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Home My WebLink AboutRP 07-14; Lumiere Carlsbad Village Hotel; Redevelopment Permits (RP) (2)The City has determined that the Project is consistent with the applicable "Village" General Plan designation and all applicable General Plan policies, as well as with the applicable "Village - Redevelopment" zoning designations. The Project is located within the City limits at 3150 Ocean Street, on a site that is 0.54 acres and substantially surrounded by existing urban uses. The site has no value as a habitat for endangered, rare or threatened species because it is currently occupied by the urban developments of Sea Breeze and Beachwalk vacation rental villas. The Project will not result in any significant effects relating to traffic, noise, air quality, or water quality as determined by an analysis of the existing and post-project conditions. Finally, the existing public utilities and services will continue to provide adequate service levels after Project development. The Project is consistent with City's General Plan designation and policies, and applicable zoning. The City's General Plan Land Use Map (January 2008) designates the Project site as "[V] - Village." The Land Use Element of the General Plan (Amended November 2005) states that Village-area projects should "[pjrovide a variety of commercial and tourist recreational activities in the Village, especially close to the beach, in connection with special entertainment facilities, restaurants and other uses which will foster the community concept." General Plan Land Use Element, Village Cl, page 36. The Project is primarily a commercial boutique hotel that will cater to a tourist clientele. It is located approximately 180-feet from the beach, separated by a public parking lot. It also contains a public restaurant and 12 residential units, which will foster an integrated community concept. The General Plan also provides that projects should promote inclusion of housing opportunities in the Village as part of a mixed-use concept. The Project is a mixed-use project, with 12 private affordable and market rate residential units, 39 commercial hotel units, and a restaurant. The Project is consistent with the Village Redevelopment Zoning, [V-R] Village - Redevelopment. Section 21.35.040 of the Municipal Code establishes the permitted uses for the V-R zone as those uses specified in the Carlsbad village area redevelopment plan and the village master plan and design manual as permitted uses for particular property in the village redevelopment area shall be permitted. The Project is consistent with those controlling zoning documents. The Master Plan separates the Village Redevelopment zone into nine districts. The Project is a permitted use in the District 9: Tourism Support zone. Each of the Project components - hotel, restaurant, and residential ~ are permitted uses according to the land use matrices found in Section II of the Master Plan. The Project also complies with the Master Plan Provisional Use Standards applicable to hotel uses in District 9. In addition, the Project complies with the District 9 setback, open space, building coverage, building height, and parking development standards. A comparison between the applicable Master Plan requirements and the Project characteristics is provided on the Project site plan. The Project site consists of Assessors Parcel Numbers 203-250-21 and 203-250- 22. Both parcels are located within the City's jurisdictional boundary at 3100 and 3150 Ocean Avenue, and together occupy 0.54 acres. The site is currently occupied by an urban use and is substantially surrounded by adjacent urban uses. Oak Avenue and the Carlsbad Inn, a hotel/timeshare/restaurant complex, is to the north. The Fish House restaurant and a retail surf shop are to the south. A public parking lot is to the west, and a three-unit condominium building is to the northwest. Further west (approximately 180 feet) is the beach headland and Pacific Ocean. To the east is Carlsbad Boulevard and several rental apartments. Thus, all of the immediately surrounding land uses are urban. The Project site is fiilly developed with existing urban uses, currently occupied by the Beachwalk and Seabreeze vacation rental units and virtually covered with impervious surfaces. The Project integrates urban landscaping, but there is no habitat for endangered, rare or threatened species on or in the vicinity of the Project site. Technical traffic, noise, soils and geology, hydrology, and water quality studies are included in the City's project files, and conclude that there would have no significant effect on the environment. There are no significant adverse environmental impacts as a result of the project. Urban Systems Associates, Inc. prepared a traffic report evaluating existing conditions, post-Project conditions. Year 2030 conditions, and cumulative project conditions. The existing street segments and intersections in the Project study area are currently operating at Level of Service ("LOS") D or better, which is within the City's acceptable standards of service. After Project development, all study area street segments and intersections would continue to operate at LOS D or better. The Project increase on Interstate 5 in volume-to-capacity ratio is less than two tenths of one percent, therefore would not have a significant impact on any traffic. The Project complies with the Master Plan Village Parking Implementation Plan by accommodating all parking demand onsite, without reliance on shared parking or payment of in-lieu fees; it provides excess parking spaces beyond code requirements along Oak Street as a project design feature. The Project incorporates parking design features that may include valet parking services, complimentary self-park validation, and/or parking signage to promote use of the underground parking structure, to minimize the number of Project patrons that could use the adjacent public parking lot. Based on compliance with the Master Plan parking requirements and integration of special parking design features, the Project would not result in any signiticant parking effects. A noise report evaluated the City's applicable noise criteria, measured the existing noise environment, and analyzed the Project's potential noise impacts for exterior and interior vehicle noise and construction noise and vibration. The noise report addresses how ambient noise affects the Project, and the Project's potential noise effects on the surrounding environment, and concludes there is no significant impact. Exterior noise levels meet the City's 65 dB CNEL exterior noise criteria in all outdoor living and recreating area without mitigation. Interior noise levels could exceed the City's 45 dB CNEL criteria because of noise emanating from existing traffic along Carlsbad Boulevard. In response, the Project incorporates air- conditioning, mechanical ventilation, and/or sound-rated windows into any units that require additional sound attenuation, incorporating these project design features based on the results of an interior noise analysis performed before issuance of a building permit. Therefore, the Project would comply with the City's exterior and interior noise standards once operational. Construction noise levels would meet the applicable City criteria. The nearest sensitive receptors are those residences to the west and north of the Project site. Construction activities could create short-term noise disturbances, but all Project construction activities would strictly comply with the City's Municipal Code § 8.48 Noise provisions, which limits construction hours and days of operation. Therefore, the noise report concludes that the Project would not result in any significant noise effects. The Project does not contain operational features that would emit significant air pollution. It is not a point source for air pollutant emissions. The site is already developed with urban uses, thus the minimal amount of increased average daily trips produced by the Project would not create a significant air quality impact. Construction activities would create particulate matter (i.e., dust) and construction equipment exhaust. Both the City's General Plan Update Environmental Impact Report and the Village Redevelopment Area Negative Declaration analyzed and mitigated for air quality impacts associated with buildout of the Village Redevelopment area. As a result, the Applicant must comply with the City's air quality requirements that include, but are not limited to: controlling fiigitive dust; maintaining equipment engines to reduce exhaust; wetting the site to control particulate matter; and using low sulfur fuel for construction equipment. By complying with these air quality requirements, the Project would not result in any significant air quality effects. Aquaterra Engineering Inc. prepared a preliminary hydrology report and Stormwater Management Plan evaluating potential water quality impacts, incorporated by reference herein. Based on those reports, the Project design incorporates an underground detention basin system and other drainage features so there is no net increase in peak stormwater runoff, and incorporates construction and post-construction Best Management Practices (BMPs) that preclude polluting elements from entering the downstream drainage system. Those BMPs include gravel bag berms around drainage inlets, check dams at drainage flow points, fossil ftiel inserts in catch basins, and grassed lined drainage swales. The reports conclude that the Project would not result in any significant water quality effects. The Project site can be adequately severed by all required utilities and public services. It currently is occupied by two vacation villa properties which are adequately served by existing utilities and public services. The Project would not significantly increase the utility or public service needs of the site, and would connect to an existing public sewer main along Oak Avenue, with water provided by the Carlsbad Municipal Water District. None of the exceptions related to location, cumulative impacts, significant effects due to unusual circumstances, scenic highways, hazardous waste sites, or historical resources of CEQA Guidelines § 15300.2 precludes the use of a categorical exemption for this Project. There are no significant impacts fi'om any cumulative impact of successive projects of the same type in the same place over time associated with redeveloping the Project site. The existing vacation rental unit use will be replaced by a similar hotel and residential unit use. The Village Redevelopment Area Negative Declaration found that the intensity of permitted uses, and the redistribution of those uses, will not result in a significant adverse land use impacts because it is intended to stimulate property improvements and new development in the Village as well as improve the overall physical appearance. The Project does that by redeveloping rental units through investment to enhance the overall physical appearance of the neighborhood. The Project does not present unusual circumstances; it is a prototypical in-fill development, as it is in an urbanized area where the immediately adjacent parcels are developed with qualifled urban uses, and the site has been previously developed for qualified urban uses. The Project is consistent with existing uses in the area. Thus, the Project satisfies the Class 32: in-fill categorical exemption requirements ofCEQA Guidelines, Section 15332, and the City's Municipal Code, Section 19.40.060. No categorical exemption exceptions apply. Lacluiig Design Group^lnc. May 8, 2008 Austin Silva CityofCarlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: LUMIERE CARLSBAD VILLAGE HOTEL [RP 07-14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Austin: Enclosed are the items that you requested for the above project. I have previously given you the public notice package that included a typed up list with names and addresses of the property ovsmers within 600 feet. It also included a 600' radius map along with a 100' radius map and a list of the occupants within the 100' of the project. In addition, I gave you two sets of mailing labels and the required postage for the public notification package. I am also including 10 full-size sets of plans and folded that include the colored architectural plans, the tentative map and the landscape plan. In addition, I have provided one set at 8 x 11 of the above 3 sets of plans, along with an electronic file from each consultant. I am also including a construction material board with color samples showing roofing, exterior walls, trim and glass, etc. The color site plan prepared by the landscape architect will not be ready until early next week but well ahead of the 19^*^ of May, which is your cut off time for receiving all the exhibits. Please look everything over, and if you have any questions, please give me a call. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr cc: Carson Mehl Kevin Kieman 2234 Faradav Avenue • Carisbad, California 92008 (760) 438-3182 • FRX (760) 438-0173 • €mall idg@dujlison0n9.com CfiRLSMi H£;G.''REr£U. 'tj8 JLL 15 ^ July 14 2008 To: Housuig and Redevelopment Commission From: Judith and Wesley Marx 2995 Ocean St. Carlsbad 760-729-4027 Re: Lumiere Carlsbad ViUage Hotel RP07-14/CDP07-25/CT 07-11 This proposed project significantly intensifies the current use of the property by more than doubling the living units and adding a major rooftop restaurant plus two levels of underground parking. Because ofthe issues relating to energy and water use as well as traffic generation and growth inducing impacts, we feel the project should not have been exempted from the environmental review process. In regards to traffic, the increased level of traffic activity will overload an already strained circulation system. For example, traffic exiting on Oak Street can only tum right (south) onto Carlsbad Blvd. As a result, traffic going either north or ead will be diverted onto Ocean Street and then tum right on Carlsbad Village Drive. This section of Ocean Street serves as both a pedestrian walkway (particularly during the summer months) as well as residential and recreational parking. It is a very narrow street when cars are parked on both sides of the road. Once the traffic tums right onto Carlsbad Village Drive, it conflicts with traffic entering the underground parking at Carlsbad Village Inn. A short distance later, Carlsbad Village Drive intersects with Carlsbad Blvd. This intersection already operates at over capacity, particularly during the summer months and during special events in the viUage, itself. This project is across the street from the recently approved Marriott Hotel and Conference Center which wUl be generating even more traffic. Additionally, the report mentions the presence of mass transit and bus routes as an altemative to using automobUes. This project would not assume that visitors wiU use mass transit without backing up this assumption with past and current experience. The mere presence of mass transit does not guarantee its use. Many of the visitor destinations such as Legoland, WUd Animal Park, Museum of Making Music as well as regional golf courses are not effectively served by pubUc transit. Moreover, the North County Transit District recently announced a curtailment of some bus routes due to budget constraints. The Lumiere Hotel project wiU intensify water and energy consumption at a time when these resources are in increasingly limited supply. It would be helpful to quantify these impacts and the degree to which they can be mitigated. For instance, wUl the project be certified as LEED (sustainable architecture)? In regards to growth inducing impacts, the staff report on page 3 states that '^the subject property wUl also provide an additional catalyst for future redevelopment along Carlsbad Blvd.*" The staff report also states that private balconies in this project can be counted toward meeting open space requirements! We question whether private balconies should be considered open space. The report states that this project wUl ^eUminate a bUghting influence within the area**. We don't feel this term is appUcable to the existing units which now serve as home and rental units close to the beach. The way the term ^blighted" is used in this report could extend to most of the existing buUdings in the viUage which now give it its character. Without addressing these issues, we feel the proposed project is incomplete and could result in negative impacts upon Carlsbad ViUage, itself. Page 1 of 2 Austin Silva - comments on the Lumiere Carlsbad Village Hotel From: <Marxcarlsbad(gaol.com> To: <asilv@ci.carisbad.ca.us> Date: 05/28/2008 5:20 PM Subject: comments on the Lumiere Carlsbad Viiiage Hotel May 28 2000 To: Design Review Board From: Judith and Wesley Marx 2995 Ocean St. Carlsbad 760-729-4027 Re: Lumiere Carlsbad Village Hotel The proposed project significantly Intensifies the current use of the property by more than doubling the living units and adding a major rooftop restaurant plus two levels of underground parking. Because of the issues relating to energy and water use as well as traffic generation, we feel the project should not have been exempted from the environmental review process. In regards to traffic, the increased level of traffic activity will overload an already strained circulation system. For example, traffic exiting on Oak Street can only turn right (south) onto Carlsbad Blvd (101). As a result, traffic going either north or east will be diverted onto Ocean Street and then turn right on Carlsbad Village Blvd. This section of Ocean Street serves as both a pedestrian walkway (particularly during the summer months) as well as residential and recreational parking. Once the traffic turns right onto Carlsbad Village Drive, it conflicts with traffic entering the underground parking at Carlsbad Village Inn. A short distance later, Carlsbad Village Drive intersects with Carlsbad Blvd (101). This intersection already operates at over capacity, particularly during the summer months and during special events in the village, itself. This project is less than a block away from the recently approved Marriott Hotel and Conference Center which will be generating even more traffic. Additionally, the report mentions the presence of mass transit as an alternative to using automobiles. The project should not assume that visitors will use mass transit without backing up this assumption with past and current experience. The mere presence of mass transit does not guarantee its use. Many of the visitor destinations such as Legoland, Wild Animal Park, Museum of Making Music as well as the regional golf courses are not effectively served by public transit. The Lumiere Hotel project will intensify water and energy consumption at a time when these resources are in increasingly limited supply. It would be helpful to quantify these impacts and the degree to which they can be mitigated. For instance, will the project be certified as LEED (sustainable architecture)? file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\483D9461GW-... 06/02/2008 Page 2 of 2 The report states that this project will "eliminate a blighting influence within the area". We don't feel this term is applicable to the existing units which now serve as home and rental units close to the beach. The way the term "blighted" is used in this report could condemn most of the existing buildings In the village which now give it its character. Without addressing these issues, we feei the proposed project is incomplete and could result in an overall negative impact upon Carisbad Village, itself. Get trade secrets for amazing burgers. Watch "Cooking with Tvler Florence" on AOL Food. file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\483D9461GW-... 06/02/2008 Page 1 of2 Austin Silva - FW: Lumiere Carlsbad Village Hotel From: "Bob Ladwig" <ldg(gdwilsoneng.com> To: '"Austin Silva'" <Asilv(^ci.carlsbad.ca.us> Date: 05/30/2008 1:36 PM Subject: FW: Lumiere Carlsbad Village Hotel CC: '"Carson Mehl'" <CarsonMehl(gthekiemancompanies.com>, <Kevin(§thekiemancompanies.com> Austin Here is our response to the operational questions. Let me know if you have any questions. Thanks. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 From: Carson Mehl [mailto:CarsonMehl@theklernancompanies.com] Sent: Friday, May 30, 2008 1:27 PM To: Bob Ladwig Cc: Kevin Kiernan Subject: RE: Lumiere Cartsbad Village Hotel Thanks for the update Bob. Here is a response to the operational questions. 1. How will deliveries to the hotel be handled? The City may want to establish a set time to not disrupt the neighborhood. We will coordinate with the Fish House so that our deliveries coincide or work with the city to establish a set window for deliveries. 2. Garage parking - will it be open to the public, will there be a validation required - will the valet parking be mandatory or optional? The garage is private with valet. Restaurant patrons will be validated. 3. Grease traps - where are they located? They tend to be smelly and a maintenance problem. The Tamarack Beach Hotel across the street and south 1 block pump out their grease trap on Cartsbad Boulevard quite often early in the morning and it is gross. This is a valid concern. We have not identified a location for the grease trap. Would like input from the City and the adjacent restaurant as to the best location & timing of maintenance. 4. Trash enclosure - we need to define how it works - truck access - timing - affect on parking - impact to the project and public. We will wheel the trash out of the garage to meet the trucks when they arrive. The access, timing, and impact will be similar to what occurs today. file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\484002D2GW-... 05/30/2008 Page 2 of 2 Good point about the parking spaces for the affordable units. Marked spaces are a good idea too... easier for owners. See you Monday. Carson Mehl j The Kiernan Companies 1330 Orange Avenue, Suite 317 Coronado, CA 92118 p: 619.435.7600 1 f: 619.435.7601 http://www.thekiernancompanies,com/ From: Bob Ladwig [mailto:ldg@dwilsoneng.com] Sent: Friday, May 30, 2008 1:25 PM To: Carson Mehl Cc: Kevin Kiernan Subject: Lumiere Carlsbad Village Hotel Carson I talked again to Austin and he has now talked to all the DRB members. All of them really like the project especially the design and look - not just another stucco building. Frank Whitton and Tony Lawson will want to discuss the operational questions raised earlier. They also asked about the 25 parking spaces for the condo units and why spaces were not set aside for the affordable units. The gate will be OK but Austin said marked spaces would also be OK if you want that in place of the gated area. The guy who wrote the letter (Marx) will be out of town for the heanng but will probably be here for the Council meeting later. All looks good so far. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\484002D2GW-... 05/30/2008 JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING DESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.jgjohnson.com Fax 303 892 7059 r^nnn Studio 303 892 7062 May 7, 2008 Mr. Austin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Street, Suite B Carlsbad, California 92008-2335 RE: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The following are responses to comments in regards to Architectural drawings. Comment 1: Porte Cochere is within 5'-0" setback on Oak Avenue. Response 1: Reference Sheet 2, Revised location of porte cochere at 5'-0" setback on Oak Avenue. Comment 2: Balconies over porte cochere are within 5'-0" setback on Oak Avenue. Response 2: Reference Sheet 3, Revised balconies on roof of porte cochere out of 5'-0" setback on Oak Avenue. Comment 3: Garage ramp walls are within S'-O" setback on Ocean Street. Response 3: Reference Sheet 2, Revised garage ramp walls out of 5'-0" setback on Ocean Street. Sincerely, Rogers Associate Principal Icicluiig Design Groupf Inc. April 28, 2008 Austin Silva City of Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: RESUBMITTAL OF LUIVIIERE CARLSBAD VILLAGE HOTEL, PROJECT NUMBERS [RP 07-14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Austin: Enclosed is our re-submittal ofthis project based on your letter to me dated March 24, 2008. I will respond to your letter based on the heading and numbers as follows: Housing and Redevelopment 1. The plan has been amended to include two standard parking spaces between the two driveways in and out ofthe hotel on Oak Ave. 2. We have removed the project sign from the Carlsbad Blvd. and courtyard elevations. Engineering 1. The basement drain system has been revised based on your comments. 2. Please look at the revised plans for the revised grades. We have surveyed the existing facilities on Ocean St. and have designed the new system based on those field surveys. 3. We have field located spot elevations around the property to assure there is positive flow off the project. 4. The soils engineer is preparing a letter based on the comments in your letter. 2234 Farodov Avenue • Corlsbod, CoiifornlQ 92008 (760) 438-3182 • FRX (760) 438-0173 • €mail Id9@dujilson0n9.com Austin Silva April 28, 2008 Page 2 of 2 5. The hydrology report has been amended and is attached. 6. The tieback systems have been deleted that go outside the property ownership. We will be asking for a condition that if we are able to obtain both City permission for City right-of-way and adjacent ownership easements and permission that we would request at that time to provide the tieback systems in place ofthe interior raker system. 7. The Storm Water Management Plan has been revised and is attached. 8. The BMP map has been amended accordingly. 9. We note your comment. 10. The parking on Oak has been amended as noted above. 11. We have shown the two additional water meters on the tentative map as suggested. In addition to two copies each of the Storm Water Management Plan and Hydrology Reports, we are also including five copies each ofthe architectural plans, tentative map and landscape plans, plus written comments from the architect. I am also attaching the 600' radius map and owners list along with a 100' occupants list. We had previously submitted $91.84 for the two sets of mailing labels. I have redone and updated the Hsts and we now need to attach another $11.48 to make up the difference between the old and the new list. That fee is attached. We ask that you please get this ready for public hearing as soon as possible and we are looking forward to receiving any additional comments if you have any. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan Carson Mehl 2234 Forodov Avenue • Corlsbod, Colifornio 92008 (760) 438-3182 • FAX (760) 438-0173 • €mQit Id9@dujllson0n9.com JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING OESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.jg johnson.com Fax 303 892 7059 April 20, 2008 studio 303 892 7062 Mr. Austin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Su-eet, Suite B Carlsbad, Califomia 92008-2335 RE: Lumiere Carlsbad ViUage Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The following are responses to comments in regards to Architectural drawings. Letter dated March 24,2008 - Housing and Redevelopment Comment 1 (comment 10): The proposed parking spaces along Oak Avenue do not meet the standard parking space area requirement. Please revise the design to accommodate standard parking spaces. You may reduce the number of proposed parking spaces if it is too restrictive to accommodate four. Response 1 (response 10): Refer to sheet 1 and 2. Revised four compact spaces on Oak Avenue to two standard spaces and maintaining sidewalk. Refer to Project Summary on sheet 1, revised parking requirements (on-site) to read "Provided public spaces on Oak St. with project = 2". Comment 2: Please remove the projecting sign from the Carlsbad Boulevard and courtyard elevations. Projecting signs may not exceed 6 square feet in the Village Redevelopment area. Please use the blank space above the elevator entrance for restaurant signage. Response 2: Refer to sheet 10. Revised sign size and added note to read, "Projected sign not to exceed 6 square feet" on Carlsbad Boulevard and Courtyard Elevation. Refer to sheet 9. Added clarification notes on signage on Oak Avenue elevations. Comment 6: Please delete tie backs shown encroaching in the public right of way or adjacent property. As previously requested, show that shoring wall constmction can be achieved within the project limits to avoid impacts to existing utilities within the City right-of-way and to adjacent properties. The soil engineer shall revise his report dated Jan. 22,2008 to provide altemative recommendations. Response 6: Reference sheet 8. Cross Section "A": .Deleted tie back at adjacent property plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Longitudinal Section "B": Deleted tie back at adjacent property (restaurant/surf shop) plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Longitudinal Section "C": Deleted tie back at adjacent property (restaurant/surf shop) plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Sincerely, Jane Rogers 5Sociate Principal JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING DESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.(gjohnson.com Fax 303 892 7059 April 20, 2008 studio 303 892 7062 Mr. Austin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Street, Suite B Carlsbad, Califomia 92008-2335 R£: Lumiere Carlsbad ViUage Hotel Project, Major Redevelopment Pennit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The following are responses to comments in regards to Architectural drawings. Letter dated March 24,2008 - Housing and Redevelopment Comment I (comment 10): The proposed parking spaces along Oak Avenue do not meet the standard parking space area requirement. Please revise the design to accommodate standard parking spaces. You may reduce the number of proposed parking spaces if it is too restrictive to accommodate four. Response I (response 10): Refer to sheet 1 and 2. Revised four compact spaces on Oak Avenue to two standard spaces and maintaining sidewalk. Refer to Project Summary on sheet I, revised parking requirements (on-site) to read "Provided public spaces on Oak St. with project = 2". Comment 2: Please remove the projecting sign from the Carlsbad Boulevard and courtyard elevations. Projecting signs may not exceed 6 square feet in the Village Redevelopment area. Please use the blank space above the elevator entrance for restaurant signage. Response 2: Refer to sheet 10. Revised sign size and added note to read, "Projected sign not to exceed 6 square feet" on Carlsbad Boulevard and Courtyard Elevation. Refer to sheet 9. Added clarification notes on signage on Oak Avenue elevations. Comment 6: Please delete tie backs shown encroaching in the public right of way or adjacent property. As previously requested, show that shoring wall constmction can be achieved within the project limits to avoid impacts to existing utilities within the City right-of-way and to adjacent properties. The soil engineer shall revise his report dated Jan. 22, 2008 to provide altemative recommendations. Response 6: Reference sheet 8. Cross Section "A": Deleted tie back at adjacent property plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Longitudinal Section "B": Deleted tie back at adjacent property (restaurant/surf shop) plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Longitudinal Section "C": Deleted tie back at adjacent property (restaurant/surf shop) plus option A&B shoring note and added in soldier beam with wood lagging as noted on section. Sincerely, Rogers [) sociate ftincipal Page 1 of2 P Austin Silva - RE: Lumiere Carlsbad Village Hotel photo simulation From: "Bob Ladwig" <ldg@dwilsoneng.com> To: '"Austin Silva'" <Asilv(gci.carlsbad.ca.us> Date: 04/23/2008 10:20 AM Subject: RE: Lumiere Carlsbad Village Hotel photo simulation CC: '"Carson Mehl'" <CarsonMehl(gthekiemancompanies.com>, <Kevin@thekiemancompanies.com>, '"Jane Rogers'" <jrogers(gjgjohnson.com>, '"Gary Lipska'" <glipska(§cox.net>, '"Robert E. Wilkinson ASLA" <wdesigngroup(gjuno.com> Austin That's a good suggestion to try one from the Southwest from the bluff top by the park I am trying to see if the engineer is ready. He met with Tecla yesterday he said and I don't know how that went. I have left a message with Tecla but have not heard from her yet. We should be ready to re-submit in a day or two. Is there any chance to move the meeting to sooner than June 2? Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 From: Austin Silva [mailto:Asilv@ci.carlsbad.ca.us] Sent: Wednesday, Apnl 23, 2008 10:07 AM To: Bob Ladwig Subject: RE: Lumiere Cartsbad Village Hotel photo simulation Or maybe even an angled shot from the west. Are you going to be submitting soon? We are trying to set up the meeting for June 2. - Austin »> "Bob Ladwig" <ldg(gdwilsoneng.com> 04/23/2008 10:06 AM »> Austin I will talk to the client about a street level simulation. It will be difficult to get a full width photo from the west so we may get one from the South or North along Ocean St. I will also ask the client about the interest list and get back to you. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\480F0D7FGW-... 04/23/2008 Page 2 of 2 Ph: (760) 438-3182 Fax: (760) 438-0173 From: Austin Silva [mailto:Asilv@ci.cartsbad.ca.us] Sent: Wednesday, Apnl 23, 2008 9:56 AM To: Bob Ladwig Subject: Re: Lumiere Cartsbad Village Hotel photo simulation I don't know if we would want to use that photo simulation. I don't think it's a very good representation of the project and it's scale. The resolution on the image isn't very high either. Is there any way we can get a photo simulation that is closer (i.e. street view)? Also, 1 got a call from someone wondering about the 2 affordable units in the project. Sometimes developers start their own interest list and then merge them onto the City's interest list when they are ready to start the process. Do you know if you will be doing this? Thank you. Austin Silva Assistant Planner Redevelopment Dept. City ofCarlsbad (760) 434-2813 asilv(gci.carlsbad.ca.us »> "Bob Ladwig" <ldg(§dwilsoneng.com> 04/22/2008 9:42 AM »> Austin Here is the simulation you requested. I will be sending you pdf files for the plans. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Cartsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\480F0D7FGW-... 04/23/2008 Page 1 of 3 P Austin Silva - RE: Lumiere Carlsbad Village Hotel photo simulation From: "Carson Mehl" <CarsonMehl(gthekiemancompanies.com> To: "Austin Silva" <Asilv(gci.carlsbad.ca.us> Date: 04/23/2008 10:48 AM Subject: RE: Lumiere Carlsbad Village Hotel photo simulation You can send the info directly to me....that's fine. Carson Mehl I The Kiernan Companies 1330 Orange Avenue. Suite 317 Coronado, CA 92118 p: 619.435,7600 | f: 619.435,7601 http:/7www.thekiernancompanies.com/ From: Austin Silva [mailto:Asilv@ci.carlsbad.ca.us] Sent: Wednesday, April 23, 2008 10:45 AM To: Bob Ladwig; Carson Mehl Cc: Jane Rogers; Kevin Kiernan Subject: RE: Lumiere Cartsbad Village Hotel photo simulation Carson, 1 would rather not use that image at all for DRB. I don't think it represents the project very well. DRB is actually more thorough in design review than City Council is. I don't have to use the image in my presentation, just thought it would be helpful. Can you give me some contact information for the interested persons regarding the affordable units? I don't know if you want me to send them directiy to you. Thank you, Austin Silva Assistant Planner Redevelopment Dept. City ofCarlsbad (760) 434-2813 asilv(§ci.carlsbad.ca.us »> "Carson Mehl" <CarsonMehl(gthekiemancompanies.com> 04/23/2008 10:21 AM »> Austin, It would be tough to produce a high resolution street level simulation within the time frame for DRB. Can we use the image Bob sent for DRB and work on another presentation for City Council? Please go ahead and send me any info related to the affordable units. We have started an interest list. Thanks! file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\480F141BGW-... 04/23/2008 Page 2 of 3 Carson Mehl I The Kiernan Companies 1330 Orange Avenue. Suite 317 Coronado, CA 92118 p: 619,435,7600 i f; 619.435.7601 http;//www.thekiernancompanies.com/ From: Bob Ladwig [mailto:ldg@dwilsoneng.com] Sent: Wednesday, April 23, 2008 10:07 AM To: 'Austin Silva' Cc: Carson Mehl; Kevin Kiernan; 'Jane Rogers' Subject: RE: Lumiere Carlsbad Village Hotel photo simulation Austin I will talk to the client about a street level simulation. It will be difficult to get a full width photo from the west so we may get one from the South or North along Ocean St. I will also ask the client about the interest list and get back to you. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Cartsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 From: Austin Silva [mailto:Asilv@ci.cartsbad.ca.us] Sent: Wednesday, Apnl 23, 2008 9:56 AM To: Bob Ladwig Subject: Re: Lumiere Cartsbad Village Hotel photo simulation I don't know if we would want to use that photo simulation. I don't think it's a very good representation of the project and it's scale. The resolution on the image isn't very high either. Is there any way we can get a photo simulation that is closer (i.e. street view)? Also, I got a call from someone wondering about the 2 affordable units in the project. Sometimes developers start their own interest list and then merge them onto the City's interest list when they are ready to start the process. Do you know if you will be doing this? Thank you. Austin Silva Assistant Plarmer Redevelopment Dept. City ofCarlsbad (760) 434-2813 asilv(§ci.carlsbad.ca.us »> "Bob Ladwig" <ldg(gdwilsoneng.com> 04/22/2008 9:42 AM »> Austin Here is the simulation you requested. I will be sending you pdf files for the plans. file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\480Fl4lBGW-... 04/23/2008 Page 3 of 3 Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\480F14lBGW-... 04/23/2008 Citv of Carlsbad Housing & Redevelopment Department March 24, 2008 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD, CA 92008 SUBJECT: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: 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 4, 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 SrtVA Assistant Planner Debbie Fountain, Housing & Redevelopment Director Tecla Levy, Engineering File 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Lumiere Carlsbad Village Hotel 03/24/2008 Page 2 of 4 ISSUES OF CONCERN Nos. RP 07-14/ CT 07-11/ CDP 07-25 Staff has completed a review of the subject project for issues of concern. The following items need to be resolved or adequately addressed prior to staff making a final determination on the proposed project: (Please note, the issues are listed under the department which identified them as an area of concern.) Housing & Redevelopment: 1. The proposed parking spaces along Oak Avenue do not meet the standard parking space area requirement. Please revise the design to accommodate standard parking spaces. You may reduce the number of proposed parking spaces if it is too restrictive to accommodate four. 2. Please remove the projecting sign form the Carisbad Boulevard and courtyard elevations. Projecting signs may not exceed 6 square feet in the Village Redevelopment area. Please use the blank space above the elevator entrance for restaurant signage. Engineering: 1. The pump system for the proposed basement wall drain discharges the water to surface drain system that flows back into the infiltration system and back to the basement where it started. Please revise design to provide a positive outlet pipe that would effectively remove the water from the building perimeter to avoid potential long term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water Intrusion. 2. The invert elevation of proposed outlet pipe from the infiltration basin is 2.38 feet higher than the invert elevation of the inlet pipe. During high stomri event, when the infiltration system becomes saturated, the storm water will back flow into the entire storm drain system and becomes under pressure. Please avoid this situation by providing a positive outlet pipe with invert elevation lower than the inlet elevation. This maybe accomplished by providing a separate outlet pipe that will take the treated storm water across Ocean Street and discharges directly into the ocean. 3. Please field verify and provide adequate spot elevations of the adjacent properties to ensure that, in the event the proposed storm drain system fails, surface flow is contained onsite (without ponding) and that there is positive surface flow outlet into the street and into the Ocean. 4. Obtain recommendations and approval letter from the soil's engineer for all proposed sub drains, surface drains and collection systems. 5. The revised hydrology report does not include capacity analysis of existing 12" pipe where the project is proposing to tie into. Please evaluate the capacity of this existing pipe. Provide hydrology calculations (include all contributing off-site drainage basins) Show invert elevations. The project may be required to replace the 12" pipe with a standard 18" pipe or install a new 18" storm drain pipe for Lumiere Carlsbad Village Hotel 03/24/2008 Page 3 of 4 project as suggested in item 2 above. 6. Please delete tie backs shown encroaching in the public right of way or adjacent property. As previously requested, show that shoring wall construction can be achieved within the project limits to avoid impacts to existing utilities within the City right-of-way and to adjacent properties. The soil engineer shall revise his report dated January 22, 2008 to provide alternative recommendations. 7. Repeat comment: Please revise SWMP report, to cleariy identify the numerically sized treatment BMP for basins A & B. As previously commented, filter inserts can be part of treatment train but cannot be used as part of numerically sized treatment BMP. The proposed infiltration system maybe designed to include engineered medium to adequately treat run-off before reaching the groundwater level. Provide sizing calculations. 8. Revise BMP map to include all proposed BMPs and LID features. Cleariy label and differentiate between structural treatment BMP and non-structural BMPs and LID in the legend. 9. The proposed grass swales are good for source control and site design BMPs but are inadequate to meet numeric sizing criteria due to short distances and residence time. 10. The proposed parking spaces along Oak Avenue do not meet the standard parking space area requirement. Please revise the design to accommodate standard parking spaces. You may reduce the number of proposed parking spaces if it is too restrictive to accommodate four. 11. Show locations of two additional water meters on the tentative map. As mentioned in the first review, a separate water meter is required for each individually owned unit (Development Services Policy Directive No .2). The City may grant waiver for this requirement for the condominium units with conditions shown below but a separate meter must be provided for Hotel Use and a separate water meter must be provided for Restaurant Use. The following Is the condition for condominium sub-metering: The design and operation of the proposed water system shall comply with the following: a) Sub-meters may be installed for portions of this project. The sub-meters shall be privately owned and maintained by the Property Owners Association (POA) or Operator of this facility. It shall be the responsibility of the POA/Operator to apportion the water bill to the separate sub-metered ownership within each building served by a City water meter. bJ Prior to issuance of building permits for this project, the owner shall create an impound account to be funded with an amount equal to an estimated three months of water bill payments for the entire project. c) Owners and tenants of the units shall be notified that the City may shutoff water service to the entire building if adequate payment of the water bill is not made. d) The project CC&R's shall include wording satisfactory to the City Engineer relating to the provisions of conditions a), b) and c) above. The CC&Rs shall also include language stating that the CC&R provisions related to water meters cannot be changed without the approval of the City Engineer. Lumiere Carlsbad Village Hotel 03/24/2008 Page 4 of 4 Address all redline comments as noted on the Engineering redline plan and reports. Enclosed is a redlined check-print of the project. This check print must be returned with the revised plans to facilitate continued staff review. For questions regarding Engineering comments, please contact Tecla Levy at (760) 602-2733. Page 1 of2 Austin Silva - Re: CITY OF CARLSBAD | CONTACT US From: Austin Silva To: stankatz(§sbcglobal.net Date: 03/11/2008 9:44 AM Subject: Re: CITY OF CARLSBAD | CONTACT US CC: Carson Mehl; Deborah Fountain; ldg(gdwilsoneng.com Stan, Thank you for sharing your concems with us. I would be more than happy to answer any questions you may have regarding the Lumiere Carlsbad Village Hotel project. To answer your main concems that you outiined in your e-mail; 1) The project has provided all the required parking through an underground garage, and the project will provide 4 more public parking spaces along the south side of Oak Avenue. 2) The project has varying roof heights, and does not exceed the 45 foot height limit. 3) We have the ability to place operational conditions on the project such as limiting delivery times to certain hours. 4) The project meets all the development standards for that particular property. 5) Please see my response to your first concern. Please contact me so we can go over your concems. I also encourage you to come down to our office and take a look at the plans for this proposed project so you have a better understanding of what the project looks like. This project will have to go through a public hearing process so you will also have an opportunity to share your concerns then. Thank you, Austin Silva Assistant Planner Redevelopment Dept. City of Carlsbad (760) 434-2813 asilv(^ci.carlsbad.ca.us »> <stankatz@sbcglobal.net> 03/10/2008 11:45 AM »> A visitor to the City of Carlsbad Web site has completed and posted the "Contact Us" form to department, Planning. FOR SECURITY REASONS, DO NOT CHANGE THE SUBJECT LINE. file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\47D65476GW-... 03/11/2008 Page 2 of 2 Below, please fmd the information that was submitted: Hello Planning Commission, I am writing to ask for more information conceming a proposed development adjacent to the north end of the beach sea wall public parking lot. A 39 unit condominum and roof top restaurant is planned. My impression of the size of the lot and the location make me question the desireability of allowing such a large sized development for the following reasons; I -The public parking lot is not that large and would be adversely impacted by all that extra traffic. 2- The height of the building would change the character of the current openness and neamess to the ocean. 3- A rooftop restaurant would require supplies brought by trucks not to mention added customer traffic further worsening the limited public parking available. Though the developer might say they are going to build underground parking many patrons of the restaurant, guests of the condo owners, service providers of the condo owners, etc...might simply take a space that beach goers might have used. 4- The building lot is rather small in my opinion. 5- Parking is already difficult to find when one goes to the beach, this will only make it much worse, with Carlsbad residents losing access to their beach. What is currently there works well and should not be dramatically changed for the above reasons. 1 welcome your feedback. Thank you, Stan Katz Stan Katz Carlsbad, C^. stankatz(^sbcglobal.net Mozilla/4.0 (compatible; MSIE 6.0; Windows NT 5.1; YPC 3.2.0) 69.230.17.30 file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\47D65476GW-... 03/11/2008 Citv of Carlsbad Housing & Redevelopment Department February 13, 2008 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD, CA 92008 SUBJECT: Lumiere Cartsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: The items requested from you eariier 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 SILVA Assistant Planner c: Debbie Fountain, Housing & Redevelopment Director Tecla Levy, Engineering Michael Elliot, Landscape consultant File 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Lumiere Carlsbad Village Hotel 02/13/2008 Page 2 of3 ISSUES OF CONCERN Nos. RP 07-14/ CT 07-11/ CDP 07-25 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. The proposed stormdrain system, including bioswales, along the eastern boundary appears to be located on top of the underground parking structure. Please revise locations. Provide cross-sections. 2. One of the proposed infiltration system located at the northwest corner of the property is located on top of the underground parking garage. How does it work? Please revise. 3. As requested previously, please provide an underground parking plan showing recommended subdrains and collection and pump system to avoid potential long term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water intrusion. The proposed system must be constructed within the project limits. This may result in the reduction to the proposed underground parking space. 4. Revise cross-sections to include the underground parking level and show approximate locations of the proposed storm drains and underdrains. 5. The previously requested, please revise the tentative map and preliminary site plan to include preliminary details of Temporary shoring for basement walls as recommended by the soil engineer on his report dated January 22, 2008. Provide cross sections to show that shoring wall construction can be achieved within the project limits without significant impact to existing utilities within the City right-of-way and to adjacent properties. 6. In the SWMP report, please identify the numerically sized treatment BMP for basins A & B. Per previous comment, filter insets can be part of treatment train but cannot be used as part of numerically sized treatment BMP. If your treatment BMP is infiltration system, please state so in the SWMP report and infiltration BMPs by itself, shall meet the numeric sizing requirements. 7. Please show that there is a minimum of 10 feet between the bottom of the infiltration basin and the maximum groundwater table. This is to prevent groundwater contamination. Provide cross-section. 8. Due to uncertainties of several factors affecting the effectiveness design of infiltration system, a factor of safety of 2 is required. Please revise the preliminary infiltration design calculations. Address all redline comments as noted on the Engineering redline plan and reports. Building: The Building Department's comments are forthcoming and will be sent under a separate cover. Lumiere Carlsbad Village HoteP 02/13/2008 Page 3 of 3 Landscape Plan Comments: Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-6 Completed. 7. Please disregard comments 7a-7c. d. Provide additional landscape area in the entry plaza off of Ocean Street. Provide trees/palms as appropriate to soften and enhance the building elevation. (Raised planters may be required since this area is over the parking garage). 3^ Review: This comment was not addressed. 8-13 Completed. 14. Please disregard comment 14. 15. Islands at the end of each parking row shall be used as planted area. 2™* Review: The applicant has responded: "Location of comment noted on the redlined plan is an existing condition off site. Area has too high a level of a pedestrian traffic to add plant material to this end area." Landscaping is needed to soften the large paved area. Please provide appropriate, tough plantings. 3^ Review: This comment has not been addressed on the east and west sides of the parking areas on Oak Street. Please provide for all Landscape Manual requirements. 16-19 Completed. 20. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation) on the next submittal. IA. Completed. 2A. Do the entry trees need to be in ornamental containers. It is recommended that they be planted in the soil. 3^ Review: All trees in this area may not need to be in raised planter containers. See comments la and 7b. Ifthe two parking spaces are deleted and used as planting area, the planter appears to be wide enough and far enough away from the gas line to allow planting in the ground. Please address. 3A. Plans call for Howea species and Phoenix roebelenii at the Oak Street entry. It is not clear if both species or one is to be used. Please clarify that a tall species with under- planting of the Pygmy Date Palm are proposed. Tall palms are needed to soften and enhance the building elevation. 3^ Review: The applicant has responded: "Both tree species may be used." Please clarify on the ptans which is Howea and which is Phoenix roebelenii by using a different symbol for each. It needs to be clear that Phoenix roebelenii by itself is not desired. Larger Palms are needed to both soften and enhance this building elevation. It needs to be clear exactly how many of the Palms are Howea. 4A. Locations of the Ocean Street tree wells do not coordinate with the civil plans. Please coordinate civil plans with landscape plans. 3^ Review: Plans are still not coordinated. 5 A-6 A Completed. LcicPuiig Design Greupt Inc. March 4, 2008 Austin Silva City of Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: RESUBMITTAL OF LUMIERE CARLSBAD VILLAGE HOTEL, MAJOR REDEVELOPMENT PERMIT [RP 07-14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Austin: Please find attached two sets of the architectural plans, tentative map, and landscape plans that have been revised to reflect your letter to me dated February 13, 2008. I've also attached two copies each ofthe revised SWMP and hydrology report along with the City check prints for all ofthe above. In addition, I am including two copies each ofthe response from the architect to their specific issues along with response from the civil engineer dealing with the engineering issues, and also a response from the landscape architect dealing with those issues. We have included a plan view and some cross sections for dealing with temporary shoring that could possibly be used on the south and east side ofthe ownership. We have shown on the plans that if we can't get an offsite letter of permission, or a temporary easement from the owner from the south and to the east, that we would be using a shoring system that does not require going offsite. We will be asking for a condition that prior to construction, if we don't have the offsite letter of permission or temporary easement that we would then use this onsite shoring system. 