HomeMy WebLinkAboutRP 05-10A; State Stree Mixed Use; Redevelopment Permits (RP) (3)V CARLSBAD
f^- : CiTY OF
Housing & Neighborhood Services www.carlsbadca.gov
May 18, 2011
KARNAK PLANNING & DESIGN
ATTN: ROBERT RICHARDSON
2525 PIO PICO DR., STE. 102
SUBJECT: NOTiCE OF RESTRICTION - STATE STREET MIXED-USE RP 05-10(A)/CT 05-20(A)/CDP 05-
42(A)
Dear Applicant:
Please find the enclosed Notice of Restriction that needs to be signed, notarized, and returned for
recordation. This is to fulfill a condition of approval of the RP 05-10(A)/CT 05-20(A)/CDP 05-42(A).
Please ensure the following items are addressed priorto returning the Notice of Restriction:
-7 Correct Notary Acknowledgement Required (Effective Januarv 1. 2008. all Certificates of
Acknowledgement used by a California notarv on a document that will be recorded in the State of
California must NOT HAVE "PERSONALLY KNOWN TO ME" in the acknowledgement. (Assembly Bill
886, Chapter 399))
Document must be properly notarized.
-7 Name on signature page and name on Notarial Acknowledgement must match.
•7 Property owner's signatures/initials must be the same as on Notary Acknowledgement.
7 Notary seal cannot be blurry/too light (County w/// not record the document if any portion of tlie
Notary Seal is blurry or too light)
7 Include property owner's name in the designated space above the owner's signature.
7 Please pay particular attention to the signature requirements at the bottom of the signature page.
It is our goal to assist you in getting the Notice of Restriction recorded as expeditiously as possible. If
you have any questions or need additional assistance, please contact Michele Masterson, Senior
Management Analyst at (760) 602-4615 or via email at michele.masterson@carlsbadca.eov.
Sincerely,
Austin Silva ^
Assistant Planner
c: CED Senior Management Analyst
File Copy
2965 Roosevelt Street, Ste. B, Carlsbad, CA 92008-2397 T 760-434-2810 F 760-720-2037 ®
4k
VXARLSBAD
Planning Division
MaAxd 3) n|)'
FILE COPV
www.carlsbadca.gov
PLANNING COMMISSION
NOTICE OF DECISION
March 17, 2011
Karnak Planning and Design
Suite C
2802 State Street
Carlsbad CA 92008
SUBJECT: RP 05-10(A)/CT 05-20(A)/CDP 05-42(A) - STATE STREET MIXED USE
At the March 16, 2011 Planning Commission meeting, your application was considered. The
Commission voted 7-0 to recommend approval of your request. The decision of the Planning
Commission is advisory and will be forwarded to the City Council.
If you have any questions regarding the final dispositions of your application, please contact your
project planner Austin Silva at (760) 602-2813 or austin.silva@carlsbadca.gov.
Sincerely,
DON NEU, AICP
Planning Director
DN:AS:bd
c: Data Entry
File
enc: Planning Commission Resolution No. 6767, 6768, and 6769
1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-502-4500 F 750-502-8559
<£^3^ CITY OF
V^CARLSBAD
Planning Division
FILE COPY
www.carlsbadca.gov
February 22, 2011
Karnak Planning & Design
Attn: Robert Richardson
2525 Pio Pico Drive, Suite 102
Carlsbad, CA 92008
SUBJECT: RP 05-10(A)/CDP 05-42(A)/CT 05-20(A) - STATE STREET IVIIXED USE
The preliminary staff report for the above referenced project wili be sent to you via email on
Wednesday, March 2, 2011, after 8:00 a.m. This preliminary report will be discussed by staff at the
Development Coordinating Committee (DCC) meeting which will be held on March 7, 2011. A twenty
(20) minute appointment has been set aside for you at 9:00 AM. If you have any questions concerning
your project you should attend the DCC meeting.
It is necessary that you bring the following required information with you to this meeting or
provide it to your planner prior to the meeting in order for your project to go forward to the
Planning Commission:
1. Unmounted colored exhibit(s) of your site plan and elevations
2. A PDF of your colored site plan and elevations
The colored exhibits must be submitted at this time to ensure review by the Planning
Commission at their briefings. If the colored exhibits are not available for their review, your
proiect could be rescheduled to a later time. The PDF of your colored site plan and elevations
will be used in the presentation to the Planning Commission and the public at the Planning
Commission Hearing. If you do not plan to attend this meeting, please make arrangements to
have your colored exhibit(s) and the PDF here by the scheduled time above.
Should you wish to use visual materials in your presentation to the Planning Commission, they should
be submitted to the Planning Division no later than 12:00 p.m. on the day of a Regular Planning
Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public
presentations. Please label all materials with the agenda item number you are representing. Items
submitted for viewing, including presentations/digital materials, will be included in the time limit
maximum for speakers. All materials exhibited to the Planning Commission during the meeting (slides,
maps, photos, etc.) are part of the public record and must be kept by the Planning Division for at least
60 days after final action on the matter. Your materials will be returned upon written request.
If you need additional information concerning this matter, please contact your Planner, Austin Silva at
(760) 434-2813.
Sincerely,
Q >
DON NEU, AICP
City Planner
DN:AS:sm
File Copy
Frank Jimeno, Project Engineer
1535 Faraday Avenue, Carlsbad, CA 92008-7314 T 750-502-4500 F 750-502-8559
October 27, 2010
TO; Austin Silva, Assistant Planner
Chris DeCerbo, Principal Planner
Bridget Desmarais, Administrative Secretary
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 5**^ Review
State Street Mixed Use, RP 05-lOA, CT 05-lOA, CDP 05-42A
State Street
PELA file: 4 - State Street Mixed Use - Con5
Designer: Karnak Planning & Design, Phone (760) 434-8400
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 ofthe comment concern.
REPEAT COMMENTS
1-7 Completed.
8. Deleted.
9. Deleted.
10. Completed.
11. 50% of the shrubs shall be a minimum 5 gallon size. Please revise sizes as appropriate.
5^^ Review: The applicant has responded: "All shrubs to be 5 gallon size. " There are 59
1 gallon shrubs still shown which is in excess of 50%. Please revise as appropriate to
provide a minimum 50% - 5 gallon shrubs.
12-14 Completed.
15. Please provide a written description of water conservation features including addressing
xeriscape principles (see Appendix B) within the project. 5^^ Review: The applicant has
responded: "Added to sheet LS. " There is no sheet LS and the notes could not be found.
Please address the seven principles of "Xeriscape " as follows: 1) Good design, 2)
Thorough soil preparation, S) Careful planned use of shrub and lawn areas, 4) Adapted,
low water demand plants, 5) Effective and efficient watering methods, 6) Mulchedflower
and shrub beds, and 7) Proper landscape maintenance and management.
