simultaneously and a copy of this iist must be included {with your submittal. No
processing of your appiication can occur until the application is determined to be
complete. When aii required materials are submitted to the kedevelopment Office, the
City has an additional thirty (30) days to make a detemiination of completeness. If the
application Is determined to be complete, processing for a decision on the application
will be initiated. In addition, please note that you have six {months from the date the
application was initially filed, August 31, 2005, to either resubmit the application or
submit the required information. Failure to resubmit the application or to submit the
materials necessary to determine your application complete shall be deemed to
constitute withdrawal of the application. If an 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: Frank Jimeno, Engineering
Pat Kelley, Building
Greg Ryan, Fire
Enclosures
2965 Roosevelt St.. Ste. B • Carlsbad. CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
State Street Mixed Use
09/30/2005
Page 2 of 5
LIST OF ITEMS NEEDED
TO COMPLETE THE APPUCATION
RP05-10
Staff has completed a review of the subject project for application completeness. The
application and plans submitted for this project are incomplete at this time. The following
additional items are required to find the application complete: (Please note, the issues
are listed under the department which identified them as an area of concem.)
Housing & Redevelopment:
1. The proposed project will require a noise study due to its proximity to Carisbad
Village Drive. A Noise Report Submittal Form has been enclosed for your
convenience.
2. Please complete the Early Public Notification Package. The requirements for the
eariy public notice package are enclosed.
3. The commercial component of the project needs to be brought forward (towards
State Street) and up to the grade level of State Street in order to create a viable
commercial space. Below grade commercial space within the Village has much
difficulty leasing and keeping retail tenants. In addition, the residential component of
the project needs to be set further back from State Street in order to make the
commercial component the main attraction off of State Street and to reduce the
overall massing of the building as viewed from State Street.
4. Staff suggests the commercial component of the project have the entrance oriented
towards the northwest in order to capture the attention of shoppers visiting the
already busy 2900 block of State Street. The northwest corner should also contain
benches and tables placed on textured paving so that customers of the commercial
space can rest briefly, enjoy the sunshine from the west, and enjoy the view up &
down State Street in a comfortable environmenL Orienting the commercial space to
the pedestrian and to the shoppers visiting the 2900 block of State Street will
enhance the overall value of the commercial space and the project overall.
5. The Design Guidelines for the Village state "Each building should express its
uniqueness of structure...and should be designed especially for their sites and not
mere copies of generic building types found anywhere." The proposed design is not
very unique, looks similar to other "Mediterranean" type buildings within Carisbad,
and does not have the Village feel and character. The architectural design within the
Village "shall emphasize variety and diversity." To be in conformance with the
design guidelines, staff suggests the use of an alternative design. Staff suggests the
use of divided window panes, bay windows, below window planter boxes, rock work
as an alternative to stucco, wood doors, awnings, unique surface ornamentation on
building walls, and an alternative to clay tile roofing. Refer to page 134 of the Village
Design Guidelines (enclosed).
6. Staff suggests units 1 & 4 be oriented more towards the alley by providing a front
entry porch with decorative balustrades and column capitals. Front entry porches
provide a welcoming sense of entry and give depth and richness to street facades.
State Street Mixed Use
09/30/2005
Page 3 of 5
This will increase the overall value of the project by providing a welcoming/Inviting
feel for the residents.
7. The proposed planter boxes, while although meeting the open space requirement,
are not usable as recreational space for the residents of the project. Staff suggests
the project contain open space areas (particulariy along the alley ways along the
north and east) that will be usable for the residents to sit and relax under a tree or
play with their loved ones.
8. Staff suggests the applicant consider an altemative to the palm tree because palms
do not effectively screen buildings and simply provide coverage at high elevations.
Staff suggests the applicant consider landscaping which will provide greater
screening of the building.
9. The visitor parking to the east is not easily accessible to the interior entrance of the
units. Staff suggests the landscaping along the southeast corner be eliminated and
replaced with textured paving in order to create an accessible path from the visitor
parking to the entries of the units.