2234 Forodov Avenue • Corlsbod. ColiforniQ 92008 (760) 438-3182 • FfiX (760) 438-0173 • 6mQll Id9@dujils0n6n9.com Austin Silva March 4, 2008 Page 2 of 2 All the items from your letter of February 13, 2008 have been addressed, and we ask that you look over the attached plans and exhibits and let us know if you have any further response. We look forward to moving this project through the environmental review process now and would be happy to sit down and respond to any questions you or your staff may have. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan with enclosures Carson Mehl with enclosures 2234 Forodov fivenue • Corlsbod. CoiifornlQ 92008 (760) 438-3182 • FfiX (760) 438-0173 • €mQil ld9@dujilsonen9.com JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING DESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.jgjohnson.com Fax 303 892 7059 February 25, 2008 s.udio aoasszmz Mr. Austin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Street, Suite B Carlsbad, California 92008-2335 RE: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The following are responses to comments in regards to Architectural. Letter dated February 13, 2008 - Engineering Comment 3: As requested previously, please provide an underground parking plan showing recommended subdrains and collection and pump system to avoid potential long term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water intrusion. The proposed system must be constructed within the project limits. This may result in the reduction to the proposed underground parking spaces. Response 3: Reference sheet 7, added one pump next to northeast stairwell for interior drain system and one more at the southeast corner for exterior drain system. A larger sump pump is located at the end of west drive lane on south wall for overall building system. Reference Civil response on comment 3. Comment 5: The previously requested, please revise the tentative map and preliminary site plan to include preliminary details of Temporary shoring for basement walls as recommended by the soils engineer on his report dated January 22, 2008. Provide cross sections to show that shoring wall construction can be achieved within the project limits without significant impact to existing utilities within the City right-of-way and to adjacent properties. Response 5: Reference sheet 8, added note which reads "Option A: Tie back shown in section or Option B: Interior raker shoring system on east and south sides if developer does not obtain adjacent property owner(s) letter of permission or temporary easement" Reference Civil response on comment 5. Jane Rogers AsSsedate Principal LUMIERE CARLSBAD VILLAGE HOTEL Sheet 1 of 1 RP 07-14, CT 07-11, CDP 07-025 Response to Engineering Department plan check comments dated February 13, 2008 Date: March 4, 2008 By: Gary Lipska For clarity the following responses have been itemized in accordance with the City comments. If not list below, the particular item was satisfied in the current submittal and did not require further explanation Engineering (page 2 of 3): 1. RESPONSE: The easterly 5' feet of the upper garage level ceiling slab has been stepped down 3' to accommodate the surface swale and drainage pipe. See section P- P on sheet 1 2. RESPONSE: The garage wall has been truncated to allow the installation of the infiltration basin in the north west corner of the site. See sheets 2 and 3. 3. RESPONSE: See sheet 3 which shows the lower level parking garage and related drainage and pump features. 4.. RESPONSE: See sections P-P, Q-Q, R-R and S-S on sheet 1. 6. RESPONSE: See numerically sizing calculation in Hydrology report. 7. RESPONSE: See Detail B on sheet 1 8. RESPONSE: A safety factor of 2 has been applied to the infiltration calculation in the Hydrology Report. Landscape Plan Comments(page 3 of 3): 4A. RESPONSE: The tree wells on the civil plans have been relocated to match the landscape plans. RECEIVED LADWiG DESIGN GR 1/ vv 111 I n son ciC5igi"i group Lumiere Carisbad Village Hotel RP 07-14 CT 07-11 CDP 07-25 Response to comments dated February 13, 2008 Landscape Plan The Landscape Plan Comments are a bit hard to follow. First you have noted 1-6 completed later youVe listed 1 -4 saying 1A completed but you have continued comments on 2,3 &4. 7a-7c Disregarded 7d The planting areas in the pedestrian entry on Ocean St is over the parking garage and so they are raised, as is most all of the planters along this western edge. We see the plaza as a circulation node where hotel guest will pause and congregate as they travel to and from the beach. The fountain feature will be an attraction for both guest and non-guest. Due to this we want to maintain this pocket's open visibility and retard the chance of attempts at overnight stays in the plaza. We have, however reviewed the plaza's dimensions and have pulled the side planters out a few feet and included small scaled palms in the raised planters all along this entire western building edge. 14 Disregarded 2&3A As stated in the previous submittal, it has been agreed that two parking spaces are not going to be deleted, please coordinate your comments with planning and engineering departments. Because the two parking spaces are to remain as is, trees at the Oak Street Entry must be in raised planter (see Engineering dept eariy review comments) We will, however, use the largest above grade planters that are in scale with the site conditions. Archontophoenix & Howea are now listed as potential tree species to be used along this northern edge. Containers will limit the mature growth of either of these trees. 4A I have made the Civil consultant aware of the need to align the tree planters. V PtAMtiNGOGPT Febmary 5, 2008 TRACldliG OGMC TO: Austin Silva, Planning Technician ^^>6Cb, ^ f (T^ 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 Lumiere Carlsbad Village Hotel, RP07-14, CT07-11, CDP07-25 PELA file: 281 - Lumiere Carlsbad Village Hotel - Con3 Landscape Architect: Wilkinson Design Group, Phone: (760) 434-2152 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. REPEAT COMMENTS 1-6 Completed. 7. Landscaping shall be used to accentuate and enhance architecture. It is recommended that additional landscape area be provided along the north, south and west elevations to allow landscaping to better scale with the architectural mass. Landscape area is minimal and does not allow room to provide appropriate elevation enhancement. 2"'^ Review: The applicant has responded: "Input noted, please see updated Concept Plan." There is still insufficient landscape area. It is recommended that the following site layout revisions be made to provide additional needed landscape area: a. Replace two parking spaces at the Oak Street entry with landscape area. Install additional trees/palms, ground covers and shmbs in the new landscape area. 3'''^ Review: The applicant has responded: "Comment is confusing, redline 7A is on Oak Street and comment refers to Ocean Street. " The redline comment is 7a on Oak Street and the comment refers to Oak Street. Please address. b. Decrease the width of the drop-off entry and exit driveways on Oak Street to 18' to increase landscape area and provide for the minimum 5' width landscape end row finger planters. Provide additional trees/palms, ground covers and shmbs in the additional landscape area to soften and enhance the building elevation, i'^'^ Review: The applicant has responded: "Engineering dept requested the deletion of the trees ai the auto entry off Oak Street due to the conflict with underground utilities. To retain trees we are now proposing they be planted in raised planters/urns. These planters will be as large as possible but will be in scale with the setting. Trees planted in the restrained area of a planter may not achieve full height. The pedestrian entry off of Ocean Street remains as is. " If planter area is provided per comment 7a, there is 12' of planting area from the gas line to the curb. There should be room for in ground palms/trees. Decreasing the width of the drop off and expanding the planters has not been addressed. Please address both 7a and 7b. Lumiere Carlsbad Viiiage Hotel Febmary 5, 2008 Conceptual Plan Review Page 2 c. Decrease the width of the underground parking driveway to 22', increasing the end row parking finger on the north side of the driveway on Ocean Street. Provide additional trees/palms, ground covers and shmbs in the planter. S^'^ Review: This comment was not addressed. d. Provide additional landscape area in the entry plaza off of Ocean Street. Provide trees/palms as appropriate to soften and enhance the building elevation. (Raised planters may be required since this area is over the parking garage). 3'^^ Review: This comment was not addressed. 8-13 Completed. 14. Please provide a minimum 5' wide planter at the ends of parking rows per attached parking lot diagram. 2"'^ Review: The applicant has responded: 5' end planter for parking, please discuss with City planner." This has been discussed with the City planner. Please see comment 7 above. 3'^^ Review: This comment was not addressed. Please provide for all Landscape Manual requirements. 15. Islands at the end of each parking row shall be used as planted area. 2"'* Review: The applicant has responded: "Location of comment noted on the redlined plan is an existing condition off site. Area has too high a level of a pedestrian traffic to add plant material to this end area." Landscaping is needed to soften the large paved area. Please provide appropriate, tough plantings. 3'^^ Review: This comment has not been addressed on the east and west sides of the parking areas on Oak Street. Please provide for all Landscape Manual requirements. 16-19 Completed. 20 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation) on the next submittal. lA. Completed. 2A. Do the entry trees need to be in omamental containers. It is recommended that they be planted in the soil. 3^^ Review: All trees in this area may not need to be in raised planter containers. See comments 7a and 7b. Ifthe two parking spaces are deleted and used as planting area, the planter appears to be wide enough and far enough away from the gas line to allow planting in the ground. Please address. 3 A. Plans call for Howea species and Phoenix roebelenii at the Oak Street entry. It is not clear if both species or one is to be used. Please clarify that a tall species with under- planting of the Pygmy Date Palm are proposed. Tall palms are needed to soften and enhance the building elevation. 3^^^ Review: The applicant has responded: "Both tree species may be used. " Please clarify on the plans which is Howea and which is Phoenix roebelenii by using a different symbol for each. It needs to be clear that Phoenix roebelenii by itself is not desired. Larger Palms are needed to both soften and enhance this building elevation. It needs to be clear exactly how many ofthe Palms are Howea. 4A. Locations of the Ocean Street tree wells do not coordinate with the civil plans. Please coordinate civil plans with landscape plans. 3^^^ Review: Plans are still not coordinated. 5A-6A Completed. locluiig Design Groupi Inc. January 23, 2008 Austin Silva City of Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: RESUBMITTAL OF LUMIERE CARLSBAD VILLAGE HOTEL, MAJOR REDEVELOPMENT PERMIT [RP 07-14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Austin: Please accept our application for Staff review ofthe most recent comments we received based on letters from the City dated December 31, 2007 and January 8, 2008. The items that we are including with this letter are as follows: • 4 copies of the revised traffic impact analysis. • 2 revised hydrology reports [with City check print attached]. • 2 revised Storm Water Management Plans [with 2"^^ plan check comments attached]. • 4 folded sets of revised architectural plans, tentative subdivision map and landscape concept plans [with 2"^ engineering plan check comments attached]. • 4 sets of comments from the landscape architect, civil engineer and from the architect including the stair separation calculation graphic and the revised color board. • 4 response letters from the soils engineer addressing staff comments on shoring, percolation rates for infiltration basin and comments on effect on adjacent foundations. • 4 sets [2 sheets] of temporary shoring details and notes. 2234 Faradav fivenue • Carlsbad. California 92008 (760) 438-3182 • FfiX (760) 438-0173 • €mall ld9@dujllsonen9.com Austin Silva January 23, 2008 Page 2 of 2 There are several items in this submittal that I would to bring to your attention. 1. Temporary shoring. We have attached graphics and notes from Earth Support Systems. We also show on the architectural cross sections, the temporary tieback locations. The tieback system that support a soldier beam are temporary and can or will be disengaged after construction. We are currently in the process of obtaining permission from the adjacent owners for the tieback systems as shown and would expect the City would add a condition to our project to secure permission from the adjacent owners prior to construction permit issuance. 2. Engineering Comment No. 3 in the December 31, 2007 City letter points out that the drainage from the underground parking can not be pumped into the public storm drain system. The civil engineer on Sheet 2 of 2 ofthe tentative map indicates by note that garage drainage will be collected, filtered and pumped to the public sewer system. The engineer has also shown a new separate sewer lateral on Oak Ave. for the garage drains. 3. We acknowledge the January 8, 2008 Building Department comments and agree with all the recommendations. The architect has shown on the plans the 5 disabled parking spaces in the garage and noted the garage ventilation blowers and roof equipment. The "dining on the rail" is now accessible. Please accept the attached material for plan check. We look forward to your comments. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan Carson Mehl 2234 Faradav fivenue • Carisbad. California 92008 (760) 438-3182 • FfiX (760) 438-0173 • €mail Id9@dujlls0nen9.com JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING DESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.jgjohnson.com Fax 303 892 7059 Studio 303 892 7062 January 23, 2008 Mr. Austin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Street, Suite B Carlsbad, California 92008-2335 RE: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The following are responses to comments in regards to Architectural. Letter dated January 8, 2008 - Building comments Comment 1: The application shalt submit complete sets of construction plans to the Building Division for plan check processing. The submittal must include, but is not limited to, a Soils/Geotechnical Report, Structural calculations, and State Energy compliance documentation (Title 24). Response 1: This will be addressed in submittal for plan check prior to permit issuance. Comment 2: Construction plans shall include a site plan. A foundation plan, floor and roof framing plans, a floor plan, section details, exterior elevations, and materials specifications. Submitted plans must show compliance with the latest adopted editions of the 2007 California Building Code (2006 International Building Code with California Amendments) and the California Mechanical, Electrical, Plumbing and Energy Code. Response 2: This will be addressed in st*bmlttal for plan check prior to permit issuance. Comment 3: Commercial and multi-residential construction must also contain details and notes to show compliance with State disabled accessibility mandates. Site plans should clearly show an accessible path of travel from the building entrance to the right of way and public transit, accessible parking and dimensions for accessible spaces and in multi-story buildings elevator and covered parking requirements. Response 3: This will be addressed in submittal for plan check prior to permit issuance. Comment 4: Check parking layout: 101-150 required spaces, then 5 disabled accessible spaces required (with 1 van accessible). Show accessible path of travel. Response 4: Added handicap spaces in parking garage adjacent to guest elevator. Four standard parking spaces plus one van space for a total of 5 handicap spaces, reference sheets 6 & 7. Comment 5: Sprinklers are required Response 5: This will be addressed in submittal for plan check prior to permit issuance. Comment 6: Check exit separation at floors; Vi the maximum overall diagonal distance. May be 1/3''^ if fire sprinklered. Response 6: Exit distance between stairs meets half the diagonal, see attached sheet clarifying calculation. Comment 7: Show enclosed garage ventilation blowers and roof equipment. Response 7: This wilt be addressed in submittal for plan check prior to permit issuance. Comment 8: Review noise critical area ventilation requirements as required. Response 8: This will be addressed in submittal for plan check prior to permit issuance. Comment 9: Dining on rail must be accessible. Response 9: Added ramp to access dining rail at restaurant, reference sheet 4. End of comments in Letter dated January 8, 2008 - Building comments Letter dated December 31, 2007 - comments Housing & Redevelopment Comment 1: Ptease provide a keynote legend on the elevations so staff can identify materials and items on the building. At this point, staff cannot clearly understand what materials are being used for the sunshades, parapet railings, etc. Response 1: Notes added to elevations to clarify sunshades, parapet railings, decorative lighting, trellis, wood siding and wood panels, reference sheets 9 & 10. Engineering: Comment 6: Shoring. Response 6: Architecturat shows shoring on building sections from shoring design and approximate locations of main utilities from civil drawings. Reference other consultant's documents clarifying this comment. Comment 7: Roof drains. Response 7: Located proposed roof drains plus gutters and downspouts, reference sheet 5. Reference civit documents and see clarification on this comment. Housing & Redevelopment: Comment 1: To enhance the design of the building, ptease up the blank wall space on the Carlsbad Boulevard elevation (southwestern portion ofthe building) with vines on lattices or another type of architecturat detail. Response 1: Lattices matching wood screen panels on windows witt be provided for vines along the blank wall on Carlsbad Boulevard elevation, reference sheet 10. Comment 2: To enhance the design of the building, ptease add decorative light fixtures on balconies and at entryways. Response 2: A decorative light fi)dure image is shown on sheet 9. Decorative lighting at balconies is shown on elevations, reference sheets 9 & 10. Comment 3: To enhance the design of the building, ptease provide for enhanced materials such as rockwork at the main entrance and at the entrance to the underground parking garage. Response 3: We enhanced the main entrance with wood panels which is an integral material to the beach- cottage shingle architectural style. Wood panels painted off white add a rich & simple elegance to the architectural style. Reference sheet 9, which shows the tall vertical panels and trim at main entrance and porte cochere. To address the comment regarding rockwork to enhance entrance, in review the rock work seemed to be foreign or applied to the building fagade which was not integral to the shingle, beach-cottage architecturat style. The entrance at the garage after discussion with Austin Silvia will be in shade from balconies above and does not require application of material enhancing. Comment 4: Staff suggests using an off-white color for the building trim. Buildings using bright- white color for the trim have not been received very well by the Design Review Board and general public. Response 4: All trim witt be painted off white. Noted on elevations, sheet 9 & 10; and on color board, see attached image. Comment 5: 104 parking spaces are required to be provided on-site; only 103 spaces are shown on the plans. Please correct. Response 5: One parking space was added next to service elevator, reference sheet 7. Comment 6: According to dimensions shown on the plan, the restaurant space totals 2,988 square feet not 2,801 square feet. Two (2) additional parking spaces need to be provided on-site for the larger space, or the restaurant size wilt have to be decreased. Response 6: Square footage hase been re-checked at restaurant space and tisted on floor plans. Total square footage equals 2,815 at restaurant which does not require additional spaces. End of comments for letter dated December 31, 2007 - comments Sincerely, JaneyRogers i^^ociate Principal LUMIERE GARLSBAD VILLAGE HOTEL Sheetl ofl RP 07-14, CT 07-11. CDP 07-025 Response to Engineering Department plan check comments dated December 31,2007 Date: January 23,2008 By:Garyypska For clarity the following responses have been Itemized In accordance with the City comments. If not list below, the particular item was satisfied in the current submittal and did not require further explanation Efigtfieering (page 2 of 5): t RESPONSE: Descriptions have been expanded for clarity. 2. RESfK>NSE: Additional symbols have been shown on the legend 7.. RESPONSE: Additional callouts are shown on the SWMP map including roof drain and catch basin filters. A infiltration basin and outlet pipes are shown to treat and direct the flow from Basin B 8. RESPONSE: The current Hydrology Report includes Infiltration calculations. 9. RESPONSE: Completed as requested. Engineering (page 4 of 5): 1. RESPONSE: Pervious concrete gutter has been shown on Ocean Street 2. RESPONSE: Roof drain outlets are directed through grass and landscaping or catch basin filters before entering the onsite storm drain system and infiltration basin. 3., RESPONSE: The subten-anean garage drainage shall be filtered and discharged through a separate lateral to the public sewer system in Oak. Lumiere Carlsbad Village Hotel Response to Staff comments: Cover letter from Austin Silva dated 12.31.07 Redline mark ups of applicant's Landscape Concept is confusing. Plan was marked up with many marks that have no written comment. Please try to better coordinate your comments with the City staff members that are directing the project. Landscape Plan review Page 4 2. Label Propertv Lines: Att property tines are now labeled, the site has no easements. 7. Additional area for increased planting: Project is working with given bidg setbacks. No additional planting areas are proposed. 7A. Comment is confusing, redline 7A is on Oak St and comment refers to Ocean St. Engineering dept requested the deletion of the trees at the auto entry off Oak St due to the conflict with underground utilities. To retain trees we are now proposing they be planted in raised planters/Urns. These planters witt be as large as possible but witl be in scale with the setting. Trees panted in the restrained area of a planter may not achieve full height. The pedestrian entry off of Ocean St remains as is. Page 5 15. Added plant material in parkina area on Ocean St New plant material has been added to the offsite island on the south side of the parking garage entry. IA. Small areas between parkina and sidewalk on Oak st. New plants added 2A. Proposed trees on Oak St Please see response under 7A above. 3A. Proposed trees on Oak St Both tree species may be used 4A. Coordinate trees wells on Ocean St on all plans These tree welts should now be coordinated. 5A. Please see response #15 6A. Show and label limits of parkina garage. Ptease see note Indicating where the timits of garage is. < SOIL ft TESTING, INC. Z a O SiC ST PHONE (619) 280-4321 TOLL FREE (877) 215-4321 FAX (619)280-4717 San Diego Office P.O. Box 600627 San Diego, CA 92160-0627 6280 Riverdale Street San Diego, CA 92120 www.scst.com PHONE (760) 775-5983 TOLL FREE (877)215-4321 FAX (760) 775-8362 Indio Office 83-740 Citrus Avenue Suite G Indio, CA 92201-3438 www.scst.com January 22, 2008 SCS&T No. 0711080 Report No. 4 Mr. Kevin Kiernan The Kiernan Companies, LLC 3150 Ocean Street Carlsbad, California 92008 Subject: RESPONSE TO CtTY OF CARLSBAD MEMORANDUM LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD, CALIFORNIA References: 1. Lumiere Carlsbad Viltage Hotel Project, Major Redevelopment Permit, RP07- 14/CT07-11/SDP07-25)"; prepared by the City of Carisbad Housing and Redevetopment Department, dated December 31, 2007. 