16-18 Completed
19. Please show all site fiirniture and plantings on the plans. S"^ Review: Please add the
rectangular planter with King Palm and round pot with Phoenix symbols to thc legend.
Show locations of tho Phoenix in round pots on the plans. 5^^ Review: The applicant has
responded: "The symbol for the Palms was added and coded on the legend as well as the
roof deck plan. " Ido not find the symbol (circle) for the small round pot with Phoenix
roebelenii on the plans and the rectangular planter with King Palms is not found on the
plans on sheet LL 0. Please delete these from the legend on this sheet if not used. If to be
used, please show them on the plans.
20. Completed.
21. Completed.
State Street Mixed Use August 20, 2010
Conceptual Plan Review Page 2
22 RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
lA. Deleted.
2 A-3 A Completed.
1B-3B Completed.
NEW COMMENTS
IC. Please graphically show all S-3 shrubs on the plans.
2C. Please revise hatch symbol to show ground cover versus integral pavers in all planting
areas.
Citv of Carlsbad
Housing & Redevelopment Department
September 23, 2010
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBADCA 92008
Subject: State Street Mixed-Use Amendment
RP 05-1 OA/ CDP 05-42A/ CT 05-20
Dear Robert:
The purpose of this letter is to note additional corrections for the project plans and to
address remaining issues of concem raised by City staff following a review of the revised
plans submitted. The noted corrections and issues of concem are attached for your
review. These issues must be addressed prior to staff making a formal recommendation
on the project and moving the project fonvard to
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,
M>4/
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing and Redevelopment Director
Frank Jimeno, Engineering
John Simons, Property Owner
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037
State Street Mixed Use
09/23/2010
Page 2 of3
ISSUES OF CONCERN
RP 05-1 OA
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 concem.)
Housing & Redevelopment:
1. Ptease revise the north elevation to show a zero foot setback along the front of the
property. Removed wrong sheet
2. The open space calculations do not conespond with each other. Please correct this
to ensure the data is same throughout the site data table and the landscape plans.
Calculations match on each sheet exactly..double check sq.ft. as well
Engineering:
1. More information is needed for the proposed Harvest Rainwater Tank. Information is
needed regarding how the tank will drain after a storm event. Submit manufacturer's
pamphlet showing how the system works. This system is considered a stormwater
BMP and needs to be incorporated in the project's preliminary SWMP. No analysis
by the projecfs civil engineer was received. Brochures are attached
2. Be aware that the Regional Water Quality Control Board has ordered the
Incorporation of hydromodification requirements for all priority projects that have not
yet begun grading or constructton activities before January 15,2011, when the order
becomes effective. If the project has not started grading by that date, the SWMP will
have to be modified to incorporate hydromodificatton measures as required by a
revised SUSMP that will be published prior to that date.
See notes on cover sheet and site plan
Should you or the applicant have any questions please contact Frank Jimeno at (760)
602-2758.
Landscape Plan review:
The City's Landscape Plan Check consultant has the following comments:
1. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" In caliper diameter shaii be identified on the plan individually as to caliper
size and type and labeled to be retained or removed. It is noted that there are two
large Queen Palms existing along State Street. Please show on the plans where the
two existing palms are to be located once transplanted.
The two palms are noted to their final location on LI.O
2. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen
elements of unsightliness and screen/soften new Improvements. Landscaping shall
be used to accentuate and enhance architecture. Articulation of the State Street
(west) elevation has been modified deleting architectural recesses and landscaping.
Additional landscaping is needed to soften and enhance this elevatton. No
landscaping is proposed along the right (north) elevations. Landscaping to Include
Dicussed with Austin all available optlons..tight site
State Street Mixed Use W
09/23/2010
Page 3 of3
trees or palms is needed to soften and enhance these elevations for views from the
south. Please address all areas.
3. 50% of the shrubs shail be a minimum 5 gallon size. Please revise sizes as
appropriate. ;^|| ^^^^^^ ^ ^.^^
4. Please provide a written description of water conservation features including
addressing xeriscape principles (see Appendix B) within the project.
Added to sheet L3
5. Please add the rectangular planter with King Palm and round pot with Phoenix
symbols to the legend. Show tocations of the Phoenix in round pots on tiie plans.
The symbol for the Palms was added and coded on the legend as well as the roof deck plan
6. Four palms are called for witti a call out along the north building elevation; however,
only one is graphically shown. Addittonal palms or trees are needed along this
elevation (see red line plans). Landscaping consisting of ground cover, shrubs, and
trees shall be used to screen elements of unsightiiness and screen/soften new
improvements. Landscaping shall be used to accentuate and enhance architecture.
Please address
The 4 palms were in error. We only have one that was relocated to the corner of bidg.
7. RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
Debbie Fountain ^/ ^"^^^^ ^^C^/g TqiS ^
City ofCarlsbad, Housing and Development Dept. <<vV>^^'""^^^'^^*^ C- ^^^^ I^T^"^
2965 Rooseveh Sr., STE. B ^^^^r^xJ^ ^^/^ ., ^
Carlsbad, CA 92008-2397 ' -. - ^ . •
In response to the letter from Mr. Austin Silva,Assistant Plarmer dated \fJf^^
September 23,2010'I will go point by point.
After reviewing with Robert Richardson, the following has been disclosed: Alter reviewing with Robert Richardson, the following has been disclosed: vO i
Housing and Development: Cij^r \ C\)S^
1. Revise north elevation. ON PLANS
2. Review open space calculations WILL CHECK AND CORRECT
Engineering:
1. HARVEST RAINWATER TANK MFG.PAMPHLET. Robert has the pamphlet and will
deliver with the remaining info.
2. Regional Water Quality Control Board hydomodification: PLEASE CONDITION
IN APPROVAL!! We understand that it will be finalized with working plans
and documents and city.
Landscaping Plan Review:
1. Identify woody plant materials to be retained or removed: ON PLANS and
point out to Austin.
2. Articulations and screening to soften look. Robert to meet with Austin
to explain the compromise between landscaping and parking. We will work to
make an attractive site!
3. 50 percent of shrubs all be 5 gallon size. We will agree to ALL at 5
gallon.
4. Provide written description of water conservation features: Robert will
submit!
5. Add rectangular planter and round pot with Phoenix symbol to legend.
Robert vsdll do!
6. 4 palms are called out north elevation. Robert to review and show our
concems with overcrowding.
In conclusion, Robert will need to meet ASAP with Austin to complete all
these questions have been resolved!
Thanks
imons,
A Mar^ging Partner
CC:Austin Silva
Debbie Fountain
City of Carlsbad, Housing and Development Dept.
2965 Roosevelt Sr., STE. B
Carlsbad, CA 92008-2397
Dear Debbie,
In response to the letter from Mr. Austin Silva,Assistant Planner dated
September 23,2010' I will go point by point.
