Loading...
HomeMy WebLinkAboutRP 07-04; Carlsbad Village Terrace; Redevelopment Permits (RP) (2)REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: February 1, 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 Attomey V Police Department - J. SASWAY To Departments: Subject: RP 07-04/CT 07-02 The Housing and Redevelopment Department has received the attached application and plans for property located at 2690 Roosevelt Street. Please review the attached plans and additional information provided by the applicant, David Lee Soanes. Please forward your conmients on the project to my office by February 22, 2007. Thank you for your assistance. Project Title: Permit No.: Applicant: Carlsbad Village Terrace (203-102-15) RP 07-04/CT 07-02 David Lee Soanes Brief Description of Proposal: Proposing to demolish an existing one-story medical office structure, and construct a two-story building consisting of one office space and eight condominium units. Parking for the project is proposed in an underground garage. This project did not go through a preliminary review. Assigned staff member: Cliff Jones Comments: {Please email/send all comments to CliffJones) REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: February 1, 2007 Planning Department Water District V Engineering Department - D. HAUSER 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 07-04/CT 07-02 The Housing and Redevelopment Department has received the attached application and plans for property located at 2690 Roosevelt Street. Please review the attached plans and additional information provided by the applicant, David Lee Soanes. Please forward your comments on the project to my office by February 22, 2007. Thank you for your assistance. Project Title: Permit No.: Applicant: Carlsbad Village Terrace (203-102-15) RP 07-04/CT 07-02 David Lee Soanes Brief Description of Proposal: Proposing to demolish an existing one-story medical office structure, and construct a two-story building consisting of one office space and eight condominium units. Parking for the project is proposed in an underground garage. This project did not go through a preliminary review. Assigned staff member: Cliff Jones Comments: ail/send all comments to CliffJones) : (F^fi^ /^'O.A^^ |L/V«/O^ ^P^^IFK. i^c/i Febmary 21, 2007 TO: Cliff Jones, Assistant Planner Michele Masterson, Management Analyst Michelle Lenkowski, Senior Office Specialist FROM: Pamela Elliott, Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 1^^ Review Carlsbad Village Terrace RP 07-04/CT 07-02 2690 Rooseveh Street PELA file #: 215-Carisbad Village Terrace RP 07-04/CT 07-02 Con 1 Landscape Architect: David Lee Soanes 760-476-0933 fax 760-476-0937 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. 1. The plan provided is not clear enough to be able to determine what is planned. Symbols in the legend must correspond with those used on the plan. Delete plants from the legend that are not used. Where hatches are used to define shrub masses, provide the planned spacing of the shrubs. 2. Is there a pergola? If so provide a detail. 3. Sweet Gums (Liquidambar) in close proximity to the building could prove to be problematic due to this tree's tendency to surface root. Another tree should be selected. 4. Provide a Water Conservation Plan using the format detailed in the Landscape Manual. Provide the total square footage of landscape and the percentage of each planting type, including a separate zone for turf The maximum turf allowable is 10% - cool season turf varieties and 15% warm season turf varieties. 5. The blue grass shown in the bio-swale area is not appropriate since it will not be able to handle boggy conditions. Many landscape architects are exploring the use of tight-knit groundcovers on the sides of the slopes with natural grasses such as Dombey's spike rush (Eleocharis montevidensis) in the bottom. The bottoms of these swales have proven to be very problematic since the plant material provided must be able to survive periods of periodic inundation and often boggy conditions. I would also suggest that you explore Carex species, Juncus species, Acorus species and Lindemia grandiflora as possibilities for the bottoms of the swales. 6. Explain what is happening in this area. 7. RETURN REDLINES and provide 2 copies of all plans (concept & water conservation) on the next submittal. REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: February 1, 2007 Planning Department Water District V Engineering Department - D. HAUSER 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 07-04/CT 07-02 The Housing and Redevelopment Department has received the attached application and plans for property located at 2690 Roosevelt Street. Please review the attached plans and additional information provided by the applicant, David Lee Soanes. Please forward your comments on the project to my office by February 22, 2007. Thank you for your assistance. Project Title: Permit No.: Applicant: Carlsbad Village Terrace (203-102-15) RP 07-04/CT 07-02 David Lee Soanes Brief Description of Proposal: Proposing to demolish an existing one-story medical office structure, and construct a two-story building consisting of one' office space and eight condominium units. Parking for the project is proposed in an underground garage. This project did not go through a preliminary review. Assigned staff member: Cliff Jones Comments: {Please email!send all comments to Cliff Jones) City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM February 14, 2007 TO: Cliff Jones, Planning FROM: Tecla Levy, Engineering SUBJECT: RP 07-04/ CT 07-02, CARLSBAD VILLAGE TERRACE (APN: 203-102-15) 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 of the next submittal. Prior to formal application submittal, it is suggested the following items are adequately addressed: INCOMPLETE ITEMS: 1. Please clarify the number of condominium units being proposed. On sheet 1 of 4 of the Tentative Map, no. of dwelling units used in the traffic ADT, water demand and sewer generation calculations are not consistent. Please review calculations and revise if necessary. 2. This project is considered a priority project under NPDES Order No. 2001-01 F.l.b (2) (a), which defines significant redevelopment as the creation or addition of at least 5,000 square feet of impervious surface on already developed site. In addition, portion ofthe exposed driveway that slopes down into the proposed underground parking garage could potentially wash contaminants from the parking garage into the storm drain conveyance system. Replace Water Quality Technical Report with a Storm Water Management Plan (SWMP), (separate from hydrology report) per the City Standard Urban Storm Water Mitigation Plan dated April 2003 to: a) Identify existing and post-development on-site pollutants-of-concern. b) On page 9 of Water Quality Technical Report, site design BMP item 2, it is stated that rooftops and hardscape areas are drained to adjacent landscape areas. On the hydrology map, please show how this design is achieved. c) Provide hydraulic calculations and show how the proposed 3' wide vegetated swales along the North and South sides of the subject property can adequately treat the 85^*^ percentile storm event and also control the peak discharge from a 100 year storm event. CT 07-02/ RP 07-04, Carisbad Village Terrace Page 2 of 4 February 14, 2007 d) Recommend source controls and treatment controls other than vegetated swales that will be implemented with this project. Stormwater pollutants from the project must be treated to the maximum extent practicable before exiting the project site and/or discharging to City right-of-way. e) Establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to resident education on the proper procedures for handling clean up and disposal of pollutants. f) Ensure long-term maintenance of all post construct BMPs in perpetuity. g) Provide hydraulic/hydrologic calculations to verify that numeric sizing criteria is met for filtration/treatment of the site. h) Provide BMP map showing all proposed treatment BMPs. 3. Provide a complete drainage report. Using the preliminary grading plan, provide a detailed post development hydrology map showing sub-basins such as roof, walkway, landscape area, etc. Show directions of drainage, HP, LP, Q and velocity at exit points. Show how post-development runoff rates and velocities from the site are mitigated in order to maintain the pre-development runoff rates and velocities. No significant increases in run-off will be allowed into Roosevelt Street. Provide hydraulic calculations to show how the proposed 3' swales control the peak discharge from a 100 year storm event. 4. Include hydraulic analysis on Roosevelt Street and show that 100-year six-hour storm event is contained between top of curbs, without overtopping the proposed driveway. 5. Show parking stalls and drive aisles on the development plan, sheet 3 of 4. Show that the design passenger vehicle will be able to maneuver in and out the proposed parking stalls. Show the inside and outside tire tracks. Comply with AASHTO standard for turning radius. No parking stalls will be allowed on grades that exceed 5%. 6. Revise driveway design to conform to SDRSD G-14A driveway standard. The proposed G-14D driveway is for confined right-of-way only per SDRSD. The proposed 2% grade at the driveway entrance will only provide approximately 3" rise from the gutter fiowline elevation. This is inadequate. Street run-off can potentially flow into the proposed basement and cause flooding. OTHER ISSUES: 7. Add Tentative Map No. at the upper right hand corner. CT 07-02/ RP 07-04, Carisbad Village Terrace Page 3 of 4 February 14, 2007 8. 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. 9. Provide multiple cross-sections of the site to demonstrate differences in grade and retaining wall height especially as it relates to adjacent properties. 10. On page 8 of the Water Quality Technical Report, it is stated that the groundwater is approximately 30 to 40 feet below the ground surface elevation. According to the geotechnical study prepared by Allwest Geoscience, Inc. dated May 5, 2006, (see page 5 of the report), groundwater was encountered at 10 to 11 feet below the ground surface. Please incorporate this geotechnical data into SWMP report. 11. Show and clearly label all existing and proposed surface improvements (curb, gutter, sidewalk, paving, access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) along Roosevelt Street and show that no conflicts exist. Show spot elevations, % grade and direction of drainage. 12. On page 7 of the geotechnical study prepared by Allwest Geoscience, Inc. dated May 5, 2006, it is recommended that the uncertified fill and native soil overlying the site to depths of 4 to 5 feet should be over excavated and replaced with engineered fill. Show earthwork quantities, cut, fill, import or export, including the quantity of the remedial grading required per geotechnical engineer's recommendation. 