2) "Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carlsbad, California') prepared by Southern California Soit and Testing, Inc.; dated July 31, 2007 (SCS&T No. 0711080-1). Dear Mr. Kiernan: tn accordance with a request by Mr. Robert Ladwig of Ladwig Design Group, Inc., this report has been prepared to address the geotechnical issues raised in the referenced memorandum prepared by the City of Carisbad. The relevant items from the "Engineering" section of the memorandum are presented below, followed by our responses, ttems not tisted betow are to be addressed by others. Item 3: As previously requested, please submit a revised Preliminary Geotechnical Investigation to address shoring issues as previously requested. The report should include recommended methods of construction, potential impacts to adjacent properties/right-of-way and mitigation measures. SCS&T Response: Preliminary shoring design documents, dated January 10, 2008 by Earth Support Systems, were provided for our review. Specific details regarding the design ofthe shoring have not yet been developed. Appropriate geotechnical parameters wilt be provided by SCS&T in conjunction with the final shoring design to be performed by Earth Support Systems. These parameters wilt include appropriate values to account for foundation surcharges from nearby off-site structures. Ttie Kiernan Companies. LLC January 22, 2008 Lumiere Carlsbad Village Hotel SCS&T No. 0711080-4 Ocean St. and Oak Ave., Carlsbad, CA Page 2 Specific methods of construction should be determined by the shoring designer and contractor. Based upon the preliminary design provided, the shoring will consist of soldier beams with wooden lagging anda single row of tie-backs. The general constmction sequence will consistof the following steps: (1) constmct soldier beams; (2) excavate from the top down, installing wooden tagging as excavation proceeds; and (3) install tiebacks when the excavation reaches the specified elevation. The construction sequence described above will provide continuous support for the excavation sidewalls and mitigate the risk of undermining or damaging adjacent properties and/or right-of-ways. Based upon the preliminary tie-back design by Earth Support Systems, the tie-backs will be constructed sufficiently below the existing utilities to avoid adverse impacts in Oak Avenue and Ocean Street. In addition, the shoring construction sequence described above will provide continuous support for the excavation sidewalls and mitigate the risk of damage to utilities due to undermining or caving. Sections depicting the locations ofthe tie-backs relative to existing utilities are to be provided by others. Item 5: Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property comer. The report should also include analysis of the infiltrafion basin impacts to the exisfing adjacent stmctures (restaurant) and the proposed structure for this project. SCS&T Response: SCS&T performed percolation testing at the location ofthe proposed infiltration basin. Percolation test results and design rates, as welt as a discussion of potenfial impacts on the proposed structure and off-site restaurant building, are provided in SCS&T Report 3R. For your convenience, this report is attached hereto as Appendix I. It is anticipated that the foundations for the proposed garage structure adjacent to the proposed infiltrafion basin witl be founded in competent terrace deposits at or below the water table. The proposed infiltration basin is not expected to have any adverse effect upon the bearing strength of the structure foundafion soils. Item 6: According to the Soil Report by Southern California Soit and Testing, Inc., dated July 31, the borings encountered groundwater at elevations 14 feet msl to 15.5 feet mst and could possibly be higher. The proposed garage floor elevations range from 15.5 feet to 22.5 feet mst. Ptease revise plan to include underground parking cross-secfions and details showing recommended subdrains and collecfion and pump system to avoid potential tong term effects on the proposed stmcture such as hydrostatic pressure on garage floors and retaining walls, and water instrusion. The proposed system must be constructed within the project timits. The mifigafions may result in the reducfion ot the proposed underground parking space. Ttie Kiernan Companies, LLC Lumiere Carlsbad Village Hotel Ocean St. and Oak Ave., Carlsbad, CA January 22, 2008 SCS&T No. 0711080-4 Page 3 SCS&T Response: Secfions and details showing the proposed subdrain system are to be provided by others. The highest groundwater level encountered in our invesfigation was approximately 15.5 feet msl, which is equal to the level of the lowest portion of the proposed garage floor. Recommendations for the mitigafion ofthe groundwater condition are provided in the referenced geotechnical report. The recommended mitigation measures, which are intended to reduce risks associated with hydrostatic pressure and moisture intrusion, include a sub-slab gravel mat, a mat foundafion, and upgraded waterproofing and retaining wall design for the portions of the stmcture below 18 feet msl. Should you have any quesfions regarding this document or if we may be of further service, please contact our office at your convenience. This opportunity to be of professionat service is sincerely appreciated. Very tmly yours_ SOUTHE^^^I Michae Associate MF:DBA:mf SOIL & TESTING, INC. Geologist (2) Addressee (2) Ladwig Design Group Attachment Appendix I APPENDIX I PERC TEST REPORT 2 sou i, TISTING, INC. I • 0 PHONE (519) 280-4321 TOLL FREE (877)215-4321 FAX (619) 280-4717 San Diego Office P.O. Box 600627 San Diego, CA 92160-0S27 6280 Riverdale Street San Diego, CA 92120 www.scst.com PHONE (760) 775-5983 TOLL FREE (877) 215-4321 FAX (760) 775-8362 Indio Office 83-740 Citrus Avenue Suite G Indio, CA 92201-3438 www.scst.com December 31, 2007 SCS&T No. 0711080 Report No. 3R Mr. Kevin Kiernan Tha Kiernan Companies, LLC 3150 Ocean Street Carlsbad, California 92008 Subject: REVISED PERCOLATION TEST RESULTS LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD, CALIFORNIA References: 1.) "Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carisbad, California') prepared by Southem California Soil and Testing, Inc.; dated July 31, 2007 (SCS&T No. 0711080-1). 2.) "Incomplete Items and Engineering Issues for Lumiere Calrsbad Village Hotel (RP07-14/CT07-11/SDP07-25)''; prepared by the City of Carlsbad Engineering Development Services Department, dated September 24, 2007. Dear Mr. Kieman: In accordance with your request, we have performed a percolation test to determine the infiltration rate for the soil underlying the site. The inflltration rate was requested to facilitate the design of a stormwater Infiltration basin for the proposed development. The infiltration basin is intended to collect and dissipate on-site storm mnoff. The percolation test was perfonned in the area of the proposed infiltrafion basin, near the southwest corner of the subject property. This revised report supersedes the previously submitted Report No. 3. SCOPE OF SERVICES Our scope of services consisted of the fotlowing: 1. Drill and log an 8-inch diameter test boring to a depth of 19.5 feet below the existing ground surface. The boring locafion is indicated on Plate 1, while the boring log is presented on Plate 2. 2. Perform a percotafion test and calculate the infiltrafion rate. 3. Prepare a report summarizing the test resutts. Ttie Kiernan Companies, LLC December 31, 2007 Lumiere Carlsbad Village Hotel SCS&T No. 0711080-3R Ocean St and Oak Ave., Carlsbad, CA Page 2 PROCEDURE The test boring extended to a depth of about 19.5 feet below the existing ground surface, which is about 8.5 feet above the groundwater level as encountered in Boring 3 of the referenced geotechnical report. Presoaking and percolation testing procedures consisted of the following steps: a) Fill the test boring with water and maintain the water level at an elevafion tiiat is near the top of the anficipated infiltration basin (about 10 feet below ground surface) for 2.5 hours. b) Conduct a static head test in the boring. Readings were taken at 5-minute intervals for a period of 3 hours. A stabilized rate was obtained. The volume of water that dissipated in the last 5-mjnute reading is reported as the infiltration rate for the test boring. FINDINGS The underiying soils are terrace deposits consisting of fine-grain silty sand to a depth of about 12 feet, and fine- to medium-grain, slightiy silty sand below 12 feet. The result of the test indicated a percolation rate of 0.6 inches of fall per minute, which is equivalent to about 1.05 cubic feet per hour. Based on the 8-inch-diameter borehole, the soil infiltration rate is 0.05 cubic feet per hour per square foot of borehole sidewall. Based on the anticipated 3-foot- diameter basin with an infiltration sidewall height of 10 feet, the calculated infiltrafion capacity of the basin ia about 113 cubic feet of water per day. POTENTIAL IMPACTS Item 5 of the referenced memo prepared by tiie City of Carisbad raises the issue of anticipated impacts ofthe infiltration basin on the proposed stmcture and the nearby surf shop stmcture on the adjacent property. Based upon our understanding ofthe proposed infiltration basin design, the basin will be within about 5 feet ofthe proposed hotel/garage structure and about 10 feet ofthe surf shop structure. The foundations for the portion of the hotel/garage stiucture adjacent the proposed infiltration basin will be at about the level of the groundwater table (about 28 feet below the existing surface) as encountered in Boring 3 of the referenced geotechnical report. Accordingly, the presence of the infiltration basin is not expected to have any adverse Impact on the hotel/garage structure foundations. Potentiat impacts on the basement walls due to the infiltrafion of water from the adjacent basin can be reduced wiUi waterproofing and backdrain design. Specific recommendations regarding appropriate mitigative measures can be provided once specific details regarding the design of the infiltration basin have been determined. The potential impacts ofthe proposed infiltration basin on the nearby surf shop structure cannot be accurately determined without subsurface exploration on the adjacent property to evaluate factors '1 ST The Kiernan Companies, LLC Lumiere Carlsbad Village Hotel Ocean St and Oak Ave., Carlsbad, CA December 31, 2007 SCS&T No. 0711080-3R Page 3 such as soil profile and foundation design. Such subsurface exploration is not feasible due a lack of access to the adjacent property. However, based upon the infonmation obtained from tiie percolation testing and the referenced geotechnical report, it is our opinion that tiie overaii risk of impacts on tiie surf shop stmcture is low. Should you have any questions regarding this document or if we may be of further service, piease contact our office at your convenience. Very truly SOUTH IA SOIL & TESTING. INC. Associate Englh4<&rlfig Geologist MF:DBA:mf (3) Ladwig Design Group (3) Addressee Attachments Plates 1 and 2 LOG OF PERCOLATION TEST BORING NUMBER PT-1 Date Excavated: Equipment: Surface Elevation (ft): 12/17/2007 CME 55 42 Logged by: MM Project Manager: MF Depth to Water (ft): X I- Q- UJ Q O CO D SUMMARY OF SUBSURFACE CONDITIONS SAMPLES UJ CC D H o o a z D >-DC Q CO h- co UJ H > DC O h-< DC O CQ 3 - 2 - 4 - 6 - 8 - 10 - 12 - 14 H - 18 - 19 L 20 Asphalt 2. 5" SM TERRACE DEPOSITS: Reddish-brown, humid, fine, SILTY SAND SM/ SP Tan, humid, fine to medium, slightly SILTY SAND Boring ended at 19.5 feet 0» SOUTHERN CAUFORNIA SOIL & TESTING, INC. LUMIERE CARLSBAD VILLAGE HOTEL 0» SOUTHERN CAUFORNIA SOIL & TESTING, INC. BY: MF DATE: 12/26/07 0» SOUTHERN CAUFORNIA SOIL & TESTING, INC. JOB NUMBER: 0711080-2 PLATE NO: 2 < soil « TESTING, INC. * m o ST PHONE (619) 280-4321 TOLL FREE (877) 215-4321 FAX (619)280-471 San Diego Office p.o, Box 600627 San Diego, CA 92160-062/ 6280 Riverdale Street San Diego, CA 92120 www.scst.com PHONE (760) 775-5983 TOLL FREE (877) 215-4321 FAX (760)775-8362 Indio Office 83-740 Citrus Avenue Suite G Indio, CA 92201-3438 www.scst.com January 22, 2008 SCS&T No. 0711080 Report No. 4 Mr. Kevin Kiernan The Kiernan Companies, LLC 3150 Ocean Street Carlsbad, Califomia 92008 Subject: RESPONSE TO CITY OF CARLSBAD MEMORANDUM LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD, CALIFORNtA References: 1. Lumiere Carisbad Village Hotel Project, Major Redevelopment Permit, RP07- 14/CT07-11/SDP07-25)"; prepared by the City of Carisbad Housing and Redevelopment Department, dated December 31, 2007. 2) "Report of Preliminary Geotechnical Investigation, Lumiere Carisbad Village Hotel, Ocean Street and Oak Avenue, Carisbad, California') prepared by Southem California Soil and Testing, Inc.; dated Juty 31, 2007 (SCS&T No. 0711080-1). Dear Mr. Kiernan: In accordance with a request by Mr. Robert Ladwig of Ladwig Design Group, Inc., this report has been prepared to address the geotechnical issues raised in the referenced memorandum prepared by the City of Carisbad. The relevant items from the "Engineering" section of the memorandum are presented below, followed by our responses. Items not listed below are to be addressed by others. Item 3: As previousty requested, please submit a revised Preliminary Geotechnical Investigation to address shoring Issues as previously requested. The report should include recommended mettiods of construction, potential Impacts to adjacent properties/right-of-way and mitigation measures. SCS&T Response: Preliminary shoring design documents, dated January 10, 2008 by Earth Support Systems, were provided for our review. Specific details regarding the design ofthe shoring have not yet been developed. Appropriate geotechnical parameters will be provided by SCS&T in conjuncfion with the finat shoring design to be performed by Earth Support Systems. These parameters will include appropriate values to account for foundation surcharges from nearby off-site structures. The Kiernan Companies, LLC January 22, 2008 Lumiere Carlsbad Village Hotel SCS&T No. 0711080-4 Ocean St. and Oak Ave., Carlsbad, CA Page 2 Specific methods of construction should be determined by the shoring designer and contractor. Based upon the preliminary design provided, the shoring will consist of soldier beams with wooden lagging and a single row of tie-backs. The general constmction sequence will consist of the foitowing steps: (1) constmct soldier beams; (2) excavate from the top down, installing wooden lagging as excavation proceeds; and (3) install tiebacks when the excavation reaches the specified elevation. The construction sequence described above will provide continuous support for the excavation sidewalls and mitigate the risk of undennining or damaging adjacent properties and/or right-of-ways. Based upon the preliminary tie-back design by Earth Support Systems, the tie-backs will be constructed sufficientiy below the existing utilities to avoid adverse impacts in Oak Avenue and Ocean Street In addition, the shoring construction sequence described above witt provide continuous support for the excavation sidewalls and mitigate the risk of damage to utilities due to undermining or caving. Sections depicting the locations ofthe tie-backs relative to existing utilities are to be provided by others. Item 5: Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property comer. The report should also inctude analysis of the Infiltration basin impacts to the existing adjacent structures (restaurant) and the proposed stmcture for this project. SCS&T Response: SCS&T perfonned percolation testing atthe location of tiie proposed infiltration basin. Percolation test results and design rates, as well as a discussion of potential impacts on the proposed stiructure and off-site restaurant building, are provided in SCS&T Report 3R. For your convenience, this report is attached hereto as Appendix I. It is anticipated that the foundations for the proposed garage structure adjacent to the proposed Infiltration basin will be founded in competent terrace deposits at or below the water table. The proposed infiltration basin is not expected to have any adverse effect upon the bearing strength of the stmcture foundation soils. Item 6: According to the Soil Report by Southern California Soil and Testing, Inc., dated July 31, the borings encountered groundwater at elevations 14 feet msl to 15.5 feet msl and could possibly be higher. The proposed garage floor elevations range from 15.5 feet to 22.5 feet msl. Please revise plan to include underground parking cross-sections and details showing recommended subdrains and collection and pump system to avoid potential long term effects on the proposed stmcfijre such as hydrostatic pressure on garage floors and retaining walls, and water instrusion. The proposed system must be constructed within the project timits. The mitigations may result in the reduction ot the proposed underground pari<ing space. The Kiernan Companies, LLC Lumiere Carlsbad Village Hotel Ocean St. and Oak Ave., Carlsbad, CA January 22, 2008 SCS&T No. 0711080-4 Page 3 SCS&T Response: Sections and details showing the proposed subdrain system are to be provided by others. The highest groundwater level encountered in our investigation was approximately 15.5 feet mst, which Is equal to the levet of the lowest portion of the proposed garage floor. Recommendations for the mitigation ofthe groundwater condition are provided in the referenoed geotechnical report. The recommended mitigation measures, which are intended to reduce risks associated with hydrostatic pressure and moisture intmsion. Include a sub-slab gravel mat, a mat foundation, and upgraded waterproofing and retaining wall design for the portions of the structure betow 18 feet msl. Should you have any questions regarding this document or if we may be of further service, please contact our office at your convenience. This opportunity to be of professional service is sincerely appreciated. Very tmly yours, SOUTHERN CALIFORNIA SOIL & TESTING, INC. Michaet P. fart, 6EG 1938 Associate Engineering Geologist MF:DBA;mf (2) Addressee (2) Ladwig Design Group A^l^^ R9E^3^(^7 Attachment Appendix I APPENDIX I PERC TEST REPORT sou * TISTINQ, INC. PHONE (619) 280-4321 TOLL FREE (877) 215-4321 FAX (619)280-4717 San Dlego Office P.O. Box 600627 San Diego, CA 92160-0S27 6280 Riverdale Street San Diego, CA 92120 www.sc5t.com PHONE (760) 775-5983 TOLL FREE (877) 215-4321 FAX (760) 775-8362 Indio Office 83-740 Citrus Avenue Suite G Indio, CA 92201-3438 www.scst.com December 31,2007 SCS&T No. 0711080 Report No. 3R Mr. Kevin Kiernan The Kieman Companies, LLC 3150 Ocean Street Carlsbad, California 92008 Subject: REVISED PERCOLATION TEST RESULTS LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD, CALIFORNIA References: 1.) "Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carisbad, California", prepared by Soutiiem Califomia Soil and Testing. Inc.; dated Juty 31, 2007 (SCS&T No. 0711080-1). 2.) "Incomplete Items and Engineering Issues for Lumiere Calrsbad Village Hotel (RP07-14/CT07-i1/SDP07-25)"; prepared by the City of Carlsbad Engineering Development Services Department, dated September 24, 2007. Dear Mr. Kieman: In accordance with your request, we have perfomned a percolation test to determine the infilU^tion rate for the soil underlying tile site. The infilti-ation rate was requested to facilitate the design of a stormwater infiltration basin for the proposed development. The Infiltration basin is intended to collect and dissipate on-site storm mnoff. The percolation test was perfonned In the area of the proposed infiltration basin, near the southwest corner of the subject property. This revised report supersedes the previously submitted Report No. 3. SCOPE OF SERVICES Our scope of services consisted of the following: 1. Drill and log an 8-lnch diameter test boring to a depth of 19.5 feet below the existing ground surface. The boring location is Indicated on Plate 1, while the boring log is presented on Plate 2. 2. Perform a percolation test and calculate the Infiltration rate. 3. Prepare a report summarizing the test results. The Kiernan Companies, LLC December 31. 2007 Lumiere Cartsbad Village Hotel SCS&T No. 0711080-3R mmm^mSmmmmmikmm^^ PROCEDURE The test boring extended to a depth of about 19.5 feet betow the existing ground surface, which is about 8.5 feet above the groundwater levet as encountered in Boring 3 of ttie referenced geotechnical report. Presoaking and percolation testing procedures consisted of ttie following steps: a) Fill ttie test boring with water and maintain the water level at an elevation that is near ttie top of the anticipated infiltration basin (about 10 feet beiow ground surface) for 2.5 hours. b) Conduct a static head test in the boring. Readings were taken at 5-minute intervals for a period of 3 hours. A stabilized rate was obtained. The volume of water ttiat dissipated in ttie last 5-minute reading is reported as the infiltration rate for the test boring. FINDINGS The underiying soils are terrace deposits consisting of fine-grain silty sand to a depth of about 12 feet, and fine- to medium-grain, slightiy silty sand below 12 feet. The result of ttie test indicated a percolation rate of 0.6 inches of fall per minute, which is equivalent to about 1.05 cubic feet per hour. Based on the 8-inch-diameter borehole, the soil infiltration rate is 0.05 cubic feet per hour per square foot of borehole sidewall. Based on the anticipated 3-foot- dlameter basin with an infiltration sidewall height of 10 feet, the calculated infiltration capacity of ttie basin Is about 113 cubic feet of water per day. POTENTIAL IMPACTS Item 5 of the referenced memo prepared by ttie City of Carisbad raises the issue of anticipated Impacts ofthe infiltration basin on the proposed stmcture and the nearby surf shop stmcture on the adjacent property. Based upon our understanding ofttie proposed infiltration basin design, ttie basin will be within about 5 feet of the proposed hotel/garage structure and about 10 feet of the surf shop structure. The foundations for tiie portion of the hotel/garage stiucture adjacent the proposed infiltration basin will be at about the levei of the groundwater table (about 28 feet below ttie existing surface) as encountered in Boring 3 of the referenced geotechnical report. Accordingly, the presence of the infiltration basin is not expected to have any adverse impact on the hotel/garage stmcture foundations. Potential impacts on the basement walls due to the infiltration of water from the adjacent basin can be reduced with waterproofing and backdrain design. Specific recommendations regarding appropriate mitigative measures can be provided once specific details regarding the design ofthe Infiltration basin have been determined. The potential impacts ofthe proposed infiltration basin on the nearby surf shop structure cannot be accurately determined without subsurface exploration on the adjacent property to evaluate factors The Kiernan Companies, LLC December 31, 2007 Lumiere Cartsbad Village Hotel SCS&T No. 0711080-3R Ocean St. and Oak Ave., Cartsbad, CA Page 3 m such as soil profile and foundation design. Such subsurface exploration is not feasible due a lack of access to ttie adjacent property. However, based upon ttie infomiation obtained fi-om ttie percolation testing and ttie referenced geotechnical report, it is our opinion ttiat the overall risk of impacts on ttie surf shop stmcture is low. Should you have any questions regarding this document or if we may be of further service, please contact our office at your convenience. Very tiuly ypufi -\ SOUTH^E^Ii^f^^NIA SOIL & TESTING, INC. Michae^^if^^r^fg6f1938 Associate Brigih^eirihg Geologist MF:DBA:mf (3) Ladwig Design Group (3) Addressee Attachments Plates 1 and 2 LOG OF PERCOLATION TEST BORING NUMBER PT-1 Date Excavated: 12/17/2007 Logged by: MM Equipment: CME 55 Project Manager: MF Surface Elevation (ft): 42 Depth to Water (ft): SAMPLES CO DEPTH (ft) USCS SUMMARY OF SUBSURFACE CONDITIONS UNDISTURBED BULK PENETRATION (blows/ ft. of drive) MOISTURE (%) DRY UNIT WT. (pcf) LABORATORY TEST \ Asphalt 2. 5" SM TERRACE DEPOSITS: Reddish-brown, humid, fine, SILTY SAND - 2 - 4 - 6 - 8 - 10 - 12 - 12 SM/ SP Tan, humid, fine to medium, slightly SILTY SAND - 14 S - 18 - 19 - 20 Boring ended at 19.5 feet C1 SOUTHERN CALIFORNIA / S W ^ TESTING, INC. LUMIERE CARLSBAD VILLAGE HOTEL C1 SOUTHERN CALIFORNIA / S W ^ TESTING, INC. BY: MF DATE: 12/26/07 C1 SOUTHERN CALIFORNIA / S W ^ TESTING, INC. JOB NUMBER: 0711080-2 PLATE NO.: 2 Citv of Carlsbad Housing & Redevelopment Department December 31, 2007 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD, CA 92008 Subject: Lumiere Carisbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: 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 07-14. as to its completeness for processing. The application is incomplete, as submitted. The attached list inctudes infonnation that must be submitted to complete your applicafion. 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 unfil the applicafion is determined to be comptete. When all required materials are submitted to the Redevelopment Office, the City has an addifional thirty (30) days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application witt 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 quesfions or wish to set up a meeting to discuss the applicafion. Sincerely. Austin Silva Assistant Planner c: Tecla Levy. Engineering Witl Foss, Building Greg Ryan, Fire Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Lumiere Carlsbad Village 12/31/2007 ^ Page 2 of5 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION RP 07-14 / CT 07-11/ CDP 07-25 Staff has completed a review of the subject project for application completeness. The application and plans submitted for this project are incomplete at this fime. The following additional items are required to find the applicafion comptete: (Please note the issues are listed under the department which identified them as an area of concern.) Please submit four (4) comptete sets of ptans addressing the following: Housing & Redevelopment: 1. Please provide a keynote tegend on the elevations so staff can identify materials and items on the building. At this point, staff cannot cleariy understand what materials are being used for the sunshades, parapet railings, etc. Engineering: 1. The revised sheet 1 of the Tentative Map indicates that there are two proposed commercial airspace units. The applicafion descriptions shown on the said sheet indicate that there are 12 condominiums, and 2 commercial units (Hotel. Apartments and Restaurant). Please indicate what constitute each commercial units, e.g. 1) Hotel & restaurants? And 2) Apartments? Are you proposing a total of 14 mixed used airspace units. Please clarify. 2. Please include all symbols used on the plan to the legend. 3. As previously requested, please submit a revised Preliminary Geotechnical Investigation to address shoring issues as previously requested. The report should include recommended methods of construction, potentiat impacts to adjacent properties/right-of-way and mitigation measures. 4. Ptease revise the site plan to inctude preliminary details of Temporary shoring for basement walls. Show that shoring wall construction can be achieved within the project limits without significant impact to existing utilities within the City right-of-way and to adjacent properties. 5. Revise the Geotechnical Report to inctude expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property corner. The report should also inctude analysis of the infiltration basin impacts to the exisfing adjacent structures (restaurant) and the proposed structure for this project. 6. According to the Soil's Report by Southern California Soil and Tesfing. Inc.. dated Juty 31. the borings encountered groundwater at elevations 14 feet msl to 15.5 feet msl and could possibly be higher. The proposed garage floor elevations range from 15.5 to 22.5 feet msl. Ptease revise plan to Inctude underground periling cross- sections and details showing recommended subdrains and collection and pump system to avoid potential long term effects on the proposed structure such as hydrostafic pressure on garage floors and retaining walls, and water intruston. The proposed system must be constructed within the project limits. The mitigations may resutt in the reduction to the proposed underground periling space. 7. The SWMP BMP map appears incomplete. Please include/show atl proposed treatment BMP including locations of the proposed roof drain filters. It appears that Lumiere Carlsbad Village 12/31/2007 ~ Page 3 of 5 no treatment BMPs are proposed for Drainage Basin B. Please include calculations to show that the proposed treatment BMPs meet the numeric sizing criteria. Also show the requested "LID" design features on the BMP map. 8. Revise the preliminary Hydrology Report to inctude infiltration design calculations. 9. Revise Hydrology Map to show the flow path and discharge point for Basin B. ISSUES OF CONCERN RP 07-14/ CT 07-11 / CDP 07-25 Housing & Redevelopment: The Housing & Redevelopment Department has the fotlowing comments regarding the proposed project: 1. To enhance the design of the building, ptease up the blank wall space on the Carisbad Boulevard elevation (southwestern portion of the building) with vines on lattices or another type of architectural detail. 