10. Please revise the following Items on the cover sheet:
• Please identify the contact Information of the developer on the right hand side
of the sheets.
• Please correct Zoning to read "V-R Village Redevelopment, District 1" and
General Plan to read "Village" on the cover page.
• Please correct setback range on the cover page to reflect District 1 setback
standards. Cunently setbacks are show for District 9.
• On the cover page under Required Reviews and Permits please provide only
the following information "Major Redevelopment Permit" "Coastal
Development Pennit" & "Tentative Tract Map".
• At upper right hand corner include the following permit numbers "RP 05-10"
"CDP 05-42" "CT 05-20".
• Please remove the Density "allowed" as no density has been allocated to the
property. Please list the proposed density.
• Please provide the open space calculation (minimum 20% of the site). In
addition please provide the percentage of the site to be landscaped.
• Please summarize/indicate the cubic footage of tenant storage space for
each unit.
11. Please revise the following items on the site plan:
• Indicate driveway width on site plan including the entrance.
• Indicate the dimension of the garage on the site plan.
• Interior wall lines of the building on the site plan do not line up with wall lines
indicated on the first level floor plan. Please fix plans accordingly.
• Indicate on the site plan the size of the units and the size of the retail space.
• Indicate residential visitor parking area on the site plan and call out the
dimensions.
• Indicate setback dimensions on the site plan.
• Indicate distance between buildings and/or structures.
• Indicate top and bottom elevations for all fences, walls, and planters on site
plan and show walls on elevation sheets.
State Street Mixed Use
09/30/2005
Page 4 of 5
• Indicate landscaped area on site plan through the use of shading.
• Please indicate the dimensions (cubic footage) of the tenant storage space
(include celling height). Where are the storage areas for units 4,5,6?
12. Please show setback lines on ali fioor pians and elevation sheets.
13. Please indicate existing and finished grade on all elevation and section detail
sheets.
14. Please provide elevations showing the view to the east or west viewed while
standing in between the two buildings.
15. Please indicate building height according to Carisbad Municipal Code (CMC)
21.04.065 on elevation sheets and section detail sheets. Provide both existing and
finished grade levels on tiie elevation sheets. CMC 21.04.065 has been attached for
your convenience.
16. Proposed "basement" does not appear to meet the basement definition. Refer to
the attached Basement definition, CMC 21.04.045. Please clarify.
17. Please draw in stairs and related up/down an-ows on floor plans. Including up/down
arrows on the plans to the entrances of the buildings.
18. Please show location of mechanical units for retail portion of the project.
19. Please describe how garbage is serviced for the project.
20. Please identify location of water heaters and A/C units for residential units.
21. 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.
22. Please indicate new building materials on elevations (i.e. rock, stucco, wood, tile,
metal) and also provide similar information related to building colors.
23. Please indicate roof pitch on roof plan and elevations. The required roof pitch is
5:12 or greater. Please revise accordingly.
24. Show ali roof top equipment and appurtenances on roof plan. Where are the A/C
units for the retail space proposed to be placed?
Fire:
The Fire Department has completed its review of this project and shall require the
following infonnation and propose the following requirements/changes if applicant
desires to proceed witii this application.
State Street Mixed Use
09/30/2005
Page 5 of5
1. Fire Department requests that the notes regarding flre sprinklers be revised to
state NFPA 13 Standard v. NFPA 13R.
To discuss all Flre Department related concerns, please contact Deputy Fire Marshal
Gregory Ryan at (760) 602-4663.
Building:
The Building Department has the following comments regarding the proposed project:
1. The proposal to have planters as adjustments to grade could, If calculated conrectly,
keep the sti-uctures technically two-stories with basements (See attached City of San
Diego Newsletter). This does not abrogate any Planning definition of basement,
stories, etc. However, It does appear that the South building with the retail space
can achieve +50% sun-ounding planters as will be required. It appears like the
project has less than 30% as designed and not much more perimeter space
available for the additional planters. Therefore, tiie +50% requirements may not be
able to be made.