13. Show locations of washer and dryer units. Provide proof they that gravity sewer will work, if not, a private pump system will be required. 14. The plan shows the dumpsters access is through the driveway at 10% grade. Dumpsters can potentially roll down into the proposed parking garage. Please address this concern. Obtain letter from the refuse/trash company saying that they do not object to this design. 15. Identify the type of proposed garage doors. Roll-up doors is preferred to avoid conflicts with traffic. 16. Show that there is adequate intersectional sight distance along Roosevelt Avenue at the driveway intersection using Caltrans guidelines (corner sight distance). Plot the line of sight on the plan. CT 07-02/ RP 07-04, Carisbad Village Terrace Page 4 of 4 February 14, 2007 17. Encroachment permit will be required for all work proposed within the public right of way. 18. 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 City of Carlsba^ Date: February 16, 2007 To: CliffJones- Redevelopment From: J. Sasway, CPS - Police Department Subject: Carlsbad Village Terrace (203-102-15) RP 07-04/CT 07-02 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. 1. There should be positioned at each entrance of a multiple family dwelling complex with more than four buildings, an illuminated diagrammatic representation of the complex, which depicts the location of the viewer and the unit designations within the complex. It should be lighted during the hours of darkness. Entrances 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. 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 corners. 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 mithin 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 jeunb 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 conceadment, 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 d£U"kness. 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. 5. Buildings with a total square footage of at least 10,000 square feet should have rooftop numbers placed parallel to the addressed street, screened from public view and only visible from the air. The numerals are to be white, block lettered, constructed of weather resistant material, and placed against a black background. Address numbers are to be a minimum of four feet in height and 18 inches wide 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 ofthe 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 City of Carlsbad Housing & Redevelopment Department March 1,2007 DAVID LEE SOANES 6378 PASEO POTRERO CARLSBAD CA 92009 Subject: Carisbad Village Ten-ace, Major Redevelopment Permit RP 07-04/CT07-02 Dear David: 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 07-04, and Tentative Map, application No. CT 07-02, 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 30, 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 c: Tecla Levy, Engineering Mike Peterson, Building Greg Ryan, Fire Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Carlsbad Village Terrace 03/01/2007 Page 2 of7 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION RP 07-04 / CT 07-02 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.) Please submit five (5) complete sets of plans addressing the following: Housing & Redevelopment: 1. The proposed project will require a noise study due to its proximity to Carisbad Village Drive. A Noise Report Submittal Form has been enclosed for your convenience. 2. Please complete the Eariy Public Notification package. The requirements for the eariy public notice package are enclosed. 3. Please place the project numbers on the upper right hand corner of the plans. Project numbers are RP 07-04 & CT 07-02. 4. Please fix data on cover sheet. Refer to redline plans attached. 5. Please cleariy indicate the overall building square footage. 6. Please identify types of adjacent uses on site plan. 7. Please remove existing structures and existing foliage from the site plan and floor plans. This information already exists on tentative map sheet. 8. Please show and label setback lines on all floor plans and elevation sheets. 9. Please provide calculations of how the proposed project meets the parking requirements for both the medical office use and the condominium units. 10. Please cleariy identify on the site plan, sheet 1, how the project satisfied the 20% open space requirement of Land Use District 8. The method of calculating open space has been enclosed for your review. 11. Provide multiple cross sections of the site to demonstrate differences in grade and retaining wall/fence heights as it relates to adjacent properties. 12. Provide elevation detail of proposed finished elevations as well as first floor entries. 13. Please indicate the location and size of all storage areas. 14. Please indicate the square footage of recreational space for each unit. 15. Please submit elevation plans indicating proposed building materials and proposed building height. 16. Please indicate existing and finished grade on all elevation and section detail sheets. Carlsbad Village Terrace 03/01/2007 Page 3 of7 17. On roof plan identify slope and slope direction. Show location of all roof appurtenances mechanical equipment, and screening. Roof equipment is required to be screened. 18. Please provide detail on the interior of the reversed plan 4 & 3 on floor plans. 