2. To enhance the design of the building, please add decorative lighfing fixtures on balconies and at entryways. 3. To enhance the design of the building, please provide for enhanced materials such as rockwork at the main entrance and at the entrance to the underground parking garage. 4. Staff suggests using an off-white color for the building trim. Buildings using bright- white cotor for the trim have not been received very welt by the Design Review Board and general public. 5. 104 parking spaces are required to be provided on-site; only 103 spaces are shown on the plans. Ptease conrect. 6. According to dimensions shown on the plan, the restaurant space totals 2,988 square feet not 2,801 square feet. Two (2) additbnal parking spaces need to be provided on-site for the larger space, or the restaurant size witt have to be decreased. To discuss all Housing & Redevelopment Department related concems. ptease contact Ausfin Silva at (760) 434-2813. Building: The Building Department's comments are forthcoming and will be sent under a separate cover. Fire: Fire Department has reviewed this submittal as requested and has no comments at this fime. A comprehensive Plan Check will be completed prior to permit issuance and additionat technrcal code requirements may be identified and changes to this submittal and comments based upon this submittal may be required. Lumiere Carlsbad Village i^f/k 12/31/2007 ^ Page 4 of 5 Engineering: The Engineering has the following comments regarding the proposed project. 1. Revise the TM to comply with recent RWQCB order 2007, which inctudes "Low Impact Devetopment" design requirements. The discharge point of Basin B is not cleariy identified on the hydrology report (ptease clarify). It appears that it is routed to Ocean St. In order to treat the run-off and comply with LID, it is suggested that the project incorporate pervious pavement strip along the proposed curb adjacent to the eastern property boundary in Ocean St. and/or the proposed tree wells maybe designed as treatment BMP similar to "Filtera System". 2. Under the new SUSMP, media filters such as roof drain fitters are considered "low efficient" and is not acceptable as part of the numerically sized treatment control BMP. However, it can be added to the train of BMPs. 3. The SWMP indicates that the drainage from the underground parking area shall be pumped to surface drainage system. This is not altowed due to potential non-storm water pollutants that cannot be fully treated using the storm water BMPs. Underground periling drainage maybe routed to a clarifier then connected to a sewer system. ( ptease verify with building department). 4. The traffic study prepared by USA is currently t>eing reviewed by Traffic Engineering Section. Comments witl be fonvarded when review is compteted. 5. Address alt redline comments as noted on the Engineering redline plan. To discuss all Engineering Department Concerns, ptease contact Tecla Levy at (760) 602-2733. Landscape Plan review: The City's Landscape Plan Check consultant has completed the inifial review of the Preliminary Landscape Plan based upon the ptans 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 & Redevetopment 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. REPEAT COMMENTS 1. Completed. 2. Ptease show and label all property lines and easements on the plans. Insure no trees are tocated within the easements. 2^ Review: Please show and label the property lines and easements. 3-6 Completed. 7. Landscaping shall be used to accentuate and enhance architecture. It is recommended that additional landscape area be provided atong the north, south and west elevations to altow landscaping to better scate with the architectural mass. Landscape area is minimal and does not allow room to provide appropriate elevafion enhancement. 2^ Review: The applicant has responded: "Input noted, please see updated Concept Plan." There is still insufficient landscape area. It is recommended that the following site layout revisions be made to provide additional needed landscape area: A. Provide additional landscape area in the entry plaza off of Ocean Street Provide trees/palms as appropriate to soften and enhance the building elevation. (Raised planters may be required since this area is over the parking garage). Lumiere Carlsbad Village 12/31/2007 ~ Page 5 of5 8-13 Completed. 14. Please provide a minimum 5' wide planter at the ends of parking rows per attached parking lot diagram. 2^ Review: The applicant has responded: 5' end planter for parking, please discuss with City planner" This has been discussed with the City planner. Please see comment 7 above. 15. Islands at the end of each parking row shalt be used as planted area. 2^ Review: The applicant has responded: "Location of comment noted on the redlined plan is an existing condition offsite. Area has too high a level ofa pedestrian traffic to add plant material to this end area." Landscaping is needed to soften the large paved area. Please provide appropriate, tough plantings. 16. Civit ptans indicate a reconfigured raised parking tot finger. Ptease address landscaping of this area. 2" Review: The applicant has responded: "Area has too high a level of a pedestrian traffic." See comment 15 above. 17-19 Completed. 20. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation) on the next submittal. NEW COMMENTS 1 A. This appears to be a landscape area. Please address planfing of alt tandscape areas. 2A. Do the entry trees need to be in ornamental containers. It is recommended that they be planted in the soil. 3A. Plans call for Howea species and Phoenix roebelenii at the Oak Street entry. It is not clear if both species or one is to be used. Ptease clarify that a tall species with under-planting ofthe Pygmy Date Patm are proposed. Tall palms are needed to soften and enhance the building elevation. 4A. Locations of the Ocean Street tree wells do not coordinate with the civil plans. Please coordinate civil plans with tandscape plans. 5A. Ptease address landscaping of this island. 6A. Ptease cleariy show and label the oufiine of the below grade parking area. Page 1 of 1 Austin Silva - RE: Ist Review Comments RP 07-14 - Lumiere Carisbad Hotel From: "Bob Ladwig" <ldg(gdwilsoneng.com> To: "'Austin Silva'" <Asilv(^ci.carlsbad.ca.us> Date: 10/30/2007 8:47 AM Subject: RE: Ist Review Comments RP 07-14 - Lumiere Carlsbad Hotel Austin 1 did receive the comments and will pass them on this morning. Thanks. Bob Robert C. Ladwig President Ladwig Design Group, Inc. 2234 Faraday Avenue Carisbad, CA 92008 Ph: (760) 438-3182 Fax: (760) 438-0173 From: Austin Silva [mailto:Asllv(g)cl.carisbad.ca.us] Sent: Tuesday, October 30, 2007 7:32 AM To: ldg(§)dwllsoneng.com Subject: Fwd: Ist Review Comments RP 07-14 - Lumiere Carisbad Hotel Bob, Can you please send me a response e-mall letting me know you received the comments from Transportation Engineer (Brandon Miles) regarding the traffic study? Thank you, Austin Silva Assistant Planner Redevelopment Dept. City of Carlsbad (760) 434-2813 asilv(g)ci.carisbad.ca.us file://C:\Documents and Settings\Asilv\Local Settings\Temp\XPgrpwise\4726EF8FGW-... 10/30/2007 Citv of Carlsbad Housing & Redevelopment Department January 8, 2008 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD. CA 92008 Subject: Lumiere Carisbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: This letter is a follow-up to my previous tetter to you, dated January 31, 2007, in which the items necessary to complete your applicafion for a Major Redevetopment Pennit were identified, tn addition to the items tisted in my previous letter, Building Department's comments on your proposed project are as follows: Building: Building staff has identified some issues that are listed below. Addifional issues of concern may be identified on subsequent reviews with more complete information. COMMENTS: 1. The applicant shall submit complete sets of construcfion plans to the Building Division for plan check processing. The submittal must include, but is not limited to, a Soils/Geotechnical Report, Structural calculations, and State Energy compliance documentafion (Title 24). 2. Construction plans shall inctude a site plan. A foundafion plan, floor and roof framing plans, a floor plan, section details, exterior elevations, and materials specificafions. Submitted plans must show compliance with the latest adopted edifions of the 2007 California Building Code (2006 Internafional Building Code with California Amendments) and the Catifornia Mechanical, Electrical, Plumbing and Energy Code. 3. Commercial and multi-residential construction must also contain details and notes to show compliance with State disabled accessibility mandates. Site plans should cleariy show an accessible path of travel from the building entrance to the right of way and public transit, accessible parking and dimensions for accessible spaces and in mulfi-story buildings elevator and covered parking requirements. 4. Check parking layout: 101-150 required spaces, then 5 disabled accessible spaces required (with 1 van accessible). Show accessible path of travel. 5. Fire sprinklers are required. 6. Check exit separafion at floors; V2 the maximum overall diagonal distance. May be 1/3'^^ if fire sprinklered. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Lumiere Carlsbad Village H^^j^ 01/08/2008 Page 2 of 2 7. Show enctosed garage venfilafion blowers and roof equipment. 8. Review noise crifical area venfilation requirements as required. 9. "Dining on rait" must be accessible. These comments are preliminary onty. A comprehensive plan check wilt be compteted prior to permit issuance and addifional technical code requirements may be identified and changes to the originally submitted plans may be required. To discuss all Building Department related concerns, ptease contact Witt Foss at 760- 602-2716, or via email at wfoss(gci.carisbad.ca.us. Please contact my office at (760) 434-2813 if you have any questions regarding the informafion contained in this tetter. Sincerely, Ausfin Silva Assistant Planner Will Foss, Building Lcidulis Design Groupi lfic< January 23, 2008 Austin Silva City of Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: RESUBMITTAL OF LUMIERE CARLSBAD VILLAGE HOTEL, MAJOR REDEVELOPMENT PERMIT [RP 07-14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Austin: Please accept our application for Staff review of the most recent comments we received based on letters from the City dated December 31, 2007 and January 8, 2008. The items that we are including with this letter are as follows: • 4 copies of the revised traffic impact analysis. • 2 revised hydrology reports [with City check print attached]. • 2 revised Storm Water Management Plans [with 2"^ plan check comments attached], • 4 folded sets of revised architectural plans, tentative subdivision map and landscape concept plans [with 2"^ engineering plan check comments attached]. • 4 sets of comments from the landscape architect, civil engineer and from the architect including the stair separation calculation graphic and the revised color board. • 4 response letters from the soils engineer addressing staff comments on shoring, percolation rates for infiltration basin and comments on effect on adjacent foundations. • 4 sets [2 sheets] of temporary shoring details and notes. 2234 Faradav Rvenue • Carisbad, CallPornia 92008 (760) 438-3182 • FRX (760) 438-0173 • €mail Id9@dujlls0ncn9.com Austin Silva January 23, 2008 Page 2 of 2 There are several items in this submittal that I would to bring to your attention. 1. Temporary shoring. We have attached graphics and notes from Earth Support Systems. We also show on the architectural cross sections, the temporary tieback locations. The tieback system that support a soldier beam are temporary and can or will be disengaged after construction. We are currently in the process of obtaining permission from the adjacent owners for the tieback systems as shown and would expect the City would add a condition to our project to secure permission from the adjacent owners prior to construction permit issuance. 2. Engineering Comment No. 3 in the December 31, 2007 City letter points out that the drainage from the underground parking can not be pumped into the public storm drain system. The civil engineer on Sheet 2 of 2 of the tentative map indicates by note that garage drainage will be collected, filtered and pumped to the public sewer system. The engineer has also shown a new separate sewer lateral on Oak Ave. for the garage drains. 3. We acknowledge the January 8, 2008 Building Department comments and agree with all the recommendations. The architect has shown on the plans the 5 disabled parking spaces in the garage and noted the garage ventilation blowers and roof equipment. The "dining on the rail" is now accessible. Please accept the attached material for plan check. We look forward to your comments. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan Carson Mehl 2234 Faradav Rvenue • Carlsbad. California 92008 (760) 438-3182 • FRX (760) 438-0173 • €mail Id9@dujilson0n9.com JG JOHNSON ARCHITECTS HOSPITALITY & HOUSING DESIGN 730 17th Street Suite 110 Denver Colorado 80202 www.jgjohnson.com Fax 303 892 7059 Studio 303 892 7062 january 23, 2008 Mr. Ausfin Silva City of Carlsbad Housing and Redevelopment Department 2965 Roosevelt Street, Suite B Cartsbad, California 92008-2335 RE: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Austin: The fotlowing are responses to comments in regards to Architecturat. Letter dated january 8, 2008 - Building comments Comment 1: The applicafion shall submit comptete sets of construction ptans to the Building Division for plan check processing. The submittal must inctude, but is not limited to, a Soils/Geotechnical Report, Structural calculations, and State Energy compliance documentation (Title 24). Response 1: This witt be addressed in submittal for plan check prior to permit issuance. Comment 2: Construction plans shall Include a site plan. A foundafion plan, ftoor and roof framing plans, a fioor plan, section details, exterior elevations, and materials specifications. Submitted ptans must show compliance with the latest adopted editions of the 2007 Catifornia Building Code (2006 Internafional Building Code with California Amendments) and the California Mechanical, Electrical, Plumbing and Energy Code. Response 2: This wilt be addressed in stibmittal for plan check prior to permit issuance. Comment 3: Commercial and multi-residential construction must also contain details and notes to show compliance with State disabled accessibility mandates. Site ptans should clearly show an accessible path of travet from the building entrance to the right of way and pubtic transit, accessible parking and dimensions for accessible spaces and in mulfi-story buildings elevator and covered parking requirements. Response 3: This witt be addressed in submittal for plan check prior to permit issuance. Comment 4: Check parking layout: 101-150 required spaces, then 5 disabled accessible spaces required (with 1 van accessible). Show accessible path of travet. Response 4: Added handicap spaces in parking garage adjacent to guest elevator. Four standard parking spaces plus one van space for a total of 5 handicap spaces, reference sheets 6 & 7. Comment 5: Sprinklers are required Response 5: This witl be addressed in submittal for plan check prior to permit issuance. Comment 6: Check exit separation at floors; Yi the maximum overall diagonal distance. May be 1/3''* if fire sprinklered. Response 6: Exit distance between stairs meets half the diagonal, see attached sheet clarifying calculafion. Comment 7: Show enctosed garage ventilation blowers and roof equipment. Response 7: This will be addressed in submittal for plan check prior to permit issuance. Comment 8: Review noise critical area ventilation requirements as required. Response 8: This wilt be addressed in submittal for plan check prior to permit issuance. Comment 9: Dining on rait must be accessible. Response 9: Added ramp to access dining rait at restaurant, reference sheet 4. End of comments in Letter dated January 8, 2008 - Building comments Letter dated December 31, 2007 - comments Housing & Redevelopment Comment 1: Please provide a keynote legend on the elevations so staff can identify materials and items on the building. At this point, staff cannot clearly understand what materials are being used for the sunshades, parapet railings, etc. Response 1: Notes added to elevations to clarify sunshades, parapet railings, decorative lighting, trellis, wood siding and wood panels, reference sheets 9 & 10. Engineering: Comment 6: Shoring. Response 6: Architecturat shows shoring on building sections from shoring design and approximate tocations of main ufilifies from civil drawings. Reference other consultant's documents clarifying this comment. Comment 7: Roof drains. Response 7: Located proposed roof drains plus gutters and downspouts, reference sheet 5. Reference civil documents and see clarification on this comment. Housing & Redevelopment: Comment 1: To enhance the design of the building, ptease up the blank wall space on the Carlsbad Boulevard elevation (southwestern portion ofthe building) with vines on lattices or another type of architectural detail. Response 1: Lattices matching wood screen panels on windows will be provided for vines aiong the blank wall on Carlsbad Boulevard elevation, reference sheet 10. Comment 2: To enhance the design of the building, ptease add decorative tight fixtures on balconies and at entryways. Response 2: A decorafive tight fixture image is shown on sheet 9. Decorative lighting at balconies is shown on elevations, reference sheets 9 & 10. Comment 3: To enhance the design of the building, ptease provide for enhanced materials such as rockwork at the main entrance and at the entrance to the underground parking garage. Response 3: We enhanced the main entrance with wood panels which is an integral material to the beach- cottage shingle architecturat style. Wood panels painted off white add a rich & simple elegance to the architecturat style. Reference sheet 9, which shows the tall vertical panels and trim at main entrance and porte cochere. To address the comment regarding rockwork to enhance entrance, in review the rock work seemed to be foreign or applied to the building fagade which was not integral to the shingle, beach-cottage architectural style. The entrance at the garage after discussion with Austin Silvia wilt be in shade from balconies above and does not require application of material enhancing. Comment 4: Staff suggests using an ofi^-white cotor for the building trim. Buildings using bright- white color for the trim have not been received very well by the Design Review Board and general public. Response 4: All trim will be painted off white. Noted on elevafions, sheet 9 & 10; and on color board, see attached image. Comment 5: 104 parking spaces are required to be provided on-site; only 103 spaces are shown on the plans. Please correct. Response 5: One parking space was added next to service elevator, reference sheet 7. Comment 6: According to dimensions shown on the plan, the restaurant space totals 2,988 square feet not 2,801 square feet. Two (2) addifional parking spaces need to be provided on-site for the larger space, or the restaurant size witl have to be decreased. Response 6: Square footage hase been re-checked at restaurant space and listed on floor plans. Total square footage equals 2,815 at restaurant which does not require additional spaces. End of comments for letter dated December 31, 2007 - comments jancyKogers :iate Principal Lumiere Carlsbad Village Hotel Response to Staff comments: Cover letter from Austin Silva dated 12.31.07 Redline mark ups of applicant's Landscape Concept is confusing. Plan was marked up with many marks that have no written comment. Please try to better coordinate your comments with the City staff members that are directing the project. Landscape Plan review Page 4 2. Label Propertv Lines: Att property lines are now labeled, the site has no easements. 7. Additional area for increased planting: Project is working with given bidg setbacks. No additionat planfing areas are proposed. 7A. Comment is confusing, redline 7A is on Oak St and comment refers to Ocean St. Engineering dept requested the delefion of the trees at the auto entry off Oak St due to the conflict with underground ufilifies. To retain trees we are now proposing they be planted in raised planters/Urns. These planters witt be as large as possible but witt be in scale with the setting. Trees panted in the restrained area of a planter may not achieve full height. The pedestrian entry off of Ocean St remains as is. Page 5 15. Added plant material in parking area on Ocean St New plant material has been added to the offsite island on the south side of the parking garage entry. 1A. Smail areas between parking and sidewalk on Oak st. New plants added 2A. Proposed trees on Oak St Ptease see response under 7A above. 3A. Proposed trees on Oak St Both tree species may be used 4A. Coordinate trees wells on Ocean St on alt plans These tree wells should now be coordinated. 5A. Please see response #15 6A. Show and label limits of parkina garage. Ptease see note indicating where the timits of garage is. UiMIERE GARLSBAD VILLAGE HOTEL Sheet 1 of 1 RP 07-14, CT 07-11 V ODF» 07-026 Response to Engineering Department plan check comments dated December 31,2007 Pate:4anuary^2^^^^^^^ By: Gary Lipska For clarity the following responses have been itemized in accordance with the City comments. If not list below, the particular item was satisfied in the current submittal and did not require further explanation Engineering (page 2 of 5): 1. RESPONSE: Descriptions have been expanded for clarity. 2. RESPOA^Sg; Additional symbols have been shown on the legend 7.. RESPQA^SE; Additional callouts are shown on the SWMP map including roof drain and catch basin filters. A infiltration basin and outlet pipes are shown to treat and direct the flow from Basin B a. RESPONSE: The current Hydrology Report includes infiltration calculations. 9. RESPONSE: Comoleted as reauested. Engineering (page 4 of 5): 1. RESPONSE: Pervious concrete gutter has been shown on Ocean Street 2. RESPONSE: Roof drain outlets are directed through grass and landscaping or catch basin filters before entering the onsite storm drain system and infiltration basin. 3.. RESPONSE: The subten-anean garage drainage shall be filtered and discharged through a separate lateral to the public sewer system in Oak. < sou ll TESTING, INC. Z H O PHONE (619) 280-^1321 TOLL FREE (877) 215-4321 FAX (619) 280-4717 San Diego Office P.O. Box 60062/ San Diego, CA 92160-0627 6280 Riverdale Street San Diego, CA 92120 www.scst.eom PHO H E (760) 775-5983 TOLL FREE (877) 215-4321 FAX (760)775-8362 Indio Office 83-740 Citrus Avenue Suite G indio, CA 92201-3438 www.scst.com January 22, 2008 SCS&T No. 0711080 Report No. 4 Mr. Kevin Kiernan The Kiernan Companies, LLC 3150 Ocean Street Carlsbad, California 92008 Subject: RESPONSE TO CITY OF CARLSBAD IVIEMORANDUM LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD. CALIFORNIA References: 1. Lumiere Carisbad Village Hotel Project, Major Redevelopment Permit, RP07- 14/CT07-11/SDP07-25)"; prepared by the City of Carisbad Housing and Redevelopment Department, dated December 31, 2007. 2) 'Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carlsbad, California'^, prepared by Southern Califomia Soil and Testing, Inc.; dated July 31, 2007 (SCS&T No. 0711080-1). Dear Mr. Kiernan: In accordance with a request by Mr. Robert Ladwig of Ladwig Design Group, Inc., this report has been prepared to address the geotechnical issues raised in the referenced memorandum prepared by the City of Carisbad. The relevant items from the "Engineering" section of the memorandum are presented below, followed by our responses. Items not listed below are to be addressed by others. Item 3: As previously requested, please submit a revised Preliminary Geotechnical Investigation to address shoring Issues as previously requested. The report should include recommended methods of construction, potential Impacts to adjacent properties/right-of-way and mitigation measures. SCS&T Response: Preliminary shoring design documents, dated January 10, 2008 by Earth Support Systems, were provided for our review. Specific details regarding the design ofthe shoring have not yet been developed. Appropriate geotechnical parameters will be provided by SCS&T in conjunction with the final shoring design to be performed by Earth Support Systems. These parameters will include appropriate values to account for foundation surcharges from nearby off-site structures. The Kiernan Companies. LLC January 22. 2008 Lumiere Cartsbad Village Hotel SCS&T No. 0711080-4 Ocean St. and Oak Ave., Cartsbad, CA Page 2 Specific methods of construction should be determined by the shoring designer and contractor. Based upon the preliminary design provided, the shoring will consist of soldier beams with wooden lagging and a single row of tie-backs. The general constmction sequence will consist of the following steps: (1) constmct soldier beams; (2) excavate from the top down, installing wooden lagging as excavation proceeds; and (3) install tiebacks when the excavation reaches the specified elevation. The construction sequence described above wilt provide continuous support for the excavation sidewalls and mitigate the risk of undermining or damaging adjacent properties and/or right-of-ways. Based upon the preliminary tie-back design by Earth Support Systems, the tie-backs will be constructed sufficiently below the existing utilities to avoid adverse impacts in Oak Avenue and Ocean Street tn addition, the shoring constmction sequence described above will provide continuous support for the excavation sidewalls and mitigate the risk of damage to utilities due to undermining or caving. Sections depicting the locations ofthe tie-backs relative to existing utilities are to be provided by others. Item 5: Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property corner. The report should also include analysis of the infiltration basin impacts to the existing adjacent structures (restaurant) and the proposed structure for this project. SCS&T Response: SCS&T perfomned percolation testing at the location ofthe proposed infiltration basin. Percolation test results and design rates, as well as a discussion of potential Impacts on the proposed stmcture and off-site restaurant building, are provided in SCS&T Report 3R. For your convenience, this report is attached hereto as Appendix I. It is anticipated that the foundations for the proposed garage structure adjacent to the proposed inflltration basin will be founded in competent terrace deposits at or below the water table. The proposed inflltration basin is not expected to have any adverse effect upon the bearing strength of the stmcture foundation soils. Item 6: According to the Soil Report by Southern Califomia Soil and Testing, Inc., dated July 31, the borings encountered groundwater at elevations 14 feet msl to 15.5 feet msl and could possibly be higher. The proposed garage floor elevations range from 15.5 feet to 22.5 feet msl. Please revise plan to include underground parking cross-sections and details showing recommended subdrains and collection and pump system to avoid potential long term effects on the proposed stmcture such as hydrostatic pressure on garage floors and retaining walls, and water instmsion. The proposed system must be constructed within the project limits. The mitigations may result in the reduction ot the proposed underground pari<ing space. The Kiernan Companies, LLC Lumiere Carlsbad Village Hotel Ocean St. and Oak Ave.. Cartsbad, CA January 22, 2008 SCS&T No. 0711080-4 Page 3 SCS&T Response: Sections and details showing the proposed subdrain system are to be provided by others. The highest groundwater level encountered in our investigation was approximately 15.5 feet msl, which is equal to the levet of the lowest portion of the proposed garage floor. Recommendations for the mitigation ofthe groundwater condition are provided in the referenced geotechnical report. The recommended mitigation measures, which are intended to reduce risks associated with hydrostatic pressure and moisture intmsion, include a sub-slab gravel mat, a mat foundation, and upgraded waterproofing and retaining wall design for the portions of the stmcture below 18 feet msl. Should you have any questions regarding this document or if we may be of further service, please contact our office at your convenience. This opportunity to be of professional service is sincerely appreciated. Very tmly yours, SOUTHERN CALlFOI^IA SOIL & TESTING, INC. Michael P. Farr, 6EGr 1938 Associate Engineering Geologist MF:DBA:mf (2) Addressee (2) Ladwig Design Group 4o .it xp, 6 -^-Oo' Attachment Appendix I APPENDIX I PERC TEST REPORT SOIL « TISTING, INC. ST PHONE (619) 280-4321 TOLL FREE (877) 215-4321 (el9) 280-4717 San Dlego Office P.O. Box 600627 San Diego, CA 92160-0S27 6280 Riverdale Street San Diego, CA 92120 www.scst.com PHONE (760) 775-5983 TOLL FREE (877) 215-4321 FAX (760) 775-8362 Indio Office 83-740 Citrus Avenue Suite G tndio, CA 92201-3438 www.scst.com December 31,2007 SCS&T No. 0711080 Report No. 3R Mr. Kevin Kiernan The Kieman Companies, LLC 3150 Ocean Street Cartsbad, California 92008 Subject: REVISED PERCOLATION TEST RESULTS LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD. CALIFORNIA References: 1.) "Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carisbad, California'^, prepared by Southem California Soil and Testing, Inc.; dated July 31, 2007 (SCS&T No. 0711080-1). 