After reviewing with Robert Richardson, the following has been disclosed:
Housing and Development:
1. Revise north elevation. ON PLANS
2. Review open space calculations WILL CHECK AND CORRECT
Engineering:
1. HARVEST RAINWATER TANK MFG.PAMPHLET. Robert has the pamphlet and will
deliver with the remaining info.
2. Regional Water Quality Control Board hydomodification: PLEASE CONDITION
IN APPROVAL!! We imderstand that it will be finalized with working plans
and documents and city.
Landscaping Plan Review:
1. Identify woody plant materials to be retained or removed: ON PLANS and
point out to Austin.
2. Articulations and screening to soften look. Robert to meet with Austin
to explain the compromise between landscaping and parking. We will work to
make an attractive site!
3. 50 percent of shmbs all be 5 gallon size. We will agree to ALL at 5
gallon.
4. Provide written description of water conservation features: Robert will
submit!
5. Add rectangular planter and round pot with Phoenix symbol to legend.
Robert will do!
6. 4 palms are called out north elevatioiL Robert to review and show our
concems with overcrowding.
In conclusion, Robert will need to meet ASAP with Austin to complete all
these questions have been resolved!
Thanks
ions,
A MaiMging Partner
CC:Austin Silva
Citv of Carlsbad
Housing & Redevelopment Department
September 23, 2010
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: State Street Mixed-Use Amendment
RP 05-1 OA/ CDP 05-42A/ CT 05-20
Dear Robert:
The purpose of this letter is to note additional corrections for the project plans and to
address remaining issues of concern raised by City staff following a review of the revised
plans submitted. The noted corrections and issues of concern are attached for your
review. These issues must be addressed prior to staff making a formal recommendation
on the project and moving the project fon^/ard to
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,
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing and Redevelopment Director
Frank Jimeno, Engineering
John Simons, Property Owner
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037 @
State Street Mixed Use
09/23/2010
Page 2 of 3
ISSUES OF CONCERN
RP 05-1 OA
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:
1. Please revise the north elevation to show a zero foot setback along the front of the
property.
2. The open space calculations do not correspond with each other. Please correct this
to ensure the data is same throughout the site data table and the landscape plans.
Engineering:
1. More information is needed for the proposed Harvest Rainwater Tank. Information is
needed regarding how the tank will drain after a storm event. Submit manufacturer's
pamphlet showing how the system works. This system is considered a stormwater
BMP and needs to be incorporated in the project's preliminary SWMP. No analysis
by the project's civil engineer was received.
2. Be aware that the Regional Water Quality Control Board has ordered the
incorporation of hydromodification requirements for all priority projects that have not
yet begun grading or construction activities before January 15, 2011, when the order
becomes effective. If the project has not started grading by that date, the SWMP will
have to be modified to incorporate hydromodification measures as required by a
revised SUSMP that will be published prior to that date.
Should you or the applicant have any questions please contact Frank Jimeno at (760)
602-2758.
Landscape Plan review:
The City's Landscape Plan Check consultant has the following comments:
1. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper
size and type and labeled to be retained or removed. It is noted that there are two
large Queen Palms existing along State Street. Please show on the plans where the
two existing palms are to be located once transplanted.
2. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall
be used to accentuate and enhance architecture. Articulation of the State Street
(west) elevation has been modified deleting architectural recesses and landscaping.
Additional landscaping is needed to soften and enhance this elevation. No
landscaping is proposed along the right (north) elevations. Landscaping to include
State Street Mixed Use
09/23/2010
Page 3 of3
trees or palms is needed to soften and enhance these elevations for views from the
south. Please address all areas.
3. 50% of the shrubs shall be a minimum 5 gallon size. Please revise sizes as
appropriate.
4. Please provide a written description of water conservation features including
addressing xeriscape principles (see Appendix B) within the project.
5. Please add the rectangular planter with King Palm and round pot with Phoenix
symbols to the legend. Show locations of the Phoenix in round pots on the plans.
6. Four palms are called for with a call out along the north building elevation; however,
only one is graphically shown. Additional palms or trees are needed along this
elevation (see red line plans). Landscaping consisting of ground cover, shrubs, and
trees shall be used to screen elements of unsightiiness and screen/soften new
improvements. Landscaping shall be used to accentuate and enhance architecture.
Please address
7. RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
September 22, 2010
Redevelopment and Housing
City of Carlsbad
2965 Roosevelt Street, Suite B
Carisbad,CA
RE: Letter Attachment Green Form
3044 State Street LLC
IVIixed Use Project
ATTN: Debbie Fountain, Director
Austin Silva, Planner
Attached is the Green Building Form that illustrates our partnership's desire to meet or exceed the Silver
status.
As we mentioned in our previous discussions and meetings, we will work to achieve the Silver level,
however, we believe that our efforts to meet the standards will NOT be tied by the Leeds Green Building
standards.
We desire to use Low E windows, dual flush toilets, bamboo floors, metal studs and other green
building products. We see the need to go Green and desire to do so as much as we can.
Thank you for your continued cooperation and we sincerely are happy to proceed with our upgrade to
the new standards for this site.
Sincerely,
John aJmons, inatfaging partner
3044 S6ite StP^t LLC
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Karnak Planning & Design
Robert Richardson, Planner * Jim RosenLieb, Architect
2802 State Street, Suite C, Carlsbad, Ca 92008
(760) 434-8400 Fax (760) 434-8493
e-mail: kamakarchfgiaol. com
August 6, 2010
Redevelopment and Housing
City of Carlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
RE: Issues of Concem (Dated 6/29/2010)
3044 State Street LLC
Mixed Use Project
Housing and Redevelopment
1. See Justification Letter dated August 6, 2010.
2. Noted on AS 1.0 and provided service letter from Waste Management.
3. When we removed the stairs to the upper deck, we added three step backs. In
elevation, avmings, windows, and glass retum of front deck. It also has color
changes in elevation planes.
4. We added a kitchen window and awning in this location.
5. See revised Justification Letter dated August 6, 2010.
6. See AS 1.0 for location of the individual water storage tanks and harvest water
storage tank in the motor court pervious-pavement area.
7. See A4.0, North Elevation.
8. See C1.0, Revised Calculations.
9. See Cl.O, "Parking".
Landscape Plan Review:
1. Property lines have been increased in size.
2. All woody plants noted to be removed on Ll. 1 (2 of 3).
3. Calculations have been adjusted. We have added landscape and views along
parking at the Oak Avenue Alley.
4. We have added palms along the north elevation. We were asked to bring the front
State Street store front glass forward to the street for better view into the retail
space.
5. Planting added along north side of Unit 7. We also added vines and architectural
attached metal frame for the vines.
6. More than 50% of shmbs shall be five gallons.
7. Plant Palette has been modified and also changed to drought tolerant plant
material.