2. The retail space needs dumpster storage.
3. There are no provisions for rooftop mechanical equipment above the retail spaces.
4. Roof decks are limited to 500 square feet each with only one exit there from.
Engineering:
Engineering Departinent comments are forthcoming and will be sent under a separate
cover.
Landscape Pian review:
The City's Landscape Plan Check consultant has completed the initial review of the
Preliminary Landscape Plan based upon the plans that were submitted. Corrections and
suggestions have been included in red on the Landscape Plan. Please make the
necessary changes to the Preliminary Landscape Plan and resubmit the revised plans to
the Housing & Redevelopment Department for further review. The enclosed red-lined
plans must be retumed with the modified plans to assist staff in its continued review of
the project.
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 enclosed for your review. For questions regarding the attached comments, please
contact Jodee Sasway of the Carlsbad Police Departinent at 760-931-2195.
City of Carlsbad
Police Department
Date: September 21, 2005
To: Cliff Jones - Housing and Redevelopment
From: J. Sasway, CPS - Police Department
Subject: State Street Mixed Use
Plan Review Recommendations
The following recommendations are optimal security suggestions utilizing Crime Prevent
Through Environmental Design and are provided by Carlsbad Police Department's Crime
Prevention Unit. The purpose of this document is to safeguard property and public welfare by
reviewing and regulating the design, construction, quality of materials, use and occupancy,
location, and maintenance of all buildings and structures. The Crime Prevention Unit presents
recommendations in two sections, site considerations and building recommendations.
Site Considerations
Building Placement - Creating Defensible Space
Strategies to consider:
Provide clearly defined transitions from public to private space creating a buffer zone.
Use landscaping, fencing and ground cover to create territoriality and ownership for the
property.
Locate common well-used areas where there is good surveillance.
Use natural barriers to designate space and separate activities that may conflict.
Design space to increase the perception of natural surveillance.
Consider that if people feel comfortable and safe in all areas, they are more likely to use the
areas.
Lighting
All vehicular drive surfaces, open parking areas should be illuminated with a minimum
maintained one foot-candle of light at ground level during the hours of darkness.
All exterior common area pedestrian walkways and recreation areas should be illuminated with
a minimum maintained 0.25 foot-candle of light at ground level during the hours of darkness.
Open stairways and enclosed common area corridors should be illuminated with a minimum
maintained 0.5 foot-candle of light on all landings and stair treads during the hours of
darkness.
Enclosed stairways shall be illuminated at all times with a minimum maintained one foot-
candle of light on all landings and stair treads.
Cluster mailboxes and trash enclosures located on the exterior should be illuminated with a
minimum maintained one foot-candle of light, measured within a five-foot radius at ground
level, during the hours of darkness.
Recessed areas of building or fences, which have a minimum depth of two feet, a minimum
height of five feet, and do not exceed six feet in width and are capable of human concealment,
shall be illuminated with a minimum maintained 0.25 foot-candles of light at ground level
2560 Orion Way • Carlsbad, CA 92008-7280 • (760) 931-2100 • FAX (760)931-8473 ®
during the hours of darkness. This requirement applies to defined recessed areas that are
within six feet of the edge of designated walking surface with an unobstructed pathway to it,
not hindered by walls or hedgerow landscaping a minimum of two feet in height.
Accessible luminaries utilized to meet the requirements of this section shall have vandal
resistant light fixtures and be not less than three feet in height from the walking surface when
used to illuminate walkways and a minimum of 78 inches in height above the driving surface
when illuminating surfaces associated with vehicles. Light fixtures shall be deemed accessible if
mounted within 15 feet vertically or six feet horizontally from any accessible surface or any
adjoining roof, balcony, landing, stair tread, platform or similar structure.
The light source utilized to comply with this section to meet parking and drive surface lighting
shall have a rated average bulb life of not less than 10,000 hours.
Landscaping
For surveillance and security,
Tree canopies should not be lower than five feet.
Do not allow trees to provide access to roofs or balconies.
Let landscaping augment, not deter from lighting.
Plant low profile shrubs, below three feet.
Apply security plants where necessary to prevent loitering and tampering
Install walls and fences that are see through for surveillance.