2.) "Incomplete Items and Engineering Issues for Lumiere Calrsbad Village Hotel {RP07-14/CT07-11/SDP07-25)''; prepared by the City of Carlsbad Engineering Development Services Department, dated September 24, 2007. Dear Mr. Kieman: In accordance with your request, we have performed a percolation test to determine the infiltration rate for the soil underlying the site. The inflltration rate was requested to facilitate the design of a stormwater infiltration basin for the proposed development. The Infiltration basin is intended to collect and dissipate on-site storm mnoff. The percolation test was performed in the area of the proposed infiltration basin, near the southwest corner of the subject property. This revised report supersedes the previously submitted Report No. 3. SCOPE OF SERVICES Our scope of services consisted of the following: 1. Drill and log an 8-inch diameter test boring to a depth of 19.5 feet below the existing ground surface. The boring location Is indicated on Plate 1, while the boring log is presented on Plate 2. 2. Perform a percolation test and calculate the infiltration rate. 3. Prepare a report summarizing the test results. The Kiernan Companies, LLC December 31, 2007 Lumiere Cartsbad Village Hotel SCS& T No. 0711080-3R PROCEDURE The test boring extended to a depth of about 19.5 feet below the existing ground surface, which is about 8.5 feet above the groundwater level as encountered in Boring 3 of the referenced geotechnical report. Presoaking and percolation testing procedures consisted of the following steps: a) Fill the test boring with water and maintain the water level at an elevation that is near the top of the anticipated infiltration basin (about 10 feet below ground surface) for 2.5 hours. b) Conduct a static head test in the boring. Readings were taken at 5-minute intervals for a period of 3 hours. A stabilized rate was obtained. The volume of water that dissipated in the last 5-minute reading is reported as the inflltration rate for the test boring. FINDINGS The underiying soils are terrace deposits consisting of fine-grain silty sand to a depth of about 12 feet, and fine- to medium-grain, slightly silty sand below 12 feet The result ofthe test indicated a percolation rate of 0.6 inches of fall per minute, which Is equivalent to about 1.05 cubic feet per hour. Based on the 8-inch-diameter borehole, the soil Infiltration rate is 0.05 cubic feet per hour per square foot of borehole sidewall. Based on the anticipated 3-foot- diameter basin with an inflltration sidewall height of 10 feet, the calculated infiltration capacity of the basin Is about 113 cubic feet of water per day. POTENTIAL IMPACTS Item 5 of the referenced memo prepared by the City of Carisbad raises the issue of anticipated Impacts ofthe infiltration basin on the proposed structure and the nearby surf shop stmcture on the adjacent property. Based upon our understanding ofthe proposed infiltration basin design, the basin will be within about 5 feet of the proposed hotel/garage stmcture and about 10 feet of the surf shop structure. The foundations for the portion of the hotel/garage stmcture adjacent the proposed infiltration basin will be at about the levet of the groundwater table (about 28 feet below the existing surface) as encountered in Boring 3 of the referenced geotechnical report. Accordingly, the presence of the infiltration basin is not expected to have any adverse impact on the hotel/garage stmcture foundations. Potential impacts on the basement walls due to the infiltration of water from the adjacent basin can be reduced with waterproofing and backdrain design. Specific recommendations regarding appropriate mitigative measures can be provided once specific details regarding the design of the infiltration basin have been determined. The potential impacts of the proposed infiltration basin on the nearby surf shop structure cannot be accurately determined without subsurface exploration on the adjacent property to evaluate factors 4C The Kiernan Companies, LLC Lumiere Cartsbad VHIage Hotel Ocean St. and Oak Ave., Cartsbad. CA December 31, 2007 SCS&T No. 0711080-3R Page 3 such as soil profile and foundation design. Such subsurface exploration is not feasible due a lack of access to the adjacent property. However, based upon the infonnation obtained from the percolation testing and the referenced geotechnical report, it is our opinion that the overall risk of Impacts on the surf shop stmcture is low. Should you have any questions regarding this document or If we may be of further sen/ice, please contact our office at your convenience. Very truly SOUTHEBI^^-IA SOIL&TESTING, INC. Michae^i/S^frr^^Gp1938 Associate fengih^hg Geologist MF:DBA:mf (3) Ladwig Design Group (3) Addressee Attachments Plates 1 and 2 tC EST JG JOHNSONARCHrrECTS GARFIELD SCS&T LEGEND B-3 Approximate Exploratory Boring Location Approximate Perc Test Boring Location 60' O' 60' SCALE: 1" = 60'+ SOUTHERN CALIFORNIA SOIL & TESTING, INC. LUMIERE CARLSBAD VILLAGE HOTEL MF/DCD Job No.: 0711080-2 Date: 12/26/07 Plate: LOG OF PERCOLATION TEST BORING NUMBER PT-1 Date Excavated: Equipment: Surface Elevation (ft): 12/17/2007 CME 55 42 Logged by: MM Project Manager: MF Depth to Water (ft): I Q. LU Q CO o 3 SUMMARY OF SUBSURFACE CONDITIONS SAMPLES < o DC ^ \^ ~Si 111 o Q. 5 UJ DC I- co O o Q. Z D >-CC Q CO I- co UJ > OC O I-< oc o cn 5 - 2 - 6 - 8 - 10 - 12 - 14 h 18 19 L 20 Asphalt 2. 5" SM TERRACE DEPOSITS: Reddish-brown, humid, fine, SILTY SAND SM/ SP Tan, humid, fine to medium, slightly SILTY SAND Boring ended at 19.5 feet C ^ SOUTHERN CAUFORNIA / SV SOIL & TESTING, INC. LUMIERE CARLSBAD VILLAGE HOTEL C ^ SOUTHERN CAUFORNIA / SV SOIL & TESTING, INC. BY: MF DATE: 12/26/07 C ^ SOUTHERN CAUFORNIA / SV SOIL & TESTING, INC. JOB NUMBER: 0711080-2 PLATE NO.: 2 vv ill i n i. o n cic.c-.i.qj-i group Lumiere Cartsbad Village Hotel RP 07-14 CT 07-11 CDP 07-25 Response to comments dated February 13, 2008 Landscape Plan The Landscape Plan Comments are a bit hard to follow. First you have noted 1-6 completed later youVe tisted 1 -4 saying 1A compteted but you have continued comments on 2,3 &4. 7a-7c Disregarded 7d The planting areas in the pedestrian entry on Ocean St is over the parking garage and so they are raised, as is most att of the planters along this western edge. We see the ptaza as a circulation node where hotel guest will pause and congregate as they travel to and from the beach. The fountain feature witt be an attraction for both guest and non-guest. Due to this we want to maintain this pocket's open visibility and retard the chance of attempts at overnight stays in the plaza. We have, however reviewed the plaza's dimensions and have putted the side planters out a few feet and included smalt scaled palms in the raised planters all atong this entire western building edge. 14 Disregarded 2&3A As stated in the previous submittal, it has been agreed that two parking spaces are not going to be deleted, ptease coordinate your comments with planning and engineering departments. Because the two parking spaces are to remain as is, trees at the Oak Street Entry must be in raised planter (see Engineering dept eariy review comments) We will, however, use the targest above grade planters that are in scale with the site conditions. Archontophoenix & Howea are now listed as potential tree species to be used along this northern edge. Containers witt limit the mature growth of either of these trees. 4A I have made the Civil consultant aware of the need to align the tree planters. 0/ Loduiig Design Groupi inc. December 6, 2007 Debbie Fountain Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: RESUBMITTAL OF LUMIERE CARLSBAD VILLAGE HOTEL [RP 07 14/CT07-11/CDP 07-25] (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Debbie: Please accept the attached package as our re-submittal ofthe above applications based on City letters to me dated September 17, September 25 and a memo to Jeremy Riddle dated October 22, 2007 from Brandon Miles re: traffic comments along with a September 12, 2007 memo from the Carlsbad Police Dept. The project has been revised from 41 hotel units down to 39 hotel units. We still have 10 airspace condominiums and 2 affordable units plus a 2,801 square foot public restaurant space on the 4*^ floor. We have provided all the required parking for all the uses on site with no request for shared parking. The restaurant has a separate public entrance (elevator) off Carlsbad Blvd. There is also an elevator from inside the hotel for hotel guests to get from any level to the restaurant. We have responded to the above comment letters plus the red line comments on the plans. In addition to 5 clean sets of plans [architectural, civil, and landscape] I am returning the original City marked up plans. I have also attached 2 extra copies ofthe landscape plans as requested. We are also submitting a revised hydrology report (2) and storm water management plan (2). A revised traffic report is also attached. In addition to these comments, I have also attached comment letters from the building architect and the landscape architect. We have maintained the entrance to the underground parking garage off Ocean Street. In addition, we have opened up the travel way on Ocean St. at Oak Ave. from 16 ¥2 feet existing to 20 feet as suggested by Staff. We are also able to maintain all the existing parking spaces on Ocean St. 2234 Forodov Avenue • Corisbod, CoiifornlQ 92008 (760) 438-3182 • FAX (760) 438-0173 • emoit Id9@dujlts0nen9.com Debbie Fountain December 6, 2007 Page 2 of 2 On Oak Ave. we now have the main hotel entrance within the private ownership. We have also picked up 4 public parking spaces on Oak Ave. In addition to the attached comments from the building architect and landscape architect there are a few items I will comment on from the City letters. September 17, 2007 City Letter - Items Needed to Complete Application 1. The early public notice sign has been corrected as suggested. I've attached one copy plus the City mark-up. 2. Items added. 3. Items added. 4. Items added. 5. Items added. 6. The Average Daily Traffic [ADT] is in the traffic report. 7. Item added. 8. Item added. 9. Item added. 10. There is no need for a tentative parcel map waiver. A time limits of processing of discretionary project was submitted with the original application. In addition, we are doing a final subdivision map not a parcel map. 11. Addressed. 12. Addressed. 13. Addressed. 14. A new/revised color and material board is attached. September 17, 2007 City Letter - Issues of Concern 1. Addressed. 2. Addressed. 3. Addressed. 4. Addressed. 5. No reduction in parking is now requested. 6. Addressed. 7. Addressed. 8. Addressed. 2234 Forodov Avenue • Corisbod, CollfomiQ 92008 (760) 438-3182 • FAX (760) 438-0173 • €mQll Id9@dujltson0n9.com Debbie Fountain December 6, 2007 Page 3 of 3 9. Addressed. 10. Addressed. 11. Addressed. 12. Addressed. 13. No physical barrier has been added between the pool and outdoor dining area on the top floor. We have added an overhead trellis over the eating area. Even though this is not a physical barrier it does delineate the difference between the two areas and does not discourage interaction between those two areas. 14. The entrance off Carlsbad Blvd. has been enhanced as suggested. There will be direct elevator access from each garage level from the underground parking. A separate guest elevator to the roof is provided within the hotel for access to the restaurant. 15. I have attached a brochure from a Lumiere-Valencia Hotel in Telluride, Colorado. September 17. 2007 Citv Letter - Fire 1. We have not shown the automatic fire sprinkler system and fire alarm system on the architectural plans. We will add these items to our plans as requested for the project and throughout each level of the sub-grade parking. In addition, the three upper floors and two sub-grade floors will be provided with a Class III standpipe. September 17. 2007 Citv Letter - Building 1. Comment noted. 2. Please see the exit exhibit attached as requested. 3. Comment noted. September 17. 2007 City Letter - Landscape Please see the separate comment sheet from our landscape architect. September 25. 2007 City Letter - Incomplete Items 1. The main entry on Oak Ave. is now all on private property. We do have enhanced paving in the right-of-way and will ask for a permit at construction time for this enhanced paving. We have shown the public sidewalk on Oak Ave. that includes a 2 foot easement on private property for the walkway. In addition, we have added four public compact parking spaces on Oak Ave. with angled parking. 2234 Forodov Avenue • Corisbod, CoiifornlQ 92008 (760) 438-3182 • FAX (760) 438-0173 • Cmoll Id9@dujlls0nen9.com Debbie Fountain December 6, 2007 Page 4 of 4 2. We have opened up the entrance to Ocean St. parking from 16 feet to 20 feet as requested. No public parking spaces have been lost on Ocean St. Since we can meet the City standard for the opening we have left the garage entrance on Ocean St. 3. The tentative map shows a number of air space units proposed. 4. Items addressed. 5. Please see the attached letter from the soils engineer addressing the shoring concerns. 6. We have also added a 2 foot easement on Ocean St. to provide room for the sidewalk and planters as required. 7. Comment addressed. There is now no meandering sidewalk. 8. Utility service locations have been shown on the tentative map. 9. The tops and bottoms of walls are now shown as requested. 10. I have attached a new updated title report for both parcels as requested. 11. The revised hydrology report is attached. September 25. 2007 City Letter - Issues 1. Items added. 2. See attached letter from soils engineer dated December 3, 2007. 3. See attached revised traffic report. 4. Percolation tests have been scheduled. A report to address the concerns will be submitted by the end of December or in early January as requested. 5. Percolation tests have been scheduled. A report to address the concerns will be submitted by the end of December or in early January as requested. 6. See attached Storm Water Master Plan. 7. Cross sections have been added as requested. 8. Items added. 9. The waterline on Ocean St. in the northerly walk area is to be abandoned and is shown on the tentative map. 10. A ribbon gutter has been shown on Oak Ave. 11. A pedestrian railing adjacent to the garage entrance on Ocean St. is shown on the tentative map. 2234 ForodQv Avenue • Corisbod. ColiforniQ 92008 (760) 438-3182 • FAX (760) 438-0173 • €moil td9@dujitsonen9.com Debbie Fountain December 6, 2007 Page 5 of 5 12. Trash will be collected in the trash room on the first parking level next to the service elevator. Hand carts will be taken to the street level for pickup. 13. Access to the parking garage remains on Ocean St. as originally designed. 14. Comments noted. We have specified parking for the condominium ownership. 15. Details have been addressed and shown. 16. We have shown enhanced paving for our hotel entrances. 17. The ramp is shown. 18. See the revised hydrology report. 19. The redlined comments have been addressed. October 22. 2007 Transportation Memo Items 1 through 8: I have attached 4 copies of the Traffic Impact Analysis along with 4 copies of a direct response to the 8 comments from Brandon Miles. Please take a look at our revised plans and attachments and if you feel it would be helpful to sit down with your staff to go through the comments one by one, we would be happy to do that. Also if you have any questions, or need clarification, please give me a call. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan Carson Mehl Jane Rogers Gary Lipska Bob Wilkinson Sam Kab 2234 Forodov Avenue • Corisbod, Colifornio 92008 (760) 438-3182 • FAX (760) 438-0173 • Cmoit Id9@dujits0nen9.com • • • • PLAN CHECK JGJOHNSONARCHITECTS RESPONSE COMMENTS HOSPITALITY & HOUSiNG DESIGN TO: Assistant Planner, City of Cartsbad FROM: Jane Rogers, Johnson Architects PROJECT: Luminere Carlsbad Village Hotel Project Plan Check Number: RP 07-14/CT 07-11 /CDP 07-25 Plan Reviewer: Austin Silva Revised Completed: 26 November 2007 CONTACT PERSON: Bob Ladwig Ladwig Design Group, Inc. 2234 Faraday Avenue Carlsbad, Catifornia 92008 ARCHITECT: JC Johnson Architects, P.C. 730 1 7th Avenue Street, Suite 110 Denver, Colorado 80202 The following comments are in response to the City of Cartsbad Housing & Redevetopment Department. lA)Coi^pofLTE^JTBHJ (1//?/^'^ /^Me^) 2. Each Sheet: Added project number in upper right hand corner. 3. Cover Sheet: Revised under Project Summary 2 apartments proposed to read "2 affordable units proposed". Parking entry to remain on Ocean street and widened throat to 20'-0". Sidewalk shown along Ocean street. Revised hotel drop off area. 4. Cover Sheet: Added Developers information 7. Cover Sheet: Added under Project Summary 8. Each Sheet: Added setback lines 11. Cover Sheet: Added tot dimensions on site plan 12. Sheet 3: Added residential unit labels for second and third floors 13. Ftoor Plan and Elevation Sheets: Added keynote to identify materials 14. Material board: Match colors with elevations *. Cover and Sheet 1: Added enhanced entryway and paving to parking garage 2. Cover and Sheet 1: Affordable unit 101 has been revised to Affordable unit 103. Guestroom 102 has been relocated next to Fitness and Affordable Unit 109. Unit 102 &103 does not have a private outdoor space. It is adjacent to the hotel courtyard outdoor space. 3. Sheet 2: Added affordable unit 119 private balcony square footage. The Equitable Building 730 17th Street, Suite 110 Denver CO 80202 Fax: 303.892.7059 Studio: 303.892.7062 www.jgjohnson.com C:\Documents and Settings''Bob\Local SeUings\Temporary internet Fjles\OLK38\070917 CC Housing and Redev.doc "7 4. Sheet 4: Residential unit #10 terrace 213 s.f. which opens from dinning room. Color revised to identify clearly it is a private terrace. 6.Sheet 7: Added remote activated fence and gate on level P2 of garage for 25 spaces dedicted to condo units 7. Reviewed options for parking garage entry on Oak Street which verified the location was not feasible for guestroom layouts and parking space requirements. 8. Provided new color scheme board and images 9. Sheet 9 and 10: Revised elevations to coordinate grades and building height limit of 45 feet. 10.Sheet 10: Revised elevations to show a low fence to create porch area on Cartsbad Blvd. to restaurant entrance. Me.T AT^^A XI^/H CO^^^J-K.^^ V^^^M 11 .Sheet 10: Revised towers showing continuous white band. 12.Cover Sheet: Exterior lighting notes added to drawings 14.Sheet 10: Revised elevations to show a low fence to create a front porch concept on Cartsbad Blvd. to restaurant entrance. Refer to site plan and see that the sidewalk is a distance approximately 4'-0" away from property line. Building: 2. See attached 8 Kz" xll" document showing exit separation on the 4*^ ftoor. Sincerely, Jane Rogers JG Johnson Architects - 2 < SOIL A TESTING, INC. Z ST t PHONE (619) 280-4321 TOLL FREE (877) 215-4321 FAX (619) 280-4717 an Diego Office P.O. Box 600627 San Diego, CA 92160-0627 6280 Riverdale Street San Diego, CA 92120 www.scst.com PHONE (760) 775-5983 TOLL FREE (877)215-4321 FAX (760)775-8362 Indro Office 83-740 Citrus Avenue Suite G Indio, CA 92201-3438 www.scst.com December 3, 2007 SCS&T No. 0711080 Report No. 2 Mr. Kevin Kiernan The Kiernan Companies, LLC 3150 Ocean Street Carlsbad, California 92008 Subject: RESPONSE TO CITY OF CARLSBAD MEMORANDUM LUMIERE CARLSBAD VILLAGE HOTEL OCEAN STREET AND OAK AVENUE CARLSBAD, CALIFORNIA References: 1. "Incomplete Items and Engineering Issues for Lumiere Carlsbad Village Hotel (RP07-14/CT07-11/SDP 07-25)') prepared by the Cityof Carlsbad Engineering Development Services Department, dated September 24, 2007. 2. "Report of Preliminary Geotechnical Investigation, Lumiere Carlsbad Village Hotel, Ocean Street and Oak Avenue, Carlsbad, California') prepared by Southern California Soil and Testing, Inc.; dated Juty 31, 2007 (SCS&T No. •0711080-1). Dear Mr. Kiernan: In accordance with a request by Mr. Robert Ladwig of Ladwig Design Group, Inc., this report has been prepared to address the geotechnical issues raised in the referenced memorandum prepared by the City of Carisbad. The relevant items from the "Engineering Concerns" section of the memorandum are presented betow, followed by our responses. Item 2: Revise thei preliminary Geotechnical Investigation or provide a response at to how temporary shoring with soil nails or soldier beams with tiebacks (for the anticipated 29-foot excavation for the basement) will not impact existing adjacent underground utilities in Ocean Street and Oak Avenue. Staff seeks assurance this criteria will not impact the construction of this project. SCS&T Response: Specific details regarding the design of the shoring system have not yet been determined. The purpose of the shoring wilt be to support the excavation and prevent adverse impacts on adjacent off-site improvements during constrAJCtion of the basement structure. It is generally anticipated that the shoring system witt utitize soldiers beams and lagging with tiebacks. The tiebacks should be designed to avoid conflicts with existing utilities. This can generally be achieved by keeping the highest level of tiebacks below the level of the towest utilities, or drilling the highest tiebacks at a downward angle if necessary to avoid conflicts. The Kieman Companies, LLC Lumiere Cartsbad Village Hotel Ocean St. & Oak Ave., Cartsbad, CA Decembers, 2007 SCS&TNo. 0711080-2 Page 2 Item 4: Revise the Preliminary Geotechnical Investigation to provide documentation that the design parameters for the temporary shoring atong the easterly and southerly property lines account for the existing adjacent buildings. Verify the deep excavation of this project witl not impact existing adjacent structures. SCS&T Response: Shoring design parameters provided by Southern Catifornia Soit & Testing, Inc. (SCS&T) will include appropriate surcharge loads to account for the off-site structures adjacent to the eastern and southern property tines. The shoring construction sequence should be designed to maintain adequate support throughout the construction process to avoid adverse impacts on the adjacent property and structures. Item 5: Revise the Geotechnical Report to inctude expected percolation rates and any design criteria for the infiltration basin proposed near the southerly property corner. The report should also verify no anticipated impacts the infiltration basin may have existing adjacent structures (restaurant) and the proposed structure for this project. SCS&T Response: SCS&T is currently making arrangements to perform percolation testing in the area of the proposed infiltration basin. A report summarizing the resutts of the testing and providing design criteria witt be provided after the testing has been completed. This report will also address any additional geotechnical issues related to the proposed infiltration basin. If you should have any questions after reviewing the findings and recommendations contained in the attached report, please do not hesitate to contact this office. This opportunity to be of professional service is sincerely appreciated. Respectfully submitted, SOUTHERN SOIL AND TESf ING, INC. Michael P. FarfTCEG 1938 Associated Engineering Geologist DBA:MPF:mf (2) Addressee (4) Ladwig Design Group, Inc. DanK Vice President E 36037 Wilkinson aesign group LUIVIIERE CARLSBAD VILLAGE HOTEL Response to staff comment's, dated 9.17.07 page 4 - LANDSCAPE CONCEPT 1. Except for the Washingtonia palm trees noted on the survey plan, sheet 3, alt other existing plant material will be removed and discarded from the site. 2. All property tines and easements are noted on the Concept Plan. 3. All plant material have their installation container size and generat spacing noted. 4. The signal Zone One planting area is noted on the ptans and a note is added stating that atl other planting areas are considered Zone Two. 5. Landscape data noted on the ptans, ptease see note 5 sht. 4. 6. Input noted, please see updated Concept Plan - limited planting area due to sub- grade parking structure. 7. Input noted, please see updated Concept Plan. 8. Input noted. 9. Ptease note the conflicts with existing utility. 10. Street trees are proposed within the row on Ocean st. 11. The limited planting in Carisbad blvd parkway is now noted, ptease see updated Concept Plan. 12,13 Ptease see concept details on sheet 3. 14. Sft end planter for parking, ptease discuss with City planner. 15. Location of comment noted on the redlined plan is an existing condition off site. Area has too high a level of a pedestrian traffic to add plant material to this end area. 16. Area has too high a level of a pedestrian traffic. 