19. Please fill out a signed "Notice of Time Limits on Discretionary Applications" form. 20. Please post the Early Public Notification Notice on the property. Engineering: 1. Per the City Standard Urban Stomi 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. Please clarify the number of condominium units being proposed. On sheet 1 of 4 of the Tentative Map, no. of dwelling units used In the traffic ADT, water demand and sewer generation calculations are not consistent. Please review calculations and revise if necessary. 3. This project is considered a priority project under NPDES Order No. 2001-01 F.l.b (2) (a), which defines significant redevelopment as the creation or addition of at least 5,000 square feet of impervious surface on already developed site. In addition, portion of the exposed driveway that slopes down into the proposed underground parking garage could potentially wash contaminants from the parking garage into the storm drain conveyance system. Replace Water Quality Technical Report with a Storm Water Management Plan (SWMP), (separate from hydrology report) per the City Standard Urban Storm Water Mitigation Plan dated April 2003 to: a. Identify existing and post-development on-site pollutants-of-concern. b. On page 9 of Water Quality Technical Report, site design BMP item 2, it is stated that rooftops and hardscape areas are drained to adjacent landscape areas. On the hydrology map, please show how this design is achieved. c. Provide hydraulic calculations and show how the proposed 3' wide vegetated swales along the North and South sides of the subject property can adequately treat the 85th percentile storm event and also control the peak discharge from a 100 year storm event. d. Recommend source controls and treatment controls other than vegetated swales that will be implemented with this project. Stormwater pollutants from the project must be treated to the maximum extent practicable before exiting the project site and/or discharging to City right-of-way. e. Establish specific procedures for handling spills and routine clean up. Special considerations and effort shall be applied to resident education on the proper procedures for handling clean up and disposal of pollutants. f Ensure long-term maintenance of all post construct BMPs in perpetuity. g. Provide hydraulic/hydrologic calculations to verify that numeric sizing criteria is met for filtration/treatment of the site. h. Provide BMP map showing all proposed treatment BMPs. Carlsbad Village Terrace 03/01/2007 Page 4 of7 4. Provide a complete drainage report. Using the preliminary grading plan, provide a detailed post development hydrology map showing sub-basins such as roof, walkway, landscape area, etc. Show directions of drainage, HP, LP, Q and velocity at exit points. Show how post-development runoff rates and velocities from the site are mitigated in order to maintain the pre-development runoff rates and velocities. No significant increases in run-off will be allowed into Roosevelt Street. Provide hydraulic calculations to show how the proposed 3' swales control the peak discharge from a 100 year storm event. 5. Include hydraulic analysis on Roosevelt Street and show that 100-year six-hour storm event is contained between top of curbs, without overtopping the proposed driveway. 6. Show parking stalls and drive aisles on the development plan, sheet 3 of 4. Show that the design passenger vehicle will be able to maneuver in and out the proposed parking stalls. Show the inside and outside tire tracks. Comply with /AASHTO standard for turning radius. No parking stalls will be allowed on grades that exceed 5%. 7. Revise driveway design to conform to SDRSD G-14A driveway standard. The proposed G-14D driveway is for confined right-of-way only per SDRSD. The proposed 2% grade at the driveway entrance will only provide approximately 3" rise from the gutter flowllne elevation. This is inadequate. Street run-off can potentially flow into the proposed basement and cause flooding. Carlsbad Village Terrace 03/01/2007 Pages of7 RP 07-04 / CT 07-02 ISSUES OF CONCERN Housing & Redevelopment: The Housing & Redevelopment Department has the following comments regarding the proposed project: 1. Staff is very concerned regarding the proposed finished elevation and how it relates to the adjacent properties. In particular the first floor is well above the first floor levels of adjacent uses. Staff recommends the first floor levels be reduced in order to make the project more compatible with adjacent uses. 2. Please provide detail on proposed walls. A six-foot solid masonry wall is required between commercial and residential properties. Combination retaining wall/fences shall not exceed 6 feet as measured form the exterior of the property. 3. Once project is determined to be complete please provide a color & materials board (no larger than 9"x12") and colored elevations so staff can further evaluate project design. Once these materials are provided staff can provide further comment on the project design. 4. Please indicate on the basement plan the dimensions of the commercial parking spaces, guest parking spaces and residential garages. 5. Condominium projects require enhanced paving at entries. Please indicate areas of enhanced paving. 6. Please indicate whether or not a gate/garage door will be proposed to secure the structure. If a gate/garage door is proposed, the gate will be required to remain open during business hours of the medical office use. Please provide detail on gate/garage door if proposed. Garage shall remain open during business hours. 