8. We have changed the plant palette to all xeriscape/drought tolerant plant material.
9. All fumiture has been called out and optional manufacturer recommendations.
Final selection will be by the developer.
10. All symbols are called out.
11. The two queen palms are going to be relocated to two locations and re-used. See
Sheet Ll. 1 (2 of 3) for all existing large plants.
12. All palms are now shown. The symbol layer was accidently tumed off on last
printing.
13. All plants are shown.
14. All palms noted of Deck Plan (4).
15. All vines located. No vines are on Sheet 2.
16. All quantities are now verified.
Karnak Planning & Design
Robert Richardson, Planner * Jim RosenLieb, Architect
2802 State Street, Suite C, Carlsbad, Ca 92008
(760) 434-8400 Fax (760) 434-8493
e-mail: kamakarch(a),aol.com
August 6,2010
Redevelopment and Housing
City ofCarlsbad
2965 Rooseveh Street, Suite B
Carlsbad, CA 92008
RE: Justification letter
3044 State Street LLC
Mixed Use Project
ATTN: Debbie Fountain, Director
Austin Silva, Planner
This is a letter of justification for refiling the 3044 State Street Mixed Use Project with
changes. Since the city has developed new and improved standards to the redevelopment
area of Dovmtown Carlsbad, we have decided to modify our 3044 State Street LLC
Mixed Use Project with the following items:
1) Incorporate green building products and options for the future buyers. We will work
to achieve the constmction methods of a silver or higher certification and will
consider providing the following items:
a) Bike racks in retail area
b) Use green/eco-friendly constmction products such as metal studs, approved green
materials, solar electrical panels for common area lighting and a drip irrigation
system, solar water heater panel setup, tank-less water heaters. The buyers will
have the option to buy now and in the future.
c) Provide hot water storage by use with solar panels and water storage tanks
d) Project will be pre-plumbed and wired for future solar heating and electrical - this
will be offered as an option to home buyers now and in the future.
e) Use pervious concrete in the common area of the motor court that will help put
rain run-off in the existing water table. The gutter and downspouts will drain to a
common harvest rainwater tank that will be used by an irrigation water pump
system to irrigate the proposed landscape plants. We will provide a rain water
harvest below grade tank by either using a large drain pipe or storage tank. We are
considering the use of an eco-rain drainage cell and water detention system that
will be located under the front pervious concrete paving in the motor court. This
will be detailed in the final erosion control report that will be provided with the
final improvement plans.
f) This project is close to the commuter train and local bus lines
g) We have re-designed the landscape plan to include drought resistant plants.
h) We are going to use a whole house ventilation system mounted in the attic roof to
pull out built up heat and pull air from the outside, controlled by a thermostat.
2) Due to the change in the economy, we have chosen to reduce the size of the
individual units to meet with today's real estate market.
3) Provide on site affordable housing unit instead of paying a fee for one.
4) The new standards can allow for three additional condominium units.
5) Collection and roof water into a storage tank that can be used for irrigation.
6) Update the design to the new ADA codes and revised building standards.
7) Provide design features that have been requested by Costal Commission and Debbie
Fountain, Redevelopment and Housing Director City of Carlsbad. We have added
four parking for four smart or mini cars, and providing hook ups for charging the
electric cars. Provide housing close to mass transit, trains and buses.
8) Provide over 1155 sq.ft. of retail space.
The above items are just a few of the many items we are going to add to this mixed use
project. If you have any questions or comments please let us know. We are very excited
to move this project to the planning commission as soon as possible.
Respectfully submitted.
Robert G. Richardson
Kamak Planning and Design
WASTE MANAGEMENT COAST WASTE MANAGEMENT
5960 El Camino Real
PO Box 947
Carlsbad, CA 92008
(800) 596-7444
(760) 931-0219 Fax
On Thursday 7/8/10,1, Joshua Martinez, Route Manager from Coast Waste Management have reviewed
the site plans for State Street Mixed Use 3044 State Street with Robert Richardson. After reviewing the
site plans, 1 agree that we are able to service the trash bins at the areas designated on the site plan.
Martinez
Route Manager
Coast Waste Manager
5960 El Camino Real, Carlsbad
From everyday collection to environmental protection. Think Greenf Think Waste Management.
Pnnted on 100% post-consumeT recyded paper.
Citv of Carlsbad
Housing & Redevelopment Department
June 28, 2010
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STEC
CARLSBAD CA 92008
Subject: State Street Mixed-Use Amendment
RP 05-1 OA/ CDP 05-42A/ CT 05-20
Dear Robert:
The purpose of this letter is to address issues of concern raised by City staff following a
review of the revised plans submitted. The issues of concem 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,
AUSTIN SILVA
Assistant Planner
Debbie Fountain, Housing and Redevelopment Director
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037
State Street Mixed Use
06/29/2010
Page 2 of 4
ISSUES OF CONCERN
RP 05-lOA
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 concem.)
Housing & Redevelopment:
1. Staff encourages you to provide additional on-site guest parking if possible, or
provide detailed justification for standards modification related to the reduction in
guest parking spaces and size ofthe guest parking spaces provided.
2. Please describe/show how garbage is serviced for the project.
3. Please add architectural detail to the retail portion of the building on the south
elevation. The original approved plans had a recessed area with an altemate stucco
color. Furthermore, the Design Review Board added condition No. 32 to DRB
Resolution No. 309 to provide additional relief or detailing to the elevation that was
proposed at the meeting. Please provide the details as to how this additional relief
will be provided per the previous condition.
4. Please add architectural detail to the second floor of the western portion of the
building on the north elevation.
5. Please provide more detail in the letter of justification for your request of a standards
modification. For example, you state the project will be incorporating green building
products and options for future buyers. What kind of products and options will be
available to buyers? In order to receive standards modifications for green building
practices, the project must be achieving a Silver or higher LEED certification.
6. Please show the water storage tank on the plans as you have indicated in the
justification letter for standards modification.
7. Please revise the north elevation so that it shows a zero foot setback along the front
of the property.
8. The open space calculations do not correspond with each other. Please fix this so
the data is same throughout the site data table and the landscape plans.
9. Please list the amount of proposed parking spaces as 26 and remove "23 Standard"
from the site data table.
Landscape Plan review:
The City's Landscape Plan Check consultant has the following comments:
1. Please clearly show and label the north and east property lines and any easements
on the plans.
State Street Mixed Use
06/29/2010
Page 3 of 4
2. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper
size and type and labeled to be retained or removed. It is noted that there are two
large Queen Palms existing along State Street. Please address what is to occur with
these palms.
3. The applicant indicates a total ground level landscape area of 2,854 square feet.
There appears to be less than 600 square feet of ground level landscape area. This
small amount of landscape area is not in scale with the proposed architectural mass
and paving and needs to be expanded to provide better project enhancement and
softening. Please review, adding landscape area as appropriate to provide a better
balance and connect all square footage calculations. See comment number 4 below.
4. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall
be used to accentuate and enhance architecture. Articulation of the State Street
(west) elevation has been modified deleting architectural recesses and landscaping.
Additional landscaping is needed to soften and enhance this elevation. No
landscaping is proposed along the right (north) elevations. Landscaping to include
trees or palms is needed to soften and enhance these elevations for views from the
south. Please address all areas.
5. Please add landscape area with shrubs and vines to the north of unit 7 as shown on
the red line plans.
6. 50% of the shrubs shall be a minimum 5 gallon size. Please revise sizes as
appropriate.
7. Most proposed shrubs are very low species and will provide little to no architectural
elevation enhancement. Please add taller shmbs to better enhance elevations.
8. Piease provide a written description of water conservation features including
addressing xeriscape principles (see Appendix B) within the project.
9. Please show all site furniture and plantings on the plans. Please add the rectangular
planet with King Palm and round pot with Phoenix symbols to the legend. Show
locations of the Phoenix in round pots on the plans.
10. Please identify all symbols used on the plans. Please show the portable gas BBQ in
the legend on sheet 2.
11. Two (2) palms have been deleted along the north elevation (symbol call-out still lists
3 palms) and one appears to be shown below an overhead deck. Landscaping
consisting of ground cover, shmbs and trees shall be used to screen elements of
unsightliness and screen/soften new improvements. Landscaping shall be used to
accentuate and enhance architecture. Palms or other tail trees are needed along
this elevation to soften and enhance the architectural mass. Piease modify site plan
to accommodate additional palms/trees. 3^^ Review: Seven palms are called for
with call'Outs along the north building elevation; however only one is
graphically shown. Additional palms or trees are needed along this elevation
State Street Mixed Use
06/29/2010
Page 4 of 4
Csee red line plans). Landscaping consisting of ground cover, shrubs, and
trees shall be used to screen elements of unsightliness and screen/soften
new improvements. Landscaping shall be used to accentuate and enhance
architecture. Please address.
12. Please graphically show the State Street palms.
13. Please indicate where the 236 Star Jasmine are to be planted.
14. Please indicate where the four Phoenix roebelenii on sheet 1 and twelve on sheet 2
are located.
15. Please indicate where the vines are located on sheet 2.
16. Please correct the quantities of vines on sheet 1. Check all tree, shmb and vine
quantities.
17. RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
June 9, 2010
TO: Austin Silva, Assistant Planner
Chris DeCerbo, Senior Planner
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 3'^'* Review
State Street Mixed Use, RP 05-lOA, CT 05-lOA, CDP 05-42A
State Street
PELA file: 4 - State Street Mixed Use - Con3
Designer: Kamak Planning & Design, Phone (760) 434-8400
Please advise the applicant to make the following corrections to the plans so that they will meet
the requirements of the City of Carlsbad's Landscape Manual.
Numbers below are referenced on the red line plans where appropriate for ease in locating the
area of the comment concem.
REPEAT COMMENTS
I. Please clearly show and label all property lines, right-of-ways and easements on the
plans. 2"^^ Review: Please show and label the north and east property lines and any
easements on the plans.
2-6 Completed.
7. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper size
and type and labeled to be retained or removed. It is noted that there are two large Queen
Palms existing along State Street. Please address what is to occur with these palms. S''^
Review: Please show where the palms are being relocated to.
8. The applicant indicates a total ground level landscape area of 2,854 square feet (along
with other varying numbers). There appears to be less than 600 square feet of ground
level landscape area. This small amount of landscape area is not in scale with the
proposed architectural mass and paving and needs to be expanded to provide better
project enhancement and softening. Please review, adding landscape area as appropriate
to provide a better balance and correct all square footage calculations. See comment
number 9 below.
9. Landscaping consisting of ground cover, shmbs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall be
used to accentuate and enhance architecture. Articulation of the State Street (west)
elevation has been modified deleting architectural recesses and landscaping. Additional
landscaping is needed to soften and enhance this elevation. No landscaping is proposed
along the right (south) elevations. Landscaping to include trees or palms is needed to
soften and enhance these elevations for views from the south. Please address all areas.
10. Please add landscape area with shmbs and vines to the north of unit 7 as shown on the red
line plans.
II. 50% of the shmbs shall be a minimum 5 gallon size. Please revise sizes as appropriate.
12. AH Most proposed shmbs are very low species and will provide little to no architectural
elevation enhancement. Please add taller shmbs to better enhance elevations.
State Street Mixed Use June 9,2010
Conceptual Plan Review Page 2
13. Completed.
14. Completed.
15. Please provide a written description of water conservation features including addressing
xeriscape principles (see Appendix B) within the project.
16-18 Completed
19. Please show all site furniture and plantings on the plans. 2"^ Review: Please add the
rectangular planter with King Palm and round pot with Phoenix symbols to the legend.
Show locations of the Phoenix in round pots on the plans.
20. Completed.
21. Please identify all symbols used on the plans. Ploaso add a BBQ per proviously approved
plans. 2"^ Review: Please show the portable gas BBQ in the legend on sheet 2.
22 RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
1 A. Two (2) palms have been deleted along the north elevation (symbol call-out still lists 3
palms) and one appears to be shown below an overhead deck. Landscaping consisting
of ground cover, shmbs, and trees shall be used to screen elements of unsightiiness and
screen/soften new improvements. Landscaping shall be used to accentuate and enhance
architecture. Palms or other tall trees are needed along this elevation to soften and
enhance the architectural mass. Please modify site plan to accommodate additional
palms/trees. S^^ Review: Seven palms are called for with call-outs along the north
building elevation; however only one is graphically shown. Additional palms or trees
are needed along this elevation (see red line plans). Landscaping consisting of ground
cover, shrubs, and trees shall be used to screen elements of unsightliness and
screen/soften new improvements. Landscaping shall be used to accentuate and
enhance architecture. Please address.
2A. Completed.
3 A. Please indicate where the 236 Star Jasmine are to be planted.
NEW COMMENTS
IB. Please indicate where the four Phoenix roebelenii on sheet 1 and twelve on sheet 2 are
located.
2B. Please indicate where the vines are located on sheet 2.
3B. Please correct the quantities of vines on sheet 1. Check all tree, shmb and vine
quantities.
City of Carlsbad
Housing & Redevelopment Department
March 17, 2010
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: State Street Mixed-Use Amendment
RP 05-lOA/ CDP 05-42A/ CT 05-20
Dear Robert:
Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has
reviewed your Redevelopment Permit, application No. RP 05-lOA, as to its
completeness for processing.
The appiication is incomplete, as submitted. The attached list includes information that
must be submitted to complete your application. This list of items must be submitted
directly to the Housing & Redevelopment Office. 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 application is determined to be
complete. When all required materials are submitted to the Redevelopment Office, the
City has an additional thirty (30) days to make a determination of completeness. If the
application is determined to be complete, processing for a decision on the application
will be initiated.
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,
Austin Silva
Assistant Planner
c: Debbie Fountain, Housing and Redevelopment Director
Frank Jimeno, Engineering
File
2965 Roosevelt St.. Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037
State Street Mixed Use
03/17/2010
Page 2 of 4
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
RP 05-lOA
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. Please correct the information in the site data table. Refer to redline plans for
corrections. Open space calculations do not con-espond with each other.
2. Staff encourages you to provide additional on-site guest parking if possible.
3. Please revise the following items on the site plan:
• Indicate distance between buildings and/or structures.
• Indicate top and bottom elevations for ail fences, walls, and planters on site
plan and show walls on elevation sheets.
4. Please identify location of the trash enclosure and design it to City standards.
5. Please describe/show how garbage is serviced for the project.
6. Please identify location of the A/C units for residential and retail units.
7. Please label the floor plans on units 7, 8 and 9.
8. Piease add architectural detail to the retail portion of the building on the south
elevation. The original approved plans had a recessed area with an altemate stucco
color. Furthermore, the Design Review Board added condition No. 32 to DRB
Resolution No. 309 to provide additional relief or detailing to the elevation that was
proposed at the meeting. Please provide the details as to how this additional relief
will be provided per the previous condition.
9. Please add architectural detail to the second floor of the western portion of the
building on the north elevation.
10. Please provide more detail in the letter of justification for your request of a standards
modification. For example, you state the project will be incorporating green building
products and options for future buyers. What kind of products and options will be
available to buyers? In order to receive standards modifications for green building
practices, the project must be achieving a Silver or higher LEED certification.
11. Please show the solar panels and water storage tank on the plans as you have
indicated in the justification letter for standards modification.
Fire:
The Fire Department's comments are forthcoming and will be sent under a separate
letter.
State Street Mixed Use
03/17/2010
Page 3 of 4
Engineering:
The Engineering Department has the following comments:
1. Change the sewer utility to the City of Carisbad in sheet Cl .0 2™* request.
2. The setbacks are still inconsistent between the civil engineer's Tentative Map exhibit
and the architectural drawings. Coordinate, clarify and make them consistent.
3. Note comments in the enclosed redlined check prints. Please return the check
prints with the formal application submittal to facilitate continued staff review.
For questions or concerns regarding Engineering comments, please contact Frank
Jimeno at (760) 602-2758.
Landscape Plan review:
The City's Landscape Plan Check consultant has the following comments:
1. Please clearly show and label the north and east property lines and any easements
on the plans.
2. Please identify symbol S-4 in the legend.
3. Please show locations of ali Phoenix roebelenii on the plans.
4. Please indicate the size of the vine.
5. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper
size and type and labeled to be retained or removed. It is noted that there are two
large Queen Palms existing along State Street. Please address what is to occur with
these palms.
6. The applicant indicates a total ground level landscape area of 2,854 square feet.
There appears to be less than 600 square feet of ground level landscape area. This
small amount of landscape area is not in scale with the proposed architectural mass
and paving and needs to be expanded to provide better project enhancement and
softening. Please review, adding landscape area as appropriate to provide a better
balance and correct all square footage calculations. See comment number 7 below.
7. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall
be used to accentuate and enhance architecture. Articulation of the State Street
(west) elevation has been modified deleting architectural recesses and landscaping.
Additional landscaping is needed to soften and enhance this elevation. No
landscaping is proposed along the right (north) elevations. Landscaping to include
trees or palms is needed to soften and enhance these elevations for views from the
south. Please address all areas.
8. Please add landscape area with shrubs and vines to the north of unit 7 as shown on
the red line plans.
State Street Mixed Use
03/17/2010
Page 4 of 4
9. 50% of the shrubs shall be a minimum 5 gallon size. Please revise sizes as
appropriate.
10. All proposed shrubs are very, low species and will provide little to no architectural
elevation enhancement. Please add taller shrubs to better enhance elevations.
11. Please correct the scale on the plan view. It is recommended that a scale of 1"=10'
be used to allow all work to be legible.
12. Please provide a written description of water conservation features including
addressing xeriscape principles (see Appendix B) within the project.
13. Are these to be King or Queen Palms per the symbols legend or Phoenix roebelenii?
Please clarify. Legend appears to indicate Phoenix since there are no King or
Queen Palm quantities. Previous plans indicated King or Queen Palms. Please
identify these symbols.
14. Please show all site furniture and plantings on the plans. Please add the rectangular
planet with King Palm and round pot with Phoenix symbols to the legend. Show
locations of the Phoenix in round pots on the plans.
15. Please identify all symbols used on the plans. Please show the portable gas BBQ in
the legend on sheet 2.
16. Two (2) palms have been deleted along the north elevation (symbol call-out still lists
3 palms) and one appears to be shown below an overhead deck. Landscaping
consisting of ground cover, shrubs and trees shall be used to screen elements of
unsightliness and screen/soften new improvements. Landscaping shall be used to
accentuate and enhance architecture. Palms or other tall trees are needed along
this elevation to soften and enhance the architectural mass. Please modify site plan
to accommodate additional palms/trees.
17. Please graphically show the State Street palms.
18. Please indicate where the 236 Star Jasmine are to be planted.
19. RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
dw}> CITY OF
^CARLSBAD
www.carlsbadca.gov
Memorandum
March 15,2010
To: ASSISTANT PLANNER - AUSTIN SILVA
From: Associate Engineer - Frank Jimeno
Re: CT 05-20A, RP 05-lOA, CDP 05-42A: 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. Change the sewer utility to the City of Carlsbad in sheet C1.0. 2"^^ request.
2. The setbacks are still inconsistent between the civil engineer's Tentative Map exhibit and
the architectural drawings. Coordinate, clarify, and make them consistent.
3. Note comments in the enclosed redlined check prints. Please return the check prints
with the formal application submittal to facilitate continued staff review.
Should you or the applicant have any questions please contact me at (760) 602-2758.
Community & Economic Development
1635 Faraday Ave. I Carisbad, CA 92008 I 760-602-2710 I 760-602-8560 fax
Febmary 24, 2010
TO: Austin Silva, Assistant Planner
Michele Masterson, Senior Management Analyst
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 2"^^ Review
State Street Mixed Use, RP 05-lOA, CT 05-lOA, CDP 05-42A
State Street
PELA file: 4 - State Street Mixed Use - Con2
Designer: Karnak Planning & Design, Phone (760) 434-8400
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 concern.
REPEAT COMMENTS
1. Please clearly show and label all property lines, right-of-ways and easements on the
plans. 2"^^ Review: Please show and label the north and east property lines and any
easements on the plans.