17. Reuse of existing Washingtonia plams are proposed to be planted in the center of a 4ft sq. planter. 18. Water conservation characteristics and tabulation is noted on sheet 4. 19. The fountain's re-circulating water system is noted on the concept detail. 20. Concept Plan has notes on Water Conservation and Fire Suppression, a separate (waste of paper) (colored) water use plan has now been included. Citv of Carlsbad Housing & Redevelopment Department September 17, 2007 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD, CA 92008 Subject: Lumiere Carlsbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: Thank you for applying for a Land Use Permit in the City of Carisbad. The Housing and Redevetopment Department, together with other appropriate City departments, has reviewed your Redevetopment Permit, application No. RP 07-14, as to its completeness for processing. The application is incomplete, as submitted. The attached list includes infonnation that must be submitted to complete your application. This list of items must be submitted directiy to the Housing & Redevelopment Office. Ail 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 att required materials are submitted to the Redevelopment Office, the City has an additionat thirty (30) days to make a determination of completeness. If the application is determined to be comptete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, August 20, 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. Ptease 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 Sitv£ Assistant Planner c: Tecla Levy, Engineering Will Foss, Building Greg Ryan, Fire Landscape Consultant File Enclosures 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 ^ Lumiere Carlsbad Village jj^pl 09/17/2007 ~ Page 2 of 6 LIST OF ITEiVIS NEEDED TO COMPLETE THE APPLICATION RP 07-14 / CT 07-11/ CDP 07-25 Staff has completed a review of the subject project for application completeness. The application and ptans submitted for this project are incomplete at this time. The foitowing additionat items are required to find the application complete: (Please note the issues are listed under the department which identified them as an area of concern.) Please submit five (5) complete sets of plans addressing the following: Housing & Redevelopment: 1. Please correct the Information on the Eariy Public Notification Sign. See attached corrections. 2. Please place the project numbers on the upper right hand corner of the plans. Project numbers are RP 07-14/ CT 07-11/ CDP 07-25. 3. Please fix data on cover sheet. Refer to redline plans attached. 4. Please include the name and address of owner whose property is proposed to be developed and the name, address, and phone number of the developer. 5. Ptease include the name, address, and phone number of the landscape architect who prepared the plans. 6. Please include the Average Daily Traffic (ADT) generated by the project, broken down by separate uses. 7. Please provide the name of sewer, water and school district providing service to the project on the cover sheet. 8. Please show setback lines on the site plan, aii fioor pians and eievation sheets. 9. Please provide a legal description of the exterior boundaries of the subdivision (approximate bearings, distances and curve data). 10. Please complete a statement of agreement to waive tentative parcel map time limits. This form can be picked up at the Planning department counter. 11. Please indicate the lot dimensions on the site plan. 12. If floors 2 and 3 are to utilize the same floor plan, please label the residential units as Unit # 1/5, Unit # 2/6, Unit # 3/7, and Unit # 4/8 similar to how the guest rooms are labeled. Label the residential units on the 4*" floor as Unit # 9 and 10. 13. Please include a key note on floor plans and elevations in order to identify materials. 14. Please provide a color and materials board that is consistent with the elevation drawings. Lumiere Carlsbad Village j^pl 09/17/2007 ~ Page 3 of 6 Engineering: Engineering Department comments are forthcoming and witt be sent under a separate cover. ISSUES OF CONCERN RP 07-14 / CT 07-11/ CDP 07-25 Housing & Redevelopment: The Housing & Redevetopment Department has the fotlowing comments regarding the proposed project: 1. Staff suggests providing an enhanced entryway and paving to the parking garage. 2. Staff suggests providing private balcony space for Affordable Unit #101. 3. ts the space outside of Affordable Unit #119 private balcony space? If so, ptease label and include the amount of square footage. 4. ts the 213 square foot terrace part of residential unit # 2 on the 4^^ ftoor? If so, please make this clearer on the plans. 5. Staff does not support the reduction in parking requirements. There is no reference to such a reduction in the Municipal Code Section 21.44.090(B). 6. Please designate parking spaces for the residential units on Level 1 of the underground parking structure. 7. Staff suggests providing more of a grand main entrance to the hotel off of Oak Avenue. 8. Staff suggests using a color scheme that provides more contrast. 9. The building height appears to exceed the 45 foot height limit. Please correct so that the building meets the 45 feet height limit. 10. Staff suggests breaking up the blank wall space on the Carisbad Boulevard elevation with vines on lattices or some other architectural detail. 11. Staff suggests adding architectural detail on the tower elements (perhaps continuing the white banding) ofthe Courtyard elevation. 12. Staff suggests incorporating decorative lighting fixtures on balconies and entryways. 13. Staff suggests providing a physical barrier between the pool and outdoor dining area. 14. Staff is concerned with the entrance to the restaurant off of Carisbad Boulevard. Staff suggests providing a more formal entryway off of Carisbad Boulevard so patrons are not walking into an elevator right off of the sidewalk. Staff is also Lumiere Carlsbad Village j^^l 09/17/2007 ~ Page 4 of 6 concerned with access to the restaurant for those utilizing the underground parking structure and on-street parking along Ocean Street. 15. It would be helpful if you could provide photographs and examples of other Lumiere Hotel projects for staff to compare this project to. To discuss alt Housing & Redevelopment Department related concerns, ptease contact Austin Silva at (760) 434-2813. Fire: The Fire Department has the following comments regarding the proposed project: 1. In addition to an automatic fire sprinkler system and fire alarm system throughout and each of the two levels of sub-grade parking, that the three upper floors and the two sub-grade floors shall be provided with a Class Itt standpipe. To discuss all Fire Department related concerns, please contact Deputy Fire Marshal Gregory Ryan at (760) 602-4663. Buiiding: The Building Department has the following comments regarding the proposed project: 1. Complete review will be done when plans are submitted to Building Department plan check. 2. Check exit separation on the 4*^ level. 3. Plans submitted after January 2008 are subject to 2007 CBC (2006 IBC). To discuss all Building Department concerns, please contact Will Foss at (760) 602- 2721. Engineering: Engineering Department comments are forthcoming and will be sent under a separate cover. Landscape Plan review: The City's Landscape Plan Check consultant has compteted the initial review of the Preliminary Landscape Plan based upon the ptans that were submitted. Corrections and suggestions have been included in red on the Landscape Plan. Ptease 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. 1. Generally Identify all existing woody plant material to be removed or retained. Trees over 12" in caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to be retained or removed. All existing Washingtonia robusta need to be shown with the disposition indicated (i.e. to be protected in place; to be removed; to be relocated). I believe there are 7 Washingtonia robusta along Ocean Street with only 5 shown to be salvaged. Insure all Washingtonia are accounted for. Lumiere Carlsbad Village 09/17/2007 Page 5 of 6 2. Please show and label all property tines and easements on the plans. Insure no trees are tocated within the easements. 3. Please identity ail symbols in the legend. Indicate proposed plants with sizes and spacing for the bio-swale. 4. All planting areas shalt be outlined as one of the four planting zones below and described in Appendix A: Zone One Lush Zone Two Refined Zone Three Naturalizing/Transitional Zone Four Native 5. Indicate the following percentages: a. Percent of the totat site used for landscaping. b. Percent of the landscaped area (as defined in Appendix G) of each planting zone as described in Section A.5-3 and Appendix A. 6. tt is recommended that two (2) additionat large scale palms be incorporated at the southeast corner of the building to better soften and enhance this elevation from Carisbad Boulevard. Please review. 7. Landscaping shall be used to accentuate and enhance architecture. It is recommended that additional landscape area be provided along the north, south and west elevations to allow landscaping to better scale with the architectural mass. Landscape area is minimal and does not allow room to provide appropriate elevation enhancement. 8. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. 9. It is recommended that an additional Washingtonia robusta be installed at the southwest corner of the project to better soften and enhance the building elevation. Please review for appropriate space and easements. (See comment number 10 below.) The palm may need to be located on the east side of the walk. (See comment number 7 above) 10. Locate street trees: a. A minimum of 3' outside the public right-of-way (except within the "Redevelopment Zone (VR Zone) and Beach Area Overiay Zone" where street trees may be allowed within the right-of-way 1' in tight spaces. Street trees may be allowed within the right-of-way if approved by Engineering. b. A minimum of 5' from paving. c. A minimum of 7' from any sewer line. d. Not in conflict with public utilities. e. Not to be allowed on street corners within a triangular zone drawn from two points, 25' from the beginning of curves and end of curves or within sight tines as described under "Sight Distance" above. (See Appendix C.4). Verify with Engineering that street trees witt be allowed in the right-of-way. 11. Please identify plantings on the ground plane at the entry off of Carisbad Boulevard. Lumiere Carlsbad Village^H|el 09/17/2007 Page 6 of 6 12. Please indicate the wall height, materials and finish. 13. Ptease provide a conceptual detail of the ornamental iron fence for review. 14. Please provide a minimum 5' wide planter at the ends of parking rows per attached parking lot diagram. 15. Islands at the end of each parking row shall be used as planted area. 16. Civil plans indicate a reconfigured raised parking lot finger. Please address landscaping of this area. 17. Trees shall be planted a minimum of 2' from curbs. 18. Please provide a complete water conservation plan as required by the landscape manual. Plans shall include but not be limited to: a. Extent of Planting Zone 1 (Lush) - Indicate percentage of Zone 1 planting (per Appendix A) of the totat landscaped area (as defined in Appendix G). Provide justification for the appropriateness of where Zone 1 plantings are used in terms of water conservation. (For example, are Zone 1 plantings in areas of shade where they will use less water and/or lias the soil been suitably amended so as to retain relatively greater moisture?) b. Proposed turf areas. (See limitations in IV.C.3-4.2) Give percentage of turf of the total landscaped area. c. Accommodations for reclaimed water (existing or future) and outline planting areas proposed to use reclaimed water. d. Written description of water conservation features including addressing xeriscape principles (see Appendix B) within the project. Please also provide a colored plan showing areas of proposed recycled water versus potable water use. 19. Fountains shall have recycling systems. 20. RETURN REDLINES and provide 2 copies of ali pians (concept, water conservation, fire protection, and colored water use pian) on the next submittal. 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 listed in the attached memo. To discuss all Police Department concerns, please contact Jodee Sasway at (760) 602- 2721. Citv of Carlsbad Housing & Redevelopment Department September 25, 2007 LADWIG DESIGN GROUP, INC. 2234 FARADAY AVENUE CARLSBAD. CA 92008 Subject: Lumiere Carisbad Village Hotel Project, Major Redevelopment Permit RP 07-14/ CT 07-11/ CDP 07-25 Dear Bob: This letter is a follow-up to my previous letter to you, dated September 17, 2007, in which the items necessary to complete your application for a Major Redevelopment Permit were identified. In addition to the items listed in my previous letter. Engineering Department's comments and comments on the landscape plans on your proposed project are as follows: Enqineering: The Engineering Department has completed our review of the above-referenced project for application completeness and has determined that the application and plans submitted for this project are incomplete and unsuitable for a complete review. Engineering staff has identified some issues that are listed below. Additional issues of concern may be identified on subsequent reviews with more complete information. INCOMPLETE ITEMS 1. The proposed main entry of the hotel is located along Oak Avenue and is located in existing City right-of-way, thereby resulting in using public property for private use and taking away potential beach parking. This is a significant outstanding staff concern. Engineering wilt coordinate internal City meetings with other Departments to discuss this specific issue. At this time, the location of this entryway remains an outstanding issue. We will keep you informed on the progress of this issue. 2. The existing paved width opening (16.5-ft) along Ocean Street and Oak Avenue (Opening) remains a significant staff concern, as identified in the Preliminary Review letter for this project. The submitted TM did not address/resolve this issue. With the access points this project is designed with, it triggers the need to expand this Opening to accommodate two-way traffic (minimum of 20-ft). This requires seeking cooperation from the adjacent property to modify their frontage. As an alternative to expanding the Opening, you may consider options to shift the underground garage entry from Ocean Street to Oak Avenue. Although it woutd involve a redesign, this would shift traffic impacts that trigger widening the Opening. Since this is significant, you might consider setting up a meeting with staff to discuss this issue and options to resolve this matter before resubmitting. 3. Revise the Site Plan and Tentative Map (TM) to clarify the total number of airspace units proposed for this project. It is our understanding this is a mix use 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2335 • (760) 434-2810/2811 • FAX (760) 720-2037 @ Lumiere Carlsbad Village i^^l 09/25/2007 Page 2 of 5 of residential airspace and commercial airspace units in the same building, but the total number of airspace units to not appear reflected in the condominium note of the TM, nor on the project data of the Site Plan. The number of units proposed (12) does not seem to capture the total airspace units involved. The Site Plan indicates 10 condominiums with 2 apartments. Apartment units, by definition cannot be sold independently. Are the 2 apartment units to be classified as "Affordable" condominiums that can still be sold separately? If that is the case, with 12 condominiums (2 being affordable) that leaves the other uses in the building (hotel and restaurant) classifying as another airspace unit to be counted for (under separate ownership and control). With that scenario, that would result in at least 13 airspace units. Or do you want the restaurant as a separate sellable airspace separate from the hotel, resulting in 14 airspace units? Please work out the arrangement of total airspace units and revise the application, Site Plan and TM as necessary to address this issue. 4. Add a symbol legend to the Tentative Map to describe the elements of the project. Revise the TM to screen back the existing topographic information and bold the proposed symbology to cleariy demonstrate what this project is proposing to construct. There are portions of the TM that are not cleariy drawn to show the existing/proposed surface improvements and project footprint. Coordination is required between the TM and the Site Plan to address frontage improvements along Oak Avenue and Ocean Street. 5. Based on our review of the Site Plan, the underground parking garage is designed with permanent walls located next to city right-of-way and the easterly adjacent property line. We understand that temporary shoring is required to construct the permanent walls of the basement. Temporary shoring for these permanent walls should be constructed within the project limits and not within City right-of-way or adjacent properties. With that said, revise the Site Plans and/or Preliminary Geotechnical Investigation to clarify the impacts temporary shoring (as constructed within the project limits) will slightly reduce the basement footprint. 6. Revise the TM to depict and show the full extent of the existing and/or new sidewalk improvements atong Ocean Street. The TM does not show planters, patios, and steps that will affect the new sidewalk along Ocean Street. Refer to redlines for clarification. 7. If public sidewalks are to meander into the project property timits, then show/callout all proposed public easements necessary for this project. 8. Revise the TM to show and callout existing and/or proposed public potable water lines that serve this project. Show the fire service location and the sewer line that will serve the structure. 9. Revise the TM to indicate both the top and bottom of wall elevations along all retaining walls for this project. Refer to redlines for clarification. This is required for staff to understand the exposed heights of walls and changes in grade proposed by this project. 10. Provide a copy of the title report prepared by Old Republic Title, for 3150 Ocean Street. Engineering onty received the title report for 3100 Ocean Street. Staff needs both to complete our review. 11. Revise the preliminary Hydrology Report to calculate the pre and post- Lumiere Carlsbad Village 09/25/2007 Page 3 of 5 development run-off coefficients (C) using the percent impervious area to define C. The hydrology report seems to generalize C into a category. The report should inctude the composite C-values for pre and post-development conditions. With this project subject to both coastal regulations and storm water quality regulations, we look for this report to accurately calculate C and the resutting run- off flows. ISSUES 1. Add the discretionary application number to the upper right-hand corner of the Site Plans and Tentative Map (RP 07-14, CT 07-11, CDP 07-25). 2. Revise the preliminary Geotechnical Investigation or provide a response as to how temporary shoring with soil nails or soldier beams with tiebacks (for the anticipated 29-ft excavation for the basement) will not impact existing adjacent underground utilities in Ocean Street and Oal<: Avenue. Staff seeks assurance this criteria will not impact the construction of this project. 3. The traffic study prepared by USA remains under engineering review. We will foRA/ard comments to you once this effort is complete. 4. Revise the Preliminary Geotechnical Investigation to provide documentation that the design parameters for the temporary shoring along the easteriy and southeriy property tines account for the existing adjacent buildings. Verify the deep excavation of this project will not impact existing adjacent structures. 5. Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property corner. The report should also verify no anticipated impacts the infiltration basin may have existing adjacent structures (restaurant) and the proposed structure for this project. 6. Revise the preliminary Storm Water Management Plan to address alt the redline comments. These comments are: a) In section 1, does the increase in impervious area consider the affects of the green-roof and the pool? tt seems the increase in runoff may be decreased by these project elements. b) In section 3, verify the increase in Q100 considers the potential reduction in impervious area from the green-roof and pool. c) The narrative in section 5.2.1 should discuss the value/benefits of the green-roof. d) The narrative in section 5.2.1 (reducing impervious area) should discuss why pervious concrete/unit pavers are not feasible for this project. If they are feasible, explain why they are not used or expand narrative on the other project features that address this area. e) The narrative in section 5.2.1 should include the incorporation of the vegetative swale under natural drainage systems. f) The narrative in section 5.2.1 should discuss the use/benefits of Lumiere Carlsbad Village ^HP^l 09/25/2007 Page 4 of 5 the infiltration devise. g) In section 5.2.3, explain how .4 cfs was calculated for the underground parking treatment flow. h) Under section 6, include the maintenance requirements and projected costs for the green-roof. 7. Revise the TM to include cross-sections along property lines. Refer to locations per the redlines. These cross-sections should depict property lines, existing grades, proposed grades, existing retaining walls, proposed retaining walls, etc. 8. Revise the TM to explain how this project will be serviced and metered for potable water. Show the points of connection on the TM. 9. The concept landscape plan shows tree planters proposed over the existing wateriine along Ocean Street. Revise the TM and preliminary landscape plan to address the relocation of water service lines for this project. 10. Surface (street) improvement along Oak Avenue might require a PCC ribbon gutter to convey street storm flows. AC pavement should carry concentrated drainage in public right-of-way. Refer to redlines on the TM. 11. Revise the TM to clarify if there will be pedestrian safety railing along the driveway wall serving the below-grade parking garage. This could be a significant vertical drop. Refer to redlines for clarification. 12. Clarify how this project will be served by the trash company (Coast Waste). Where will they go and how will trash be access by them? 13. If the underground parking access changes from Ocean Street to Oak Avenue, revise the Site Plans and TM as necessary to show the changes. 14. Revise the underground parking layout (or add a note) explaining how parking stalls will be assigned to the different uses within this project (e.g.: residential condominiums, hotel patrons, emptoyees, restaurant patrons, etc.). 15. Revise the Site Plan and TM to clarify how frontage improvements along Carisbad Blvd coordinate with entry improvements to the restaurant. How do pedestrians gain access across a proposed retaining wall to the onsite raised deck? Are there sidewalk improvements or steps needed? Where is the access point? The elevations do not clearly show how this is done. 16. Clarify how the public driving on Oak Avenue and Ocean Street witt distinguish the underground parking garage is not public parking. 17. Revise the site plan to provide a pedestrian ramp at the corner of Oak Avenue and Ocean Street or explain why it is not feasible. 18. With respect the changes in pre and post-development runoff conditions, revise the preliminary Hydrology Report to include a discussion/narrative on the capacity ofthe existing 12-in RCP storm drain this project connects to. 19. Address all redline comments as noted on the Engineering redline plan. Please be advised, additional items of concern may be identified after requested information has been provided. A red-lined check print is enclosed for the applicants use in making the requested revisions. This check print should be returned with the next submittal to facilitate continued staff review. Lumiere Carlsbad Village j^^l 09/25/2007 , ^ Page 5 of 5 To discuss all Engineering Department related concerns, please contact Jeremy Riddle at 760-602-2737, or via email at jridd@ci.carisbad.ca.us. Please contact my office at (760) 434-2813 if you have any questions regarding the information contained in this letter. Sincerely, Austin Silva Assistant Planner c: Jeremy Riddle, Engineering Enclosures May 8, 2008 TO: FROM: RE: Austin Silva, Planning Technician Michele Masterson, Management Analyst Meghan Jacobson, Senior Office Specialist Michael Elliott, City of Carlsbad's Contract Landscape Architect th Landscape Architectural Review - Conceptual Review - 4 Review Lumiere Carlsbad Village Hotel, RP07-14, CT07-11, CDP07-25 PELA file: 281 - Lumiere Carlsbad Village Hotel - Con4 Landscape Architect: Wilkinson Design (jroup. Phone: (760) 434-2152 All previous comments have been addressed. I have no ftirther comments. City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM April 30, 2008 TO: Austin Silva, Redevelopment FROM: Tecla Levy, Engineering SUBJECT: PROJECT REPORT AND CONDiTIONS, LUMIERED CARLSBAD VILLAGE HOTEL RP 07-14, CT 07-11, CDP 07-25 PROJECT REPORT: Engineering Department staff has completed the review of the above-referenced project and are recommending: X That the project be approved subject to the conditions as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Development Section project report for inclusion in the staff report for this project. LAND DEVELOPIVIENT SECTION Proiect Report PROJECT ID: PROJECT NAME: LOCATION: LEGAL: RP 07-14, CT 07-11, CDP 07-25 LUMIERED CARLSBAD VILLAGE HOTEL 3150 and 3100 Ocean Street, Carlsbad, CA. All that portion of Tract 100 of Carisbad Lands, in the City of Carisbad, County of San Diego, State of California, according to Map thereof No. 1661, filed in the Office of the County Recorder of said San Diego County, March 1, 1915. APN: 203-250-21. All that portion of Tract 100 of Carisbad Lands, in the City of Carisbad, County of San Diego, State of California, according to Map thereof No. 1161, filed in the Office of County Recorder of San Diego County, March 1. 1915. APN: 203-250-22. Page: 1 DESCRIPTION: A 4-story mixed use project consists of 39 hotel rooms, 10 condominium units, 2 affordable housing units and a 2,815 sq. feet of restaurant The parking requirement is provided through the use of two levels underground parking accessed of Ocean Street.. Page: 2 ENGiNEERING DISCUSSION: TRAFFIC AND CIRCULATION: Projected Average Daily Trips: 688 ( ADT): Comment: Hotel (39 Rooms) - 312 ADT; Restaurant (2801 sq feet) - 280 ADT; Codominium (12 DU) - 96 ADT. SEWER: Sewer: City of Carisbad Sewer 53 EDU Comment: Project is proposing to connect to an existing public sewer main along Oak Avenue. WATER: Water District: Carisbad Municipal Water District GPD Required: 4250 GPD Comment: Project is proposing to connect to an existing public water main along Oak Avenue. RECLAIMED WATER: Water District: Carisbad Municipal Water District GPD Required: N/A Comment: There is no available recycled water system in the area. SOILS & GRADING: Quantities: 22030 CY Cut: 22030cy Fill: n/a Export: n/a Remedial: n/a Area of Excavation: Approx. 