Lock gates and install gates that allow surveillance.
Addressing
Each individual unit within the complex should display a prominent identification number not
less than four inches in height, contrasting in color to the background to which it is affixed and
clearly visible to approaching vehicles and/or pedestrians.
Numerals should be no less than four inches in height and illuminated during the hours of
darkness.
There should be positioned, at each entrance of a multiple family dwelling complex with more
than four buildings, an illuminated diagrammatic representation of the complex, which depicts
the location of the viewer and the unit designations within the complex. It should be lighted
during the hours of darkness.
Entrances
Keep entranceways clear of clutter.
Ensure you allow vision from the front access street to front door entrance.
Residential Building Considerations
Doors
Install wooden doors of solid core construction with a minimum thickness of one and three-
fourths (1-3/4) inches. This includes the garage or any other pedestrian door.
Further, equip all doors with a single cylinder dead-bolt lock using a 5-pin tumbler. Connect
the deadbolt to the inner portion of the lock by connecting screws. Ensure the lock has a one-
inch throw that can withstand a cutting tool attack. Choose a deadbolt that embeds at least
one inch into the strike plate.
Arrange all entry and exit doors to dwelling units so that the occupant has a view of the area
immediately outside the door without opening the door. Except doors requiring a fire protection
rating that prohibits them, a door viewer having a field of view of not less than 190 degrees may
provide such a view. Mounting height should not exceed fifty-four inches from the floor.
Further, install no glass panels within forty inches ofa locking device.
Doors that are partially glass should have a single cylinder dead-bolt lock. Equip these doors
with a burglar resistant glaze to prevent someone from breaking the glass to enter the home.
Latch covers are suggested on all common area doors or garage area doors.
Strike Plates
Strike plates for deadbolts on all wood framed doors should be constructed of a minimum 16
U.S. gauge steel, bronze, or brass and secure to the jamb by a minimum of two screws, which
should penetrate at least two inches into the solid backing beyond the surface to which the
strike is attached.
Double Doors
When pairs of doors are used, a one-piece assembly attached to the full-length edge of the
inactive door leaf, incorporating an astragal and flush-bolts for the header and threshold, will
take the place of a strike plate, provided the assembly is constructed of aluminum or steel and
is a minimum of one-eighth inch in thickness.
Sliding Doors
Install metal guide tracks at the top and bottom of horizontal sliding door. The bottom track
should be so designed that the door cannot be lifted from the track when the door is in the
locked position.
Ensure the door has the appropriate hardware preventing it from being forces to slide or rise.
Keying
Upon occupancy by the owner, each single unit in a tract constructed under the same general
plan, should have locks using combinations that are interchange free from locks used in all
other separate dwellings,
Windows
Choose movable windows with security hardware to prevent them from being lifted from the
frame or forced to slide.
Mail Boxes
Mailboxes should be located in highly visible areas adjacent to common areas.
Commercial Building Considerations
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 a latch cover constructed of steel. Ensure the latch cover is a minimum of
.125 inch thick. Attach the latch cover to the outside by welding or with non-removable bolts
spaced apart on not more than ten-inch centers.
Construct 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 rear doors used for shipping and receiving and employee entrances with a viewer,
A single or double door shall be equipped with a double cylinder deadbolt with a bolt projection
exceeding one inch or a hook-shaped or expanding deadbolt that engages the strike sufficiently
to prevent spreading. The deadbolt lock shall have a minimum of five-pin tumblers and a
cylinder guard,
Windows
Equip movable windows with security hardware and burglar resistant glazing.
Cover other vulnerable non-movable windows with burglar resistant glazing, Windows of
commercial buildings are vulnerable to breakage during the hours of darkness when the
business is non-operational especially windows within 40 inches of any door locking
mechanism
Glaze should be constructed of either two part laminated glazing with a 0,60 inch inner layer or
burglary resistant glazing
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
concerning building security or employee security issues, please contact the Crime Prevention
Unit at (760) 931-2105,
By, Jodeene R, Sasway
Crime Prevention Specialist
Carlsbad Police Department
(619) 931-2195