7. Staff suggests the project incorporate low lying walls or benches for the residents and guest to use at the building entry or entries. If benches are proposed in the public right-of-way an encroachment agreement must be processed through the Engineering Department. 8. Please identify location of water heaters and A/C units. 9. If roof decks are proposed please cleariy indicate roof deck area used for recreational purposes. Staff suggest any proposed roof decks include landscaping to create a roof gardens. If roof gardens are proposed Indicate proposed landscaping on landscape plans. To discuss all Housing & Redevelopment Department related concerns, please contact Cliff Jones at (760) 434-2813. Fire: The Fire Department has the following comments regarding the proposed project: 1. Future submittals should indicate that Fire Sprinklers shal be provided. Carlsbad Village Terrace 03/01/2007 Page 6 of 7 2. It would be strongly suggested that the applicant/developer reconsider individual water supplier for the fire sprinkler system. The individual costs may prove to be impractical. Each individual system would be required to provide an exterior alarm bell and monitoring system if there are 100 or more sprinkler heads used. This would require 9 individual panel and monitoring contracts, and 9 alarm bells mounted to the exterior. Lastly, if a system is designed and installed for the entire project there would be 1 meter to be paid not 9, there would be one backflow assembly versus 9, it is understood that a larger appliance would be in order, however this would minimize utility impacts. The only requirements would be that a maintenance agreement be memorialized. To discuss all Fire Department related concerns, please contact Deputy Fire Marshal Gregory Ryan at (760) 602-4663. Building: The Building Department has the following comments regarding the proposed project: 1. M.O.B.'s may have specific requirements regarding covered entry, parking, and accessibility. To discuss all Building Department concerns, please contact Mike Peterson in the Building Department at (760) 602-2721. Engineering: The Engineering Department has the following comments regarding the proposed project: 1. Add Tentative Map No. at the upper right hand corner. 2. 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. 3. Provide multiple cross-sections of the site to demonstrate differences in grade and retaining wall height especially as it relates to adjacent properties. 4. On page 8 of the Water Quality Technical Report, it is stated that the groundwater is approximately 30 to 40 feet below the ground surface elevation. According to the geotechnical study prepared by Allwest Geoscience, Inc. dated May 5, 2006, (see page 5 of the report), groundwater was encountered at 10 to 11 feet below the ground surface. Please incorporate this geotechnical data into SWMP report. 5. Show and cleariy label all existing and proposed surface improvements (curb, gutter, sidewalk, paving, access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers, etc.) along Roosevelt Street and show that no conflicts exist. Show spot elevations, % grade and direction of drainage. 6. On page 7 of the geotechnical study prepared by Allwest Geoscience, Inc. dated May 5, 2006, it is recommended that the uncertified fill and native soil overlying the site to depths of 4 to 5 feet should be over excavated and replaced with engineered fill. Show earthwork quantities, cut, fill, import or export, including the quantity of the remedial grading required per geotechnical engineer's recommendation. Carlsbad Village Terrace 03/01/2007 Page 7 of7 7. Show locations of washer and dryer units. Provide proof they that gravity sewer will work, if not, a private pump system will be required. 8. The plan shows the dumpsters access is through the driveway at 10% grade. Dumpsters can potentially roll down into the proposed parking garage. Please address this concern. Obtain letter from the refuse/trash company saying that they do not object to this design. 9. Identify the type of proposed garage doors. Roll-up doors Is preferred to avoid conflicts with traffic. 10. Show that there is adequate intersectional sight distance along Roosevelt Avenue at the driveway intersection using Caltrans guidelines (corner sight distance). Plot the line of sight on the plan. 11. Encroachment permit will be required for all work proposed within the public right of way. 12. 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. To discuss all Engineering Department concerns, please contact Tecla Levy in the Engineering Department at (760) 602-2733. Landscape Plan review: The City's Landscape Plan Check consultant has completed the initial review of the Preliminary Landscape Plan based upon the plans that were submitted. Corrections and suggestions have been included in red on the Landscape Plan. Please make the necessary changes to the Preliminary Landscape Plan and resubmit the revised plans to the Housing & Redevelopment Department for further review. The enclosed red-lined plans must be returned with the modified plans to assist staff in its continued review of the project. Crime Prevention Plan Review: The City's Crime Prevention Specialist typically reviews plans for larger projects in an effort to increase security through project design. Project design recommendations are forthcoming and will be sent under a separate cover.