23,522 sq. ft. Permit required: Yes ^ ^ Off-site approval required: yes N/V ' Hillside grading requirements met: N/A Page: 3 DRAINAGE AND EROSION CONTROL: Drainage basin: Basin B of Carisbad Master Drainage Plan. Preliminary hydrology study performed by: Aquaterra Engineering, Inc. Drainage demand: Approx. 3 cfs. (100-year) Erosion Potential: low Comment: The project will construct a private onsite drainage system that connects the existing 18" RCP public storm drain atong Ocean Street. The project is proposing an underground detention facility to detain at least 2 cfs in order to maintain the existing condition 100 year flow of 2 cfs. The existing storm drain system along Oak Avenue ultimately drains to Ocean. WATER QUALITY / NPDES: Receiving Water: Pacific Ocean. Receiving Water Body 303(d) impaired: Pacific Ocean is impaired with the following pollutants of concern: Bacterial Indicators. Priority Project per RWQCB Order 2007-01: Yes Treatment BMP: The project is proposing an infiltration system on-site. Best Management Practices: Landscaping, swales, roof drain filters, pervious pavement and infiltration system. Comment: The project has prepared a Preliminary Storm Water Management Plan (SWMP), and has been conditioned to prepare a Final SWMP with an enhanced level of Best Management Practices (BMPs). The proposed infiltration System will be privately maintained and operated by the Owner. LAND TITLE: Conflicts with existing easements: No Easements/dedication required: No Site boundary coincides with land title: Yes Comment: The two Lots will be consolidated into one per final map. IMPROVEMENTS: The project will construct full half width improvements of Oak St and Ocean street from curb to centeriine, including but not limited to driveways, paving, curb and gutter, sidewalk, under grounding or relocation of utilities water & sewer services, drainage structures, all necessary transitions to existing improvements as shown on Tentative Map. Page: 4 City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM March 21, 2008 TO: Austin Silva, Housing and Redevelopment FROM: Tecla Levy, Engineering SUBJECT: ENGINEERING ISSUES FOR LUMIERE CARLSBAD VILLAGE HOTEL (RP 07-14/CT 07-11/CDP 07-25) Engineering Department staff has completed the 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 OthenA/ise supplement the basic information required for the application. Prior to next submittal, please make sure that the following comments/issues are adequatety addressed. Issues: 1. The pump system for the proposed basement wall drain discharges the water to surface drain system that flows back into the infiltration system and back to the basement where it started. Please revise design to provide a positive outlet pipe that would effectively remove the water from the building perimeter to avoid potential long term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water intrusion. 2. The invert elevation of proposed outlet pipe from the infiltration basin is 2.38 feet higher than the invert elevation of the inlet pipe. During high storm event, when the infiltration system becomes saturated, the storm water witl back flow into the entire storm drain system and becomes under pressure. Please avoid this situation by providing a positive outlet pipe with invert elevation lower than the inlet elevation. This maybe accomplished by providing a separate outlet pipe that witt take the treated storm water across Ocean Street and discharges directly into the ocean. 3. Ptease field verify and provide adequate spot elevations of the adjacent properties to ensure that, in the event the proposed storm drain system fails, surface flow is contained onsite (without ponding) and that there is positive surface flow outlet into the street and into the Ocean. 4. Obtain recommendations and approval letter from the soil's engineer for att proposed sub drains, surface drains and collection systems. Lumiere Cartsbad Villa^|^otel, RP 07-14 March 21, 2008 Page 2 of 3 5. The revised hydrology report does not include capacity analysis of existing 12" pipe where the project is proposing to tie into. Please evaluate the capacity of this existing pipe. Provide hydrology calculations (include all contributing off-site drainage basins) Show invert elevations. The project may be required to replace the 12" pipe with a standard 18" pipe or install a new 18" storm drain pipe for project as suggested in item 2 above. 6. Please delete tie backs shown encroaching in the pubtic right of way or adjacent property. As previously requested, show that shoring watt construction can be achieved within the project limits to avoid impacts to existing utilities within the City right-of-way and to adjacent properties. The soil engineer shall revise his report dated January 22, 2008 to provide alternative recommendations. 7. Repeat comment: Ptease revise SWMP report, to clearly identify the numerically sized treatment BMP for basins A & B. As previousty commented, fitter inserts can be part of treatment train but cannot be used as part of numerically sized treatment BMP. The proposed infiltration system maybe designed to include engineered medium to adequately treat run-off before reaching the groundwater level. Provide sizing calculations. 8. Revise BMP map to include all proposed BMPs and LID features. Clearly label and differentiate between structural treatment BMP and non-structural BMPs and LID in the legend. 9. The proposed grass swales are good for source controt and site design BMPs but are inadequate to meet numeric sizing criteria due to short distances and residence time. 10. The proposed parking spaces along Oak Avenue do not meet the standard parking space area requirement. Ptease revise the design to accommodate standard parking spaces. (One option is to consider parallel parking). You may reduce the number of proposed parking spaces if it is too restrictive to accommodate four. 11. Show locations of two additional water meters on the tentative map. As mentioned in the first review, a separate water meter is required for each individually owned unit (Development Services Policy Directive No .2). The City may grant waiver for this requirement for the condominium units with conditions shown betow but a separate meter must be provided for Hotel Use and a separate water meter must be provided for Restaurant Use. The following is the condition for condominiuni sub-metering: The design and operation ofthe proposed water system shall comply with the following: a) Sub-meters may be installed for portions of this project. The sub-meters shall be privately owned and maintained by the Property Owners Association (POA) or Operator of this facility. It shall be the responsibility of the POA/Operator to apportion the water bill to the separate sub-metered ownership within each building served by a City water meter. b) Prior to issuance of building permits for this project, the owner shall create an impound account to be funded with an amount equal to an estimated three months of water bill payments for the entire project. Lumiere Carlsbad Vitla^|^otet, RP 07-14 March 21, 2008 Page 3 of 3 c) Owners and tenants of the units shall be notified that the City may shutoff water service to the entire building if adequate payment ofthe water bill is not made. d) The project CC&R's shall include wording satisfactory to the City Engineer relating to the provisions of conditions a), b) and c) above. The CC&Rs shall also include language stating that the CC&R provisions related to water meters cannot be changed without the approval of the City Engineer. 12. Address all redline comments as noted on the Engineering redline plan and reports. Enclosed is a redlined check-print of the project. This check print must be returned with the revised pians to facilitate continued staff review. If you have any questions, please catt me at telephone (760) 602-2733. REDEVELOPMENT PERMIT REVIEW AND COMMEOT REQUEST Date: January 25, 2008 Planning Department Engineering Department - T. LEVY Fire Department - G. RYAN Building Department - W. FOSS City Attorney Water District Landscape Plancheck Consultant School District North County Transit District Police Department To Departments: Subject: RP 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3100 &; 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by February 21, 2008. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 39 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: (Please email/send comments to Austin Silva in the Housing & Redevelopment Department) City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM February 12, 2008 TO: Austin Silva, Housing and Redevelopment FROM: Tecla Levy, Engineering SUBJECT: ENGINEERING ISSUES FOR LUMIERE CARLSBAD VILLAGE HOTEL (RP 07-14/CT 07-02/CDP 07-25) Engineering Department staff has completed the third 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 fotlowing comments/issues are adequately addressed. Issues: 1. The proposed stormdrain system, inctuding bioswales, atong the eastern boundary appears to be tocated on top of the underground parking structure. Ptease revise tocations. Provide cross-sections. 2. One of the proposed infiltration system tocated at the northwest corner of the property is located on top of the underground parking garage. How does it work? Ptease revise. 3. As requested previousty, ptease provide an underground parking plan showing recommended subdrains and collection and pump system to avoid potential tong term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water intrusion. The proposed system must be constructed within the project limits. This may result in the reduction to the proposed underground parking space. 4. Revise cross-sections to include the underground parking level and show approximate tocations ofthe proposed storm drains and underdrains. 5. The previously requested, please revise the tentative map and preliminary site plan to inctude preliminary details of Temporary shoring for basement walls as recommended by the soil engineer on his report dated January 22, 2008. Provide cross sections to show that shoring wall construction can be achieved within the project limits without significant impact to existing utilities within the City right-of-way and to adjacent properties. Lumiere Carisbad Vitta^fcotet, RP 07-14 February 12, 2008 Page 2 of 2 6. In the SWMP report, ptease identify the numerically sized treatment BMP for basins A&B. Per previous comment, filter insets can be part of treatment train but cannot be used as part of numerically sized treatment BMP. If your treatment BMP is infiltration system, please state so in the SWMP report and infiltration BMPs by itself, shalt meet the numeric sizing requirements. 7. Please show that there is a minimum of 10 feet between the bottom of the infiltration basin and the maximum groundwater tabte. This is to prevent groundwater contamination. Provide cross-section. 8. Due to uncertainties of severat factors affecting the effectiveness design of infiltration system, a factor of safety of 2 is required. Please revise the preliminary infiltration design calculations. 9. Address all redline comments as noted on the Engineering redline plan and reports. Enclosed is a redlined check-print of the project. This check print must be returned with the revised plans to facilitate continued staff review. If you have any questions, ptease calt me at telephone (760) 602-2733. REDEVELOPMENT PERMIT REVIEW AND COMMENT REQUEST Date: December 10, 2007 Planning Department Water District Engineering Department - T. LEVY V Landscape Plancheck Consultant V Fire Department - G. RYAN School District Building Department - W. FOSS North County Transit District City Attorney Police Department To Departments: Subject: RP 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3100 & 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by January 3, 2008. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 39 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: {Please emai/send comments to Austin Silva in the Housing & Redevelopment Department) City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM December 13, 2007 TO: Austin Silva, Housing and Redevelopment FROM: Tecla Levy, Engineering SUBJECT: ENGINEERING ISSUES FOR LUMIERE CARLSBAD VILLAGE HOTEL (RP 07-14/CT 07-11/CDP 07-25) Engineering Department staff has completed a review of the application submittal documents for application completeness. The application is considered complete, as submitted. Staff may, in the course of processing the application, request that you clarify, amplify, correct, or othenA/ise supplement the basic information required for the application. The following are the issues raised during this review: Issues: 1. 3. The revised sheet 1 of the Tentative Map indicates that there are two proposed commercial airspace units. The application descriptions shown on the said sheet indicate that there are 12 condominiums, and 2 commercial units (Hotel, Apartments and Restaurant). Please indicate what constitute each commercial units, e.g. 1) Hotel & restaurants? And 2) Apartments? Are you proposing a total of 14 mixed use airspace units. Please clarify. Please include all symbols used on the plan to the legend. As previously requested, please submit a revised Preliminary Geotechnical Investigation to address shoring issues. The report should include recommended methods of construction, potentiat impacts to adjacent properties/right-of-way and mitigation measures. Ptease revise the site plan to include preliminary details of Temporary shoring for basement walls. Show that shoring wall construction can be achieved within the project limits without significant impact to existing utilities within the City right-of- way and to adjacent properties. Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southeriy property corner. The report should also inctude analysis ofthe infiltration basin impacts to the existing adjacent structures (restaurant) and the proposed structure for this project. 6. According to the Soil's Report by Southern California Soil and Testing, Inc., 5. Lumiere Carlsbad Viltage Hotel, RP 07-14 December 14, 2007 Page 2 of 2 dated Juty 31, the borings encountered groundwater at elevations 14 feet msl to 15.5 feet msl and could possibly be higher. The proposed garage floor elevations range from 15.5 to 22.5 feet msl. Ptease revise plan to Include underground parking cross-sections and details showing recommended subdrains and collection and pump system to avoid potentiat tong term effects on the proposed structure such as hydrostatic pressure on garage floors and retaining walls, and water intrusion. The proposed system must be constructed within the project timits. The mitigations may resutt in the reduction to the proposed underground parking space. 7. Revise the TM to comply with recent RWQCB order 2007, which includes "Low Impact Development" design requirements. The discharge point of Basin B is not clearly identified on the hydrology report (please clarify). It appears that it is routed to Ocean St. In order to treat the run-off and comply with LID, it is suggested that the project incorporate pervious pavement strip along the \Cp proposed curb adjacent to the eastern property boundary in Ocean St. and/or the proposed tree welts maybe designed as treatment BMP similar to "Filtera System". 8. . Under the new SUSMP, media filters such as roof drain filters are considered \ } ' "low efficient" and is not acceptable as part of the numerically sized treatment control BMP. However, it can be added to the train of BMPs. 9. The SWMP BMP map appears incomplete. Ptease include/show all proposed treatment BMP including locations of the proposed roof drain filters. It appears that no treatment BMPs are proposed for Drainage Basin B. Please inctude calculations to show that the proposed treatment BMPs meet the numeric sizing criteria. Also show the requested "LID" design features on the BMP map. 10. The SWMP indicates that the drainage from the underground parking area shall be pumped to surface drainage system. This is not allowed due to potentiat non- ^ storm water pollutants that cannot be fully treated using the storm water BMPs. \' Underground parking drainage maybe routed to a clarifier then connected to a sewer system, ( please verify with building department). 11. C Revise the preliminary Hydrology Report to include infiltration design calculations. 12. f Revise Hydrology Map to show the flow path and discharge point for Basin B. 13., ; The traffic study prepared by USA is currently being reviewed by Traffic Engineering Section. Comments witl be fonA/arded when review is compteted. 14.' Address att redline comments as noted on the Engineering redline plan. Enclosed is a redlined check-print of the project. This check print must be returned with the revised plans to facilitate continued staff review. If you have any questions, please catl me at telephone (760) 602-2733. TRACKiMO 0S8K December 20, 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 - 2"'^ Review Lumiere Carlsbad Village Hotel, RP07-14, CT07-11, CDP07-25 PELA file: 281 - Lumiere Carlsbad Village Hotel - Con2 Landscape Architect: Wilkinson Design Group, Phone: (760) 434-2152 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. REPEAT COMMENTS 1. Completed. 2. Please show and label all property lines and easements on the plans. Insure no trees are located within the easements. 2"^ Review: Please show and label the property lines and easements. 3-6 Completed. 7. Landscaping shall be used to accentuate and enhance architecture. It is recommended that additional landscape area be provided along the north, south and west elevations to allow landscaping to better scale with the architectural mass. Landscape area is minimal and does not allow room to provide appropriate elevation enhancement. 2"^^ Review: The applicant has responded: "Input noted, please see updated Concept Plan. " There is still insufficient landscape area. It is recommended that the following site layout revisions be made to provide additional needed landscape area: A. Replace two parking spaces at the Oak Street entry with landscape area. Install additional trees/palms, ground covers and shrubs in the new landscape area. B. Decrease the width of the drop-off entry and exit driveways on Oak Street to 18' to increase landscape area and provide for the minimum 5' width landscape end row finger planters. Provide additional trees/palms, ground covers and shrubs in the additional landscape area to soften and enhance the building elevation. C. Decrease the width of the underground parking driveway to 22 \ increasing the end row parking finger on the north side ofthe driveway on Ocean Street. Provide additional trees/palms, ground covers and shrubs in the planter. D. Provide additional landscape area in the entry plaza off of Ocean Street. Provide trees/palms as appropriate to soften and enhance the building elevation. (Raised planters may be required since this area is over the parking garage). 8-13 Completed. 14. Please provide a minimum 5' wide planter at the ends of parking rows per attached parking lot diagram. 2"^ Review: The applicant has responded: 5' end planter for Lumiere Carlsbad Village Hotel December 20, 2007 Conceptual Plan Review Page 2 parking, please discuss with City planner. " This has been discussed with the City planner. Please see comment 7 above. 15. Islands at the end of each parking row shall be used as planted area. 2"^ Review: The applicant has responded: "Location of comment noted on the redlined plan is an existing condition off site. Area has too high a level of a pedestrian traffic to add plant material to this end area. " Landscaping is needed to soften the large paved area. Please provide appropriate, tough plantings. 16. Civil plans indicate a reconfigured raised parking lot finger. Please address landscaping of this area. 2"'^ Review: The applicant has responded: "Area has too high a level of a pedestrian traffic. " See comment 15 above. 17-19 Completed. 20 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation) on the next submittal. NEW COMMENTS 1 A. This appears to be a landscape area. Please address planting of all landscape areas. 2A. Do the entry trees need to be in omamental containers. It is recommended that they be planted in the soil. 3 A. Plans call for Howea species and Phoenix roebelenii at the Oak Street entry. It is not clear if both species or one is to be used. Please clarify that a tall species with under- planting of the Pygmy Date Palm are proposed. Tall palms are needed to soften and enhance the building elevation. 4A. Locations of the Ocean Street tree wells do not coordinate with the civil plans. Please coordinate civil plans with landscape plans. 5 A. Please address landscaping of this island. 6A. Please clearly show and label the outline of the below grade parking area. Lumiere Carlsbad Village Hotel Conceptual Plan Review December 20, 2007 Page 3 .gxpueddv I 1 • I 1 i * ^ 1 t lEEL SI < LU QC OQ 20 a> o c o c o o> c CO a LU < o a z < o z < CO z i o z UJ to 0> •o « B C o O z S2 Ui a. < o CO Q <D CM 03 CG JC k. (D CO o o c CM 09 c > 05 O CO a. oc QC o cc LU z I CD CO O 3 Q. I O CO a. QC h-CO o < -J QL I D CO CD < QC C5 < o z REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: December 10, 2007 Planning Department Water District V Engineering Department - T. LEVY Landscape Plancheck Consultant V Fire Department - G. RYAN School District V Building Department - W. FOSS North County Transit District City Attorney Police Department To Departments: Subject: RP 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3100 & 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by January 3, 2008. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 39 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: {Please emai/send comments to Austin Silva in the Housing & Redevelopment Department) Debbie Fountain December 6, 2007 Page 3 of 3 9. Addressed. 10. Addressed. 11. Addressed. 12. Addressed. 13. No physical barrier has been added between the pool and outdoor dining area on the top floor. We have added an overhead trellis over the eating area. Even though this is not a physical barrier it does delineate the difference between the two areas and does not discourage interaction between those two areas. 14. The entrance off Carlsbad Blvd. has been enhanced as suggested. There will be direct elevator access from each garage level from the underground parking. A separate guest elevator to the roof is provided within the hotel for access to the restaurant. 15. I have attached a brochure from a Lumiere-Valencia Hotel in Telluride, Colorado. September 17. 2007 Citv Letter - Fire 1. We have not shown the automatic fire sprinkler system and fire alarm system on the architectural plans. We will add these items to our plans as requested for the project and throughout each level of the sub-grade parking. In addition, the three upper floors and two sub-grade floors will be provided with a Class III standpipe. September 17. 2007 Citv Letter - Building 1. Comment noted. 2. Please see the exit exhibit attached as requested. 3. Comment noted. September 17. 2007 City Letter - Landscape Please see the separate comment sheet from our landscape architect. September 25. 2007 City Letter - Incomplete Items 1. The main entry on Oak Ave. is now all on private property. We do have enhanced paving in the right-of-way and will ask for a permit at construction time for this enhanced paving. We have shown the public sidewalk on Oak Ave. that includes a 2 foot easement on private property for the walkway. In addition, we have added four public compact parking spaces on Oak Ave. with angled parking. 2234 Forodov Avenue • Corisbod, Colifornio 92008 (760) 438-3182 • FRX (760) 438-0173 • €moil Id9@dujils0neng.com CARLSBAD FIRE DEPARTMENT Fire Prevention Division PROJECT NAME: Date: Project number: Staff Planner: Land Use Review Report Lumiere Carlsbad Village Hotel 12/12/07 RP 07-14 / CT 07-11 / CDP 07-25 A. Silva Engineer: Project conditions: (Note: The following identifies specific conditions necessary to achieve Fire Department approval.) Fire Department has reviewed this submittal as requested and has no comments at this time. A comprehensive Plan Check will be completed prior to permit issuance and additional technical code requirements may be identified and changes to this submittal and comments based upon this submittal may be required. GR REDEVELOPMENT PERMIT REVIEW AND COMMENT REQUEST Date: December 10, 2007 Planning Department Water District V Engineering Department - T. LEVY V Landscape Plancheck Consultant V Fire Department - G. RYAN School District V Building Department - W. FOSS North County Transit District City Attorney Police Department To Departments: Subject: RP 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3100 & 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by January 3, 2008. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 39 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: {Please emai/send comments to Austin Silva in the Housing & Redevelopment Department) Please include these comments as part of Building Department comments in the review and comment memo when noted. Building Division Project Standard review comments: Lumiere Carisbad Village Hotel The applicant shall submit complete sets of construction plans to the Building Division for plan check processing. The submittal must include, but is not limited to, a Soils/Geotechnical Report, Structural calculations, and State Energy compliance documentation (Title 24). 2. Construction plans shall inctude a site plan, a foundation plan, floor and roof framing ptans, a ftoor plan, section details, exterior elevations, and materials specifications. Submitted plans must show compliance with the latest adopted editions ofthe 2007 California Building Code (2006 International Building Code with California Amendments) and the California Mechanical, Electrical, Plumbing and Energy Code. 3. Commercial and multi-residential construction must also contain details and notes to show compliance with State disabled accessibility mandates. Site plans should clearty show an accessible path of travet from the building entrance to the right of way and pubtic transit, accessible parking and dimensions for accessible spaces and in multi story buildings elevator and covered parking requirements. 4. Check parking layout: 101-150 required spaces then 5 disabled accessible spaces required (with 1 van accessible) Show accessible path of travel. 5. Fire Sprinklers are required. 6. Check exit separation at floors: 14 the maximum overall diagonal distance. May be 1/3^^ if fire sprinklered. 7. Show enclosed garage ventilation blowers and roof equipment. 8. Review noise critical area ventilation requirements as required. 9. "Dining on rail" must be accessible. 10. These comments are preliminary only. A comprehensive plan check wilt be compteted prior to permit issuance and additionