HomeMy WebLinkAboutRP 07-03; Roosevelt & Oak Mixed Use; Redevelopment Permits (RP) (2)Page 1 of 1
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CliffJones - Roosevelt & Oak Mixed Use, RP07-03, CT07-01
From: "Michael Elliott" <mikeelliott2@cox.net>
To: "Cliff Jones" <cjones@ci.carlsbad.ca.us>, "Michelle Lenkowski"
<mlenk@ci.carlsbad.ca.us>, "Michele Masterson" <mmast@ci.carlsbad.ca.us>
Date: 01/31/2007 12:04 PM
Subject: Roosevelt & Oak Mixed Use, RP07-03, CT07-01
I will drop off red line plans on Thursday.
Cliff,
I notice that the applicant proposes street trees in tree wells along Roosevelt Street. Current conditions
in this block and areas to the south provide a landscaped parkway between the street curb and sidewalk.
It is my opinion that the street trees with paved sidewalk as the applicant proposes is appropriate for
retail areas much like in the village area to the north of Carlsbad Village Drive. I have not made a
comment but want to bring this to your attention since this is not consistent with landscaping across the
street and to the north and south of this project. My assumption is that when other developments go in
they will most likely follow a no parkway design. Redevelopment may want to review this and make
sure this is the way they would like to proceed. If a landscaped parkway is desired, a comment should
be made. Please note that the same condition is proposed along Oak, however the existing sidewalk is
curb adjacent along this street.
Mike
file://C:\Documents and Settings\Cjones.CARLSBAD\Local Settings\Temp\GW}00001.... 01/31/2007
January 31, 2007
TO: Cliff Jones, Assistant Planner
Michele Masterson, Management Analyst
Michelle Lenkowski, Senior Office Specialist
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 1^ Review
Roosevelt & Oak Mixed Use, RP07-03, CT07-01
Roosevelt & Oak Streets
PELA file: 214 - Roosevelt & Oak Mixed Use - Conl
Architect. 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.
1. Please show and label all property lines, right-of-ways and all easements on the landscape
plans. Insure no trees are located within water and sewer easements.
2. Please provide a north arrow on the landscape plans.
3. Please indicate the tree "to be determined" or provide a list of a maximum of three trees
being considered for use.
4. Please indicate the approximate quantity of each shmb.
5. Please correct the label.
6. Please indicate the ground cover sizes. From the spacings provided, it appears that plants
from flats will be used.
7. It is recommended that a substitute be provided for the Ligustmm - Glossy Privet. The
eventual fruit crop is immense and stains paving. Seeds that fall from this tree sprout
profusely in ground cover areas and will need to be removed regularly. Many people fmd
the odor from the flowers to be obnoxious and fruiting clusters are bare and unattractive
after fiixit drop.
8. Please revise size of Pygmy Date Palm to 1' - 2' brown tmnk versus 1" - 2".
9. Please show locations and label the vines on the plan. Vine pockets will need to be
provided and none are shown. Where is the east wall where vines are to be provided?
10. Two rows of large screen shmbs are proposed in small planters along the Alley (Photinia
and Viburnum). These shmbs will quickly outgrow the planter area. Although the
shmbs can be pmned, this will be an on-going maintenance issue that is not necessary.
Please revise, providing appropriate sized shmbs for the area.
11. Large evergreen shmbs (Viburnum) are proposed at the front of the planter along Oak
Street. These shmbs grow to 12' high and 10' wide. These shmbs will quickly crowd
the sidewalk and block views to lower plantings behind. Please revise to a more
appropriate sized shmb.
12. Placement of the benches constricts the Roosevelt Street pedestrian pathway width to
about 5'. It is recommended that the benches be relocated to provide a minimum 7' wide
path allowing easier more comfortable north, south pedestrian movement. Please review.
Roosevelt & Oak Mixed Use, RP07-03, CT07-01 January 31, 2007
Conceptual Plan Review Page 2
13 . It appears that plantings proposed are zone 2 type plantings. Please revise as appropriate.
14. Will the street trees be maintained by the City or the ovmer? Please clarify.
15. The lot size is indicated as 14,000 square feet with 20% landscape. Landscaping is
indicated to be 1,332 square feet on the landscape plans. There does not appear to be
20% landscape. Please revise the landscape percentage to reflect accurate conditions.
Indicate percentage of the total site used for landscaping on the landscape plan.
16. Please provide a vine pocket with vine on the street side of the wall at the northeast
comer of the site to help soften this area.
17. 50% of the shmbs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size.
Please insure this requirement is met.
18. All utilities are to be screened. Landscape constmction drawings will be required to
show and label all utilities and provide appropriate screening. Please also locate any light
poles on the landscape plans and insure that there are no conflicts with trees.
19 RETURN REDLINES and provide 2 copies of all plans (concept, water
conservation) on the next submittal.
REDEVELOPMENT PERMIT
REVIEV^ AND COMMENT REOUEST
Date: January 23, 2007
Planning Department Water District
Engineering Department - D. HAUSER Landscape Plancheck Consultant
Fire Department - G. RYAN School District
Building Department - M. PETERSON North County Transit District
City Attorney Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by February 9, 2007. Thank you for your assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program. This project went through Preliminary
Review (PRE 06-46) in September of 2006.
Assigned staff member: Cliff Jones
Comments: {Please email/send all comments to CliffJones) . tti
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
February 13, 2007
TO: Cliff Jones, Planning
FROM: Tecla Levy, Engineering
SUBJECT: RP 07-03/ CT 07-01, ROOSEVELT & OAK TENTATIVE MAP
(APN: 203-306-11)
Engineering Department staff has completed a first review of the above referenced
project. Staff has reviewed the submittal for completeness and has determined that the
application and plans submitted for the project are incomplete. Additional Items of
concern maybe identified upon review next submittal. Prior to formal application
submittal, it is suggested the following items are adequately addressed:
INCOMPLETE ITEMS:
1. Per the City Standard Urban Storm Water Mitigation Plan dated April 2003, the
applicant must complete the checklist under Appendix A with their submittal for
development permits. Completing the checklist will determine your project's
storm water best management practices requirements and determine the type of
SMWP report required.
2. Provide site design and source control BMP. Run-off from impervious areas such
as proposed roof, sidewalks and walkways must be routed to standard BMP
such as bioswale priorto discharge into the street.
3. The finish surface elevations of the proposed parking garage suggest that
potentially contaminated non-storm discharges from the parking garage would
flow directly into the street and into the existing storm drain, untreated. Please
provide site design and source control BMPs to address this issue.
4. Provide complete legal description of the proposed development and short legal
descriptions of all adjacent properties;
5. Drainage report is incomplete. Using the preliminary grading plan, provide a
more detailed post development hydrology map showing sub-basins such as
roof, walkways and driveways. Show directions of drainage, HP. LP, Q and
velocity at outfall, etc. Show and label all existing storm drain structures including
the existing catch basin mentioned on page two ofthe drainage report. Increase
in run-off is not allowed. Please mitigate onsite for any increases in run-off.
CT 07-01, Roosevelt & Oaks Mixed Use
Page 2 of 3
February 12, 2007
6. Coefficient of run-off used in the report appears too low. The plan show
approximately 95 % of the site Is proposed to be impervious. Please provide
detailed exhibit of proposed landscape area to justify C=0.83. Based on the on
the impervious area shown on the preliminary grading plan, C=0.87 is more
appropriate.
7. Include hydraulic calculations to show that the existing alley, and existing curb
and gutter is capable of handling the flow. The preliminary grading plan show
some portion of the existing alley to be flat, approximately 0.07% slope. Please
provide a minimum of 0.5%.
8. Please comply with all comments shown in the preliminary drainage report.
9. Show % grades and flow line elevations of any proposed drainage swales.
OTHER ISSUES:
10. Add Tentative Map No. at the upper right hand corner.
11. Meet with the Fire Department to identify the necessary fire protection measures
required for this project (access, fire hydrants, sprinkler system, etc.). All
proposed fire hydrants must be served by public water mains.
12. If a fire sprinkler system is required, then show required minimum 6 inch service
from the street main and double detector check valve assembly (DDCVA). The
DDCVA must be on private property.
13. Provide a preliminary Geotechnical study that identifies feasibility and
recommendations for the proposed development as it relates to the site.
Address limits of remedial grading required, if any.
14. Show that there is adequate intersectional sight distance at all intersections.
Indicate the line-of-sight at the alley entrance looking northeast and southwest
onto Oak Avenue using Caltrans guidelines (corner sight distance).
15. Show that there is adequate sight distance along the alley at the driveway
intersection.
16. A redlined check print is enclosed for the applicants use in making the requested
revisions. Please return this check print with the formal application
submittal to facilitate continued staff review.
If you or the applicant has any questions, please contact Tecla Levy at 760-602-2733.
CT 07-01, Roosevelt & Oaks Mixed Use
Page 3 of 3
February 12, 2007
Attachment
cc: David Hauser, Deputy City Engineer
g
REDEVELOPMENT PERMIT
REVIEW Al^rt) COMMENT REOUEST
Date: January 23, 2007
Planning Department Water District
Engineering Department - D. HAUSER V Landscape Plancheck Consultant
V Fire Department - G. RYAN School District
V Building Department - M. PETERSON North County Transit District
City Attomey Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by February 9, 2007. Thank you for your assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of \ 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program. This project went through Preliminary
Review (PRE 06-46) in September of 2006.
Assigned staff member: Cliff Jones
Comments: {Please email!send all comments to Cliff Jones)
REDEVELOPMENT PERMIT
REVIEW AND COMMENT REOUEST
Date: January 23, 2007
Planning Department Water District
V Engineering Department - D, HAUSER V Landscape Plancheck Consultant
V Fire Department - G. RYAN School District
V Building Department - M. PETERSON North County Transit District
City Attorney Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by February 9, 2007. Thank you for your assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program. This project went through Preliminary
Review (PRE 06-46) in September of 2006.
Assigned staff member: Cliff Jones
Comments: {Please email!send all comments to CliffJones)
CARLSBAD FIRE DEPARTMENT
Fire Prevention Division
PROJECT NAME:
Date:
Project number:
Staff Planner:
Land Use Review Report
Roosevelt Plaza
02/12/07
RP 07-03
C. Jones Engineer:
Proiect conditions: (Note: The following identifies specific conditions necessary to achieve
Fire Department approval.)
Fire would comment that it is important that the proposed location of the Fire Sprinkler
system backflow assembly and riser locations be identified. These items also affect
placement of flre hydrants and other utilities as easements have to be drawn and recorded.
Fire department standards will ask you to provide an area or room for the fire sprinkler
riser that is accessible from the exterior. Garage interiors are acceptable so long as the
riser assembly can be protected from interruptions and vandalism.
GR
REDEVELOPMENT PERMIT
REVIEW AND COMMENT REQUEST
Date: August 23, 2007
Planning Department Water District
Engineering Department - T. LEVY V Landscape Plancheck Consultant
Fire Department - G. RYAN School District
V Building Department - 1VL^E5^BRS6N North County Transit District
City Attomey '^^^5 Police Department.- J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by September 19, 2007. Thank you for your
assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program.
Assigned staff member: Austin Silva
Comments: {Please emaiUsend all comments to Austin Silva)
- ft C^m^^r^ f*LA^ /i^^/C^£*t^ (M^U. R:7/U^ A^^^fet/
- f^c4^S ^^(^^rrh'io /h^r^ jAi^ /, zc^^ Meo
REDEVELOPMENT PERMIT
REVIEW AND COMMENT REOUEST
Date: August 23, 2007
Planning Department Water District
V Engineering Department - T. LEVY Landscape Plancheck Consultant
Fire Department - G. RYAN School District
V Building Department - M. PETERSON North County Transit District
City Attomey Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by September 19, 2007. Thank you for your
assistance.
Project Title:
Permit No.:
Applicant:
Rooseveh & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program.
Assigned staff member: Austin Silva
Comments: {Please emaiUsend all comments to Austin Silva)
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
September 7, 2007
TO: Austin Silva, Planning
FROM: Tecla Levy, Engineering
SUBJECT: RP 07-03/ CT 07-01, ROOSEVELT & OAK TENTATIVE MAP
(APN: 203-306-11)
Engineering Department staff has completed a second review of the above referenced
project. Staff has reviewed the submittal for completeness and has determined that the
application and plans submitted for the project are incomplete. Additional items of
concern maybe identified upon review next submittal. Prior to formal application
submittal, it is suggested the following items are adequately addressed:
INCOMPLETE ITEMS:
1. Second Request: Submit Storm Water Management Plan. Ensure that all run-
offs from impervious area are treated prior to discharge into public storm drain
system.
2. Incorporate "Low Impact Design, LID" in your design. For LID information, please
visit San Diego County website: http://www.sdcountv.ca.gov/dplu/LID PR.html.
3. The revised hydrology report together with the previous red-lined report was not
included during this submittal.
OTHER ISSUES:
4. Meet with the Fire Department to identify the necessary fire protection measures
required for this project (access, fire hydrants, sprinkler system, etc.). All
proposed fire hydrants must be served by public water mains.
5. If a fire sprinkler system is required, then show required minimum 6 inch service
from the street main and double detector check valve assembly (DDCVA). The
DDCVA must be on private property.
If you or the applicant has any questions, please contact Tecla Levy at 760-602-2733.
Attachment
cc: David Hauser, Deputy City Engineer
CARLSBAD FIRE DEPARTMENT
Fire Prevention Division
PROJECT NAME:
Date:
Project number:
Staff Planner:
Land Use Review Report
Roosevelt Plaza
09/05/07
RP 07-03
A. Silva Engineer:
Proiect conditions: (Note: The following identifies specific conditions necessary to achieve
Fire Department approval.)
Fire has reviewed this project re-submittal and has no additional comments or corrections
to offer.
GR
REDEVELOPMENT PERMIT
REVIEW AND COMMENT REOUEST
Date: August 23, 2007
Planning Department Water District
V Engineering Department - T. LEVY V Landscape Plancheck Consultant
V Fire Department - G. RYAN School District
Building Department - M. PETERSON North County Transit District
City Attorney Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
conmients on the project to my office by September 19, 2007. Thank you for your
assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, commercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program.
Assigned staff member: Austin Silva
Comments: {Please emaiUsend all comments to Austin Silva)
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
December 18, 2007
TO: Austin Silva, Planning
FROM: Tecla Levy, Engineering
SUBJECT: RP 07-03/ CT 07-01, ROOSEVELT & OAK TENTATIVE MAP
(APN: 203-306-11)
Engineering Department staff has completed a third review of the above referenced
project. Staff has reviewed the submittal for completeness and has determined that the
application and plans submitted for the project are complete. Prior to next application
submittal, it is suggested the following items are adequately addressed:
ISSUES:
1. Please show locations of roof drains on hydrology map and preliminary grading
plan. Please clarify on the plan how the roof run-off from drainage area 1 is
treated prior to discharge onto the existing Alley to the east. Show drainage path
from the roof drain to the discharge point.
2. The project is proposing a porous pavement and planters adjacent to the
proposed building. Page 26 of the soil's report indicates that planters adjacent to
structures must be avoided and drainage outlet must be a minimum of 5 feet
from structures. Infiltration may result in soil saturation that may compromise the
capacity of the soil to support the proposed structure. Please obtain soil's
engineer approval and revise soil's report to address this Issue. Provide details
and cross-sections of the proposed infiltration system on the site plan. A sub
surface drainage system maybe required.
3. Identify proposed porous pavement on the grading plan. Differentiate it from the
proposed concrete sidewalk by using different symbol. Add all symbols to the
legend.
4. Water meter manifolds are no longer allowed by the City. A separate private
water laterals are required for each private water meter. Please revise the plan
accordingly.
5. Encroachment agreement is required for any work (water laterals, storm drain
structures, etc) proposed within the public right of way.
6. Please comply with all comments shown on the plan, hydrology report and
SWMP report.
CT 07-01, Roosevelt & Oaks Mixed Use
Page 2 of 2
December 18, 2007
7. A redlined check print is enclosed for the applicants use in making the requested
revisions. Please return this check print with the formal application
submittal to facilitate continued staff review.
If you or the applicant has any questions, please contact Tecla Levy at 760-602-2733.
Attachment
cc: David Hauser, Deputy City Engineer
PtANMNGOePT
January 3, 2008
TO: Austin Silva, Planning Technician
Michele Masterson, Management Analyst
Meghan Jacobson, Senior Office Specialist
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 3'^'* Review
Roosevelt & Oak Mixed Use, RP07-03, CT07-01
Roosevelt & Oak Streets
PELA file: 214 - Roosevelt & Oak Mixed Use - Con3
Architect: 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 ofthe comment concem.
REPEAT COMMENTS
1-12 Completed.
13 . It appears that plantings proposed are zone 2 type plantings. Please revise as appropriate.
2"^* Review: This sheet was not resubmitted for review. 3^^ Review: Please revise the
notes as appropriate.
14. Completed.
15. The lot size is indicated as 14,000 square feet with 20% landscape. Landscaping is
indicated to be 1,332 square feet on the landscape plans. There does not appear to be
20% landscape. Please revise the landscape percentage to reflect accurate conditions.
Indicate percentage of the total site used for landscaping on the landscape plan. 2^^
Review: This comment was not addressed. 5^^ Review: The applicant has responded:
"20% landscape of lot includes pavers as indicated on sheet LL 1 under planting zone
information. " Pavers are hardscape or paving not landscape. Please delete from the
landscape area and percentages.
16-18 Completed.
19 RETURN REDLINES and provide 2 copies of all plans (concept, water
conservation) on the next submittal.
1A-3A Completed.
Page 1 of 2
Austm Silva - Roosevelt & Oak Mixed Use, RP07-03, CT07-01
From: "Michael Elliott" <mikeelliott2@cox.net>
To: "Austin Silva" <asilv@ci.carlsbad.ca.us>, "Meghan Jacobson" <mjaco@ci.carlsbad.ca.us>
Date: 09/12/2007 4:27 PM
Subject: Roosevelt & Oak Mixed Use, RP07-03, CT07-01
CC: "Michele Masterson" <mmast@ci.carlsbad.ca.us>
I will drop off red line plans on Friday.
It has come to my attention that many e-mails I have sent are not being delivered at the City. In
an effort to correct this issue, I am now going to paste my comments into the e-mail rather than
attach the Word document. It appears that the Word documents are causing the e-mails to be
filtered out.
Should you have questions regarding possible projects you have not heard from me on, please let
me know.
Thanks,
Mike
September 12, 2007
TO: Austin Silva, Planning Technician
Michele Masterson, Management Analyst
Meghan Jacobson, Senior Office Specialist
FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 1^^ Review
Roosevelt & Oak Mixed Use, RP07-03, CT07-01
Roosevelt & Oak Streets
PELA file: 214 - Roosevelt & Oak Mixed Use - Conl
Architect: 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
1-3 Completed.
4. Please indicate the approximate quantity of each shmb.
5. Please correct the label. 2^^ Review: Are Queen Palms to be planted adjacent to the building?
6-9 Completed.
10. Two rows of large screen shmbs are proposed in small planters along the Alley (Photinia and
file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\46E8137EGW-... 09/12/2007
Page 2 of 2
Viburnum). These shmbs will quickly outgrow the planter area. Although the shmbs can be
pmned, this will be an on-going maintenance issue that is not necessary. Please revise, providing
appropriate sized shmbs for the area. 2"^ Review: The applicant has responded: "Replaced with
agapanthus. " No change was made.
11. Large evergreen shmbs (Viburnum) are proposed at the front of the planter along Oak Street.
These shmbs grow to 12' high and 10' wide. These shmbs will quickly crowd the sidewalk and
block views to lower plantings behind. Please revise to a more appropriate sized shmb. 2^^
Review: The applicant has responded: "Replaced with Star Jasmine. " No change was made.
12. Completed.
13. It appears that plantings proposed are zone 2 type plantings. Please revise as appropriate. 2"^
Review: This sheet was not resubmitted for review.
14. Will the street trees be maintained by the City or the owner? Please clarify. 2^^ Review: This
sheet was not resubmitted for review.
15. The lot size is indicated as 14,000 square feet with 20% landscape. Landscaping is indicated to
be 1,332 square feet on the landscape plans. There does not appear to be 20% landscape. Please
revise the landscape percentage to reflect accurate conditions. Indicate percentage of the total site
used for landscaping on the landscape plan. 2"^ Review: This comment was not addressed.
16. Please provide a vine pocket with vine on the street side of the wall at the northeast comer of the
site to help soften this area. 2"^ Review: This comment was not addressed.
17. 50% of the shmbs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please
insure this requirement is met. See comment number 4 above.
18. Completed.
19. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation) on the
next submittal. Please provide 2 full sets of full scale plans versus a partial set of a reduced
copy of plans for all future reviews.
NEW COMMENTS
1 A. Please correct the vehicular sight lines. The 25' is to be measured from the begiiming of
curve. Relocate any plantings taller than 30" out of this area.
2A. Civil plans show 6 water meters in this location. Please review plantings to insure no conflicts
exist.
3 A. Please show a different hatch symbol for each ground cover so it is clear where each is
located. Typical of all ground cover areas.
file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\46E8137EGW-... 09/12/2007
City of Carlsbad
ENGINEERING DEVELOPMENT SERVICES
MEMORANDUM
March 25, 2008
TO: Austin Silva, Planning
FROM: Tecla Levy, Engineering
SUBJECT: RP 07-03/ CT 07-01, ROOSEVELT & OAK TENTATIVE MAP
(APN: 203-306-11)
Engineering Department staff has completed the fourth review of the application
submittal documents. Below is the list of remaining issues identified during this review.
Staff may, in the course of processing the application, request that you clarify, amplify,
correct, or otherwise supplement the basic information required for the application.
Prior to next submittal, please make sure that the following comments/issues are
adequately addressed:
ISSUES:
1. Third Request (please September 7, 2007 comment): The project is required to
incorporate "Low Impact Development" (LID) design. Please refer to San Diego
County LID manual and explore your options. Some examples are: rain barrels (
where run-off is collected in a barrel and slowly released into the landscape
area), pervious pavement with engineered soil and under drain, Filterra system,
etc. Obtain soils engineer's approval for the chosen LID design.
2. Please comply with all comments shown on the plan and hydrology and SWMP
reports.
3. Encroachment agreement is required for any work (water laterals, storm drain
structures, proposed stamped concrete, tree planters, etc) proposed within the
public right of way.
4. A redlined check print is enclosed for the applicants use in making the requested
revisions. Please return this check print with the formal application
submittal to facilitate continued staff review.
If you or the applicant has any questions, please contact Tecla Levy at 760-602-2733.
Attachment
cc: David Hauser, Deputy City Engineer
REDEVELOPMENT PERMIT
REVIEW AND COMMENT REOUEST
Date: April 9, 2008
Planning Department Water District
Engineering Department - T. LEVY Landscape Plancheck Consultant
Fire Department School District
Building Department North County Transit District
City Attorney Police Department - J.
SASWAY
To Departments: Subject: RP 07-03/CT 07-01
The Housing and Redevelopment Department has received the attached application and plans
for property located at 3085 Roosevelt Street. Please review the attached plans and
additional information provided by the applicant, Robert Richardson. Please forward your
comments on the project to my office by May 7, 2008. Thank you for your assistance.
Project Title:
Permit No.:
Applicant:
Roosevelt & Oak Mixed Use (203-306-10)
RP 07-03/CT 07-01
Robert Richardson
Brief Description of Proposal: Proposing the constmction of a 2-story mixed use project
with the ground floor consisting of parking, conmiercial space facing Roosevelt Street, and
6 residential condominiums on the second and third stories. Parking for the residential
portion of the project is provided on-site within 6 two-car garages and three covered guest
spaces. The required parking for the retail space is proposed to be accommodated through
participation in the parking in-lieu fee program.
Assigned staff member: Austin Silva
Comments: {Please emaiUsend all comments to Austin Silva in the Redevelopment Dept.)
May 8, 2008
TO: Assistant City Attorney, Jane Mobaldi
FROM: Assistant Planner, Housing and Redevelopment Department
DESIGN REVIEW BOARD REPORT FOR JUNE 2, 2008.
I have attached the staff report and resolutions for the second item on the June
2"^ Design Review Board meeting. I would greatly appreciate receiving your
comments by the end of the day on Monday, Mav 19*^ in order to distribute the
report to the DRB members in a timely fashion. Please let me know if this date
is not feasible.
If you have any questions and/or comments regarding the attached documents,
please contact me at x2813. Thank you for your assistance on this matter.
Austin Silva
City of Carlsbad
Police Department
Date: March 9, 2007
To: CliffJones- Redevelopment
From: J. Sasway, CPS - Pohce Department
Subject: Roosevelt & Oak Mixed Use RP 07-03/CT 07-01
Plan Review Recommendations
Carlsbad Police Department's Crime Prevention Unit has provided the following optimal
security recommendations. The purpose of this document is to safeguard property and public
welfare by regulating and reviewing the design, construction, quality of materials, use and
occupancy, location, and maintenance of all buildings and structures. The standards used in
this document represent model international standards.
Crime Prevention through Environmental Design
The proper design and effective use of the built environment can lead to a reduction in the fear
and incidence of crime and an improvement in the quality of life. The proper design influences
this by positively affecting human behavior. The design includes the physical environment, the
planned behavior of people, the productive use of space and an effective crime/loss prevention
program.
Natural Surveillance
1. Place and design physical features to maximize visibility. This will include building
orientation, windows, entrances, walkways, landscape trees and shrubs, fences and any
other physical obstruction.
2. Design the placement of persons and or activities to maximize surveillance possibilities.
3. Design lighting that provides for appropriate nighttime illumination of walkways,
entrances and driveways.
Natural Access Control
1. Use sidewalks, pavement, lighting and landscaping to clearly guide guests to and from
selected entrances.
2. Use real or symbolic barriers like fences or landscaping to prevent and or discourage
access to or from dark and or unmonitored areas.
Provisions for territorial reinforcement
1. Use pavement treatments, landscaping and fences to define and outline ownership of
property.
Residential Recommendations
Lighting
1. All vehicular drive surfaces, open parking areas and carports should be illuminated with
a minimum maintained 1 foot-candle of light at ground level during the hours of
darkness.
2. All exterior common area pedestrian walkways and recreation areas should be
2560 Orion Way • Carlsbad, CA 92010-7240 • (760) 931-2100 • FAX (760) 931-8473
illuminated with a minimum maintained 0.25 foot-candle of light at ground level during
the hours of darkness.
3. 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.
4. Enclosed stairways shall be illuminated at all times with a minimum maintained 1 foot-
candle of light on all landings and stair treads.
5. Cluster mailboxes and trash enclosures located on the exterior should be illuminated
with a minimum maintained 1 foot-candle of light, measured within a five-foot radius at
ground level, during the hours of darkness.
6. Recessed areas of building or fences, which have a minimum depth of two feet, a
minimum height of five feet, and do not exceed 6 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 during the hours of darkness. This requirement applies
to defined recessed areas that are within 6 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.
7. 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 6 feet horizontally from any
accessible surface or any adjoining roof, balcony, landing, stair tread, platform or
similar structure.
8. 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
1. Plan a landscaping design that enhanced surveillance and security.
2. Tree canopies should be no lower than six (6) feet and should not allow access to roofs
or balconies.
3. Let landscaping augment, not deter from lighting and addressing.
4. Plant only low profile shrubs and maintain below two (2) feet.
5. Use security plants where necessary to prevent entering and tampering.
6. Install walls and fences that are see through for surveillance.
7. Install lockable gates that allow surveillance
8. Keep entranceways clear of clutter
Addressing
1. Locate numerals where they are clearly visible from the front street.
2. They should be a contrasting color to the background on which they are affixed.
3. Numerals shall be no less than four (4) inches in height and illuminated during the
hours of darkness.
Entrances
1. Keep entranceways clear of clutter.
2. Ensure you allow vision from the front access street to front door entrance.
Enclosed Parking
Consider gating the underground parking for additional security for the residents and guests.
Parking Access
1. Consider managed access for all doors leading to the dwelling units including the lobby
and exterior gates
Parking Lighting
1. Lighting is the most important security feature in a parking facility. The minimum
illuminances in any one point should be 2 foot-candles. Position lights over vehicles or
near beams rather than in drive aisles to reduce glare. Or choose fixtures with built in
shields to reduce glare
Natural Surveillance
1. Natural surveillance is the next most critical enclosed parking design issue after
lighting.
Stairways
1. Interior doors shall have glazing panels a minimum of five inches wide and 20 inches in
height and meet requirements of the Uniform Building Code.
2. Areas beneath stairways at or below ground level shall be fully enclosed or access to
them restricted.
3. Stair towers and elevators have been the highest risk for personal injury as they are
typically enclosed. Stairways shall be designed to be completely visible from either the
interior or exterior or both, unless mandated by the Uniform Building Code to be
enclosed.
4. Fully enclosed interior or exterior stairways with solid walls, when required, shall have
shatter resistant mirrors or other equally reflective material at each level and landing
and be designed or placed in such a manner as to provide visibility around comers.
Elevators
1. Elevator cabs with interiors that are not completely visible when the door is open from a
point centered on and 36 inches away from the door, shall have shatter resistant
mirrors or other equally reflective material so placed as to make visible the entire
elevator cab from this point,
2. The elevator cab should be illuminated at all times with a minimum maintained two
foot-candles of light at floor level.
Parking Storage
1. Install wooden doors of solid core construction with a minimum thickness of one and
three-fourths (1-3/4) inches.
2. 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.
3. 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.
4. Equip all storage 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.
Doors
1. 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.
2. 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.
3. 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.
4. 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.
5. Latch covers are suggested on all common area doors or garage area doors.
Strike Plates
1. 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.
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
1. Choose movable windows with security hardware to prevent them from being lifted from
the frame or forced to slide.
Mail Boxes
1. Mailboxes should be located in highly visible areas adjacent to common areas.
Commercial Recommendations
Lighting
1. Keep in mind when creating a light plan: placement, intensity, reflection, balance,
contrast, color and glare. Eyes see lighter colors better than dark. We loose 90% of the
light we use if we place it around dark surfaces without anything to reflect the light.
Unshielded lights cause a glare and reduce what they eye can see.
2. All types of exterior doors should be illuminated during the hours of darkness, with a
minimum maintained one (1) foot-candle of light, measured within a five-foot radius on
each side of the door at ground level.
3. Recessed areas of buildings or fences, which have a minimum depth of two feet, a
minimum height of five feet, and do not exceed six (6) feet in width and are capable of
human concealment, should be illuminated with a minimum maintained 0.25 foot-
candles of light at ground level during the hours of darkness. This recommendation
applies to defined recessed areas, which are within six feet of the edge of a designated
walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow
landscaping a minimum of two (2) feet in height.
4. All exterior pedestrian walkways, interior common corridors, and open parking lots
should be illuminated with a minimum maintained one (1) foot-candle of light on the
walking or driving surface during the hours of darkness.
5. Metal halide is a good commercial purpose light.
6. Overhead light poles should not be placed in an area planted with shade trees or other
canopy producing species. Only basic ground cover, including but not limited to hedges
and shrubs, should be used.
7. The parking and drive surface lighting should have a rated average bulb life of not less
than 10,000 hours.
8. Accessible luminaries should have vandal resistant light fixtures and be not less than
three feet in height from ground level when used to illuminate walkways and a
minimum of eight feet in height from ground level when illuminating surfaces
associated with vehicles. Light fixtures should be deemed accessible if mounted within
fifteen feet vertically or six feet horizontally from any accessible surface or any adjoining
roof, balcony, landing, stair tread platform or similar structure.
Landscaping
1. To provide greater visibility, demonstration of ownership (territorial reinforcement), an
enhanced pedestrian environment, and a suitable buffer with the adjoining properties,
the basic landscaping theme should consist of low ground cover with a maximum height
of 2 feet and canopy trees with a minimum lower canopy of 6 feet.
2. Overhead light poles should not be placed in an area planted with shade trees or other
canopy producing species. Only basic ground cover, including but not limited to hedges
and shrubs, should be used.
3. Use security landscaping in areas to deter loitering or entrance where pedestrians are
not wanted.
Addressing
1. Numerals should be located where they are clearly visible from the street on which they
are addressed. They should be of a color contrasting to the background to which they
are affixed.
2. Numerals should be no less than six inches in height, if located less than 100 feet from
the centeriine of the addressed street or 12 inches in height if placed further than 100
feet from the centeriine of the addressed street.
3. The numerals should be illuminated during the hours of darkness.
4. The rear doors of all building should have address numbers not less than six inches in
height and be of a color contrasting to the background to which they are affixed.
Doors
1. 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.
2. Only use glass doors with fully tempered glass or rated burglary resistant glazing.
Protect all exterior doors with security hardware.
3. 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.
4. 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.
5. Equip rear doors used for shipping and receiving and employee entrances with a viewer.
6. 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
1. Equip movable windows with security hardware and burglar resistant glazing.
2. 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
3. Glaze should be constructed of either two part laminated glazing with a 0.60 inch inner
layer or burglary resistant glazing
Alarm System
1. When considering an alarm system, the police department recommends a verified
system in an effort to eliminate false alarm activations and increase breach detection. A
verified system is verified through audio or visual components. If considering electronic
assess as a security feature, consider managed electronic access.
By, Jodeene R. Sasway
Crime Prevention Specialist
Carlsbad Police Department
(619) 931-2195
Citv of Carlsbad
Housing & Redevelopment Department
February 22, 2007
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: Roosevelt & Oak Mixed Use Project, Major Redevelopment Permit
RP 07-03 / CT 07-01
Dear Robert:
Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has
reviewed your Redevelopment Permit, application No. RP 07-03, as to its completeness
for processing.
The application is incomplete, as submitted. The attached list includes information that
must be submitted to complete your application. This list of items must be submitted
directly to the Housing & Redevelopment Office. 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. In addition, please note that you have six months from the date the
application was initially filed, January 22, 2007, 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
Tecla Levy, Engineering
Mike Peterson, Building
Greg Ryan, Fire
Landscape Consultant
Enclosures
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
Kamak Planning & Design
Robert Richarclson, Planner Jim Rosenlieb, Architect
2802 State Street, Suite C, Carlsbad, Ca 92008
(760) 434-«400 Fax (760) 434-8493
e-mail: kamakarch(@aol.com
Austin Silva
City of Carlsbad, Housing and Redevelopment Department
2965 Roosevelt St., Ste, B
Carlsbad CA 92008
November 14,2007
Re: Roosevelt and Oak Mixed Use Project, Major Redevelopment Permit
RP 07-03/CT07-01
Dear Austin,
The missing items for the application and items of concem per your letter dated
September 19, 2007 have been addressed as indicated below. The following item list
corresponds to the list included with your aforementioned letter. Items for the
Engineering and Landscape Departments are addressed in the attached letter from MLB
Engineering.
Items for Application Completion
Housing and Redevelopment
1. Project numbers are shown on all sheets.
2. Cover sheet data has been corrected,
3. Keynote legend is shown on site plan.
4. The total building area is shown in the Project Information on Sheet C1.1.
5. Property lines have been shown on all plans and elevations.
6. Grades have been indicated on sheets A3.1 and A4,0
7. North side setback is indicated in the Project Information on Sheet Cl .1 and on
the plans.
8. Lot area is indicated on the site plan.
9. Roof pitch is indicated on the roof plan.
10. See attached fomn.
11. Wall elevations are indicated on the site plan - sheet AS1.0
12. See attached form.
13. See attached - note once approved by city, the sign company will post the sign
on site.
Issues of Concem
Housing and Redevelopment
1. See attached color exhibits.
2. Developer Streetscape Maintenance note is shown as note #20 on sheet AS1.0
3. See attached color exhibit,
4. Owner to use moveable benches - not part of R.O.W. construction.
5. Deck has been changed to not encroach - see sheet Al, 1
6. See wall detail sheet A3,0
7. Retail signage is indicated on sheets A3.0 and A3.1
Thank you again for your consideration of this project and if there is anything else I can
assist you with please let me know.
Sean Cavanaugh
Project Manager
Citv of Carlsbad
Housing & Redevelopment Department
September 19, 2007
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
Subject: Roosevelt & Oak Mixed Use Project, Major Redevelopment Permit
RP 07-03 / CT 07-01
Dear Robert:
Thank you for applying for a Land Use Permit in the City of Carlsbad. The Housing and
Redevelopment Department, together with other appropriate City departments, has
reviewed your Redevelopment Permit, application No. RP 07-03, as to its completeness
for processing.
The application is incomplete, as submitted. The attached list includes information that
must be submitted to complete your application. This list of items must be submitted
directly to the Housing & Redevelopment Office. 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. 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 Silva
Assistant Planner
Tecla Levy, Engineering
Mike Peterson, Building
Greg Ryan, Fire
Landscape Consultant
File
Enclosures
2965 Roosevelt St., Ste. 8 • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
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(@,aol.com
Austin Silva
City of Carlsbad, Housing and Redevelopment Department
2966 Roosevelt St,, Ste, B
Carlsbad CA 92008
March 10, 2008
Re: Roosevelt and Oak Mixed Use Project, Major Redevelopment Pemriit
RP 07-03/CT07-01
Dear Austin,
The issues of concem per your letter dated January 18,2008 have been addressed as
indicated below. The following item list corresponds to the list included with your
aforementioned letter. Items for the Engineering are addressed in the attached letter
from MLB Engineering.
Issues of Concem:
Housing and Redevelopment
1. See revised bollard note - Sheet L1,0
Landscape
13, See modified notes Sheet L1,1,
15, Area of lot landscaping has been recalculated on the Planting Zone notes on
Sheet Ll .1 with the addition of congment offsite landscaping and 2"** and 3^*^
Floor decks.
Thank you again for your consideration of this project and if there is anything else I can
assist you with please let me know.
Sean Cavanaugh
Project Manager
Citv of Carlsbad
Housing & Redeveiopment Department
January 8, 2008
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBADCA 92008
SUBJECT: Roosevelt & Oak Mixed Use Project, Major Redevelopment Permit
RP 07-03 / CT 07-01
The items requested from you earlier to make your Major Redevelopment permit application no.
RP 07-03 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,
AUSTIN SI
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Tecla Levy, Engineering
File
2965 Roosevelt St., Ste. 8 • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^
Roosevelt «fe Oak Mixed Use ^IF
01/08/2008
Page 2 of 3
ISSUES OF CONCERN
No. RP 07-03, CT 07-01
Staff has completed a review of the subject project for issues of concem. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the issues are listed under the department which identified
them as an area of concern.)
Housing & Redevelopment:
1. Proposed streetscape improvements (enhanced paving and bollards) will require an
encroachment agreement. Please consult Engineering staff for more information.
For questions regarding Housing & Redevelopment Department and Planning comments,
please contact Austin Silva at 760-434-2813,
Engineering:
1. Please show locations of roof drains on hydrology map and preliminary grading plan.
Please clarify on the plan how the roof run-off from drainage area 1 is treated prior to
discharge onto the existing alley to the east. Show drainage path from the roof drain to the
discharge point.
2. The project is proposing a porous pavement and planters adjacent to the proposed building.
Page 26 of the soils report indicates that planter adjacent to structures must be avoided and
drainage outlet must be a minimum of 5 feet from structures. Infiltration may result in soil
saturation that may compromise the capacity of the soil to support the proposed structure.
Please obtain soils engineer approval and revise soils report to address this issue. Provide
details and cross-sections of the proposed infiltration system on the site plan, A sub
surface drainage system may be required.
3. Identify proposed porous pavement on the grading plan. Differentiate it from the proposed
concrete sidewalk by using a different symbol. Add all symbols to the legend,
4. Water meter manifolds are no longer allowed by the City, Separate private water laterals
are required for each private water meter. Please revise the plan accordingly,
5. Encroachment agreement is required for any work (water laterals, storm drain structures,
etc.) proposed within the public right of way.
6. Please comply with all comments shown on the plan, hydrology report, and SWMP report,
7. A redlined check print is enclosed for the applicants use in making the requested revisions.
Please return this check print with the formal application submittal to facilitate
continued staff review.
Landscape Plan Comments:
Please review the redlined landscaped plan comments, correct plans, and return redlined plans
with next submittal.
Roosevelt & Oak Mixed Use
01/08/2008
Page 3 of 3
Numbers below are referenced on the red line plans where appropriate for ease in locating the
area of the comment concern.
REPEAT COMMENTS
1-12 Completed.
13. It appears that plantings proposed are zone 2 type plantings. Please revise as
appropriate. 2"^ Review: This sheet was not resubmitted for review, 3^ Review:
Please revise the notes as appropriate.
14. Completed.
15. The lot size is indicated as 14,000 square feet with 20% landscape. Landscaping is
indicated to be 1,332 square feet on the landscape plans. There does not appear to be
20% landscape. Please revise the landscape percentage to reflect accurate conditions.
Indicate percentage of the total site used for landscaping on the liandscape plan, 2"^
Review: This comment was not addressed. 3^ Review: The applicant has responded:
"20% landscape of lot inciudes pavers as indicated on sheet L1.1 under planting zone
information." Pavers are hardscape or paving not landscape. Please delete from the
landscape area and percentages.
16-18 Completed,
19. RETURN REDLINES and provide 2 copies of all plans (concept, water
conservation) on the next submittal.
1A-3A Completed.
Citv of Carlsbad
Housing & Redevelopment Department
July 25, 2008
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
SUBJECT: Roosevelt and Oak Mixed Use (RP 07-03/CT 07-01)
Dear Robert:
As you are aware, on July 22, 2008 the Housing and Redevelopment Commission
conditionally approved Major Redevelopment Permit No. RP 07-03 and Tentative
Tract Map No. CT 07-01 for property located at 3085 Roosevelt 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.
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 on this project. I congratulate
you and Mr. Bennett 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,
AUSTIN StLVA
Assistant Planner
C: Russell Bennett, Owner
Tecla Levy, Engineering
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Citv of Carlsbad
Housing & Redevelopment Department
March 26, 2008
ROBERT RICHARDSON
KARNAK PLANNING AND DESIGN
2802 STATE ST, STE C
CARLSBAD CA 92008
SUBJECT: Roosevelt and Oak Mixed-Use Project
RP 07-03/ CT 07-01
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 on March 14, 2008. 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,
AUSTIN SILVA
Assistant Planner
c: Debbie Fountain, Housing & Redevelopment Director
Tecla Levy, Engineering
File
2965 Roosevelt St., Ste. 8 • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Roosevelt and Oak Mixed-Use
03/26/2008
Page 2 of2
ISSUES OF CONCERN
Nos, RP 07-03/CT 07-01
Staff has completed a review of the subject project for issues of concern. The following items
need to be resolved or adequately addressed prior to staff making a final determination on the
proposed project: (Please note, the Issues are listed under the department which identified
them as an area of concern.)
Engineering:
1. Third Request (please September 7, 2007 comment): The project is required to
incorporate "Low Impact Development" (LID) design. Please refer to San Diego
County LID manual and explore your options. Some examples are: rain barrels (
where run-off is collected in a barrel and slowly released into the landscape
area), pervious pavement with engineered soil and under drain, Filterra system,
etc. Obtain soils engineer's approval forthe chosen LID design.
2. Please comply with all comments shown on the plan and hydrology and SWMP
reports.
3. Encroachment agreement is required for any work (water laterals, storm drain
structures, proposed stamped concrete, tree planters, etc) proposed within the
public right of way.
4. A redlined check print is enclosed for the applicants use in making the requested
revisions. Please return this check print with the formal application
submittal to facilitate continued staff review.
For questions regarding Engineering comments, please contact Tecla Levy at (760)
602-2733.