2. Completed.
3. Please identify symbol S-4 in the legend.
4. Completed.
5. Please show locations of all Phoenix roebelenii on the plans.
6. Please indicate the size of the vine.
7. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper size
and type and labeled to be retained or removed. It is noted that there are two large Queen
Palms existing along State Street. Please address what is to occur with these palms.
8. The applicant indicates a total ground level landscape area of 2,854 square feet (along
with other varying numbers). There appears to be less than 600 square feet of ground
level landscape area. This small amount of landscape area is not in scale with the
proposed architectural mass and paving and needs to be expanded to provide better
project enhancement and softening. Please review, adding landscape area as appropriate
to provide a better balance and correct all square footage calculations. See comment
number 9 below.
9. Landscaping consisting of ground cover, shmbs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall be
used to accentuate and enhance architecture. Articulation of the State Street (west)
elevation has been modified deleting architectural recesses and landscaping. Additional
landscaping is needed to soften and enhance this elevation. No landscaping is proposed
along the right (south) elevations. Landscaping to include trees or palms is needed to
soften and enhance these elevations for views from the south. Please address all areas.
10. Please add landscape area with shmbs and vines to the north of unit 7 as shown on the red
line plans.
State Street Mixed Use Febmary 24, 2010
Conceptual Plan Review Page 2
11. 50% of the shmbs shall be a minimum 5 gallon size. Please revise sizes as appropriate.
12. All proposed shmbs are very low species and will provide little to no architectural
elevation enhancement. Please add taller shmbs to better enhance elevations.
13. Completed.
14. Please correct the scale on the plan view. It is recommended that a scale of 1"=10' be
used to allow all work to be legible.
15. Please provide a written description of water conservation features including addressing
xeriscape principles (see Appendix B) within the project.
16. Are these to be King or Queen Palms per the symbols legend or Phoenix roebelenii?
Please clarify. Legend appears to indicate Phoenix since there are no King or Queen
Palm quantities. Previous plans indicated King or Queen Palms. 2"^^ Review: Please
identify these symbols.
17. Completed.
18. Completed.
19. Please show all site furniture and plantings on the plans. 2"'^ Review: Please add the
rectangular planter with King Palm and round pot with Phoenix symbols to the legend.
Show locations of the Phoenix in round pots on the plans.
20. Completed.
21. Please identify all symbols used on the plans. Ploase add a BBQ per previously approved
plans. 2^^ Review: Please show the portable gas BBQ in the legend on sheet 2.
22 RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
NEW COMMENTS
1 A. Two (2) palms have been deleted along the north elevation (symbol call-out still lists 3
palms) and one appears to be shown below an overhead deck. Landscaping consisting
of ground cover, shmbs, and trees shall be used to screen elements of unsightliness and
screen/soften new improvements. Landscaping shall be used to accentuate and enhance
architecture. Palms or other tall trees are needed along this elevation to soften and
enhance the architectural mass. Please modify site plan to accommodate additional
palms/trees.
2A. Please graphically show the State Street palms.
3A. Please indicate where the 236 Star Jasmine are to be planted.
Citv of Carlsbad
Housing & Redevelopment Department
September 3, 2009
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: , State Street Mixed-Use Amendment
RP 05-1 OA/ CDP 05-42A/ CT 05-20
Dear Robert:
Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has
reviewed your Redevelopment Pennit, application No. RP 05-lOA, as to its
completeness for processing.
The application is incomplete, as submitted. The attached list includes infomiation that
must be submitted to complete your application. 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 application is determined to be
complete. When all required materials are submitted to the Redevelopment Office, the
City has an additional thirty (30) days to make a detennination 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
appiication was initially filed, July 31, 2009, 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,
Austin'^ilva
Assistant Planner
c: Debbie Fountain, Housing and Redevelopment Director
Frank Jimeno, Engineering
Will Foss, Building
Dominic Fieri, Fire
2965 Roosevelt St., Ste. E * Carlsbad, CA 92008-2397 * (760) 434-28"10/2811 * FAX (760) /20-20S"
State Street Mixed Use
09/03/2009
Page 2 of 6
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
RP 05-lOA
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. Please correct the infonnation in the site data table. Refer to redline plans for
corrections. Open space calculations do not conrespond with each other.
2. The calculations in the site data table on page Cl.O differ from the data on page
ASI .0. Please correct this data.
3. According to the data provided, only 17% open space is proposed for the project. A
minimum of 20% of the property must be maintained as open space. Open space
may be dedicated to landscaped planters, open space pockets and/or connections,
roof gardens, balconies, patios and/or outdoor eating areas.
4. Twenty-seven (27) parking spaces are required for this project as proposed. There
are only 25 parking spaces proposed.
5. With 1,288 square feet of retail space proposed, you are eligible to participate In the
Parking In-Lieu Fee Program for 4 spaces, not 6 as you have noted in the site data
table.
6. Staff encourages you to provide additional on-site guest parking if possible.
7. An extra two and a half feet of clearance is required for the visitor parking spaces
along the Oak Avenue Alley because it is abutting a solid wall.
8. Staff suggests increasing the size of the windows in the retail space to provide future
tenants ample space to have attractive storefront displays and greater visibility into
the store.
9. Garages are required to be a minimum of 20 feet wide by 20 feet long. The garages
in unit numbers 4, 5, 6, 7 and 8 are not 20 feet wide and do not meet this
requirement.
10. Please revise the following items on the cover sheet:
• At upper right hand corner include the following permit numbers "RP 05-lOA",
"CDP 05-42A" and "CT 05-20A".
• Please correct Zoning to read "V-R Village Review, District 1"
• Please correct setback range on the cover page to reflect the new District 1
setback standards. There is a zero foot setback requirement for the ground
floor and a 10 foot average for floors at the second level and above (front
setback).
State Street Mixed Use
09/03/2009
Page 3 of 6
11. Please revise the following items on the site plan:
• Indicate residential visitor paridng area on the site plan and call out the
dimensions.
• 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.
12. Please identify location ofthe trash enclosure and design it to City standards.
13. Please describe/show how garbage is serviced for the project.
14. Please identify location of the NC units for residential and retail units.
15. Please indicate roof pitch on the elevations. The required roof pitch is 5:12 or
greater.
16. Piease label the floor plans on units 7, 8 and 9.
17. Please add detailing to the south-facing, second-floor walls on units 6 and 9.
18. Please add architectural detail to the retail portion of the building on the south
elevation. The original approved plans had a recessed area with an altemate stucco
color. Furthemiore, the Design Review Board added condition No. 32 to DRB
Resolution No. 309 to provide additional relief or detailing to the elevation that was
proposed at the meeting. Please provide the details as to how this additional relief
will be provided per the previous condition.
19. Please provide enhanced paving within the motorcourt driveway that directs visitors
to the entrances of the residential units. This was also added as part of condition
No. 32 of DRB Resolution No. 309 after discussion during the public hearing.
20. Please provide more detail in the letter of justification for your request of a standards
modification. For example, you state the project will be incorporating green building
products and options for future buyers. What kind of products and options will be
available to buyers? In order to receive standards modifications for green building
practices, the project must be achieving a Silver or higher LEED certification.
21. Please show the solar panels and water storage tank on the plans as you have
indicated in the justification letter for standards modification.
Fire:
The Fire Department has the following comments:
1. Revise the sprinkler note to use the 2007 California Fire Code and NFPA 13 instead
of the ICBO code.
To discuss all Fire Department related concerns, please contact Dominic Fieri at (760)
602-4664.
State Street Mixed Use
09/03/2009
Page 4 of 6
Building:
The Building Department has the following comments:
1. A project with more than four (4) condominium units must contain accessible units
and bathroom clearances must comply with Title 24.
Engineering:
The Building Department has the following comments:
1. Change the Sewer utility to the City of Carisbad in sheet Cl .0.
2. Add a North an^ow and a graphic scale to the site plan ASI .0.
3. The Retail Commercial area is 1288 sq ft per sheet AS1.0. The Site Data in
sheet Cl .0 and the calculations in the engineering drawings use 999 sq ft.
Clarify.
4. The setback dimension along the Oak Ave. Alley is shown as 5'-0" to the
building wall in sheets AS1.0 and Al.O; the building cross-section in sheet
A3.0 shows it as 5'-2" to an ornamental feature, not the wall, and the Motor
Court West elevation in sheet A4.0 to the wall. Architectural sheets A1.0,
/^.O, A3.0, A4.0, A4.1, L1.1, and Civil sheets 2 and 3 are inconsistent. The
setbacks are shown as 5'-0", 5'-1" and 5'-2" throughout. See drawings.
5. The setback to the adjacent property to the southeast adds up to 5'-8'' in
sheet AS 1.0; it is shown as 5'-0" in the building cross-section in sheet A3.0.
6. Submit a signed, filled-in Development Storm Water Standards
Questionnaire.
7. Note comments in the Storm Water Management Plan.
8. Note comments in the enclosed redlined check prints. Please return the
check prints with the formal application submittal to facilitate continued
staff review.
Landscape Plan review:
The City's Landscape Plan Check consultant has the following comments:
1. Please cleariy show and label all property lines, right-of-ways and easements on the
plans.
2. Please provide a north arrow on all plan sheets.
3 Please identify symbol S-4 in the legend.
4. Please indicate where ali vines are proposed on the plans.
5. Please show locations of all Phoenix roebelenii on the plans.
State Street Mixed Use
09/03/2009
Page 5 of 6
6. Please indicate the size of the vine.
7. Generally identify all existing woody plant material to be removed or retained. Trees
over 12" In caliper diameter shall be identified on the plan individually as to caliper
size and type and labeled to be retained or removed. It is noted that there are two
large Queen Palms existing along State Street. Please address what is to occur with
these palms.
8. The applicant indicates a total ground level landscape area of 2,854 square feet.
There appears to be less than 600 square feet of ground level landscape area. This
small amount of landscape area Is not in scale with the proposed architectural mass
and paving and needs to be expanded to provide better project enhancement and
softening. Please review, adding landscape area as appropriate to provkJe a better
balance and correct all square footage catoulations. See comment number 9 below.
9. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen
elements of unsightliness and screen/soften new improvements. Landscaping shall
be used to accentuate and enhance architecture. Articulation of the State Street
(west) elevation has been modified deleting architectural recesses and landscaping.
Additional landscaping is needed to soften and enhance this elevation. No
landscaping is proposed along the right (north) elevations. Landscaping to include
trees or palms is needed to soften and enhance these elevations for views from the
south. Please address all areas.
10. Please add landscape area with shrubs and vines to the north of unit 7 as shown on
the red line plans.
11. 50% of the shrubs shall be a minimum 5 gallon size. Please revise sizes as
appropriate.
12. All proposed shrubs are very low species and will provide little to no architectural
elevation enhancement. Please add taller shrubs to better enhance elevations.
13. All utilities are to be screened. Landscape constmction drawings will be required to
show and label all utilities and provide appropriate screening.
14. Please correct the scale on the plan view. It is recommended that a scale of r=10'
be used to allow all work to be legible.
15. Please provide a written description of water conservation features including
addressing xeriscape principles (see Appendix B) within the project.
16. Are these to be King or Queen Palms per the symbols legend or Phoenix roebelenii?
Please clarify. Legend appears to indicate Phoenix since there are no King or
Queen Palm quantities. Previous plans indicated King or Queen Palms.
17. Are these to be planted in pots? Please clarify.
18. Please clarify where planters are.
19. Please show all site furniture and plantings on the plans.
State Street Mixed Use
09/03/2009
Page 6 of 6
20. Please add roof deck seating symbol to the legend.
21. Please identify all symbols used on the plans. Please add a BBQ per previously
approved plans.
22. RETURN REDLINES and provide 2 copies of all plans (concept and water
conservation) on the next submittal.
Karnak Planning & Design
Robert Richardson, Planner * Jim RosenLieb, Architect
2802 State Street, Suite C, Carlsbad, Ca 92008
(760) 434-8400 Fax (760) 434-8493
e-mail: IcarnakarchfSiaol.com
August 21, 2009
Redevelopment and Housing
CityofCarlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
RE: Justification letter
3044 State Street LLC
Mixed Use Project
ATTN: Debbie Fountain, Director
Austin Silva, Planner
This is a letter of justification for refiling the 3044 State Street Mixed Use Project with
changes. Since the city has developed new and improved standards to the redevelopment
area of Downtown Carlsbad, we have decided to modify our 3044 State Street LLC
Mixed Use Project with the following items:
1. Incorporate green building products and options for the future buyers.
2. Due to the change in the economy, we have chosen to reduce the size of the
individual units to meet with today's real estate market.
3. Provide on site affordable housing unit instead of paying a fee for one.
4. The new standards can allow for three additional condominium units.
5. Provide solar panels options to integrate conservation features such as grey water
collection and roof water into a storage tank that can be used for irrigation. We
will design the landscape to drought tolerant plant material.
6. Update the design to the new ADA codes and revised building standards.
7. Provide design features that have been requested by Costal Commission and
Debbie Fountain, Redevelopment and Housing Director City of Carlsbad. Such as
parking for smart or mini cars, and providing hook ups for charging the electric
cars. Provide housing close to mass transit, trains and buses.
8. Provide over 1200 sq.ft. of retail space.
The above items are just a few ofthe many items we are going to add to this mixed use
project. If you have any questions or comments please let us know.
Respectfully submitted,
Robert G. Richardson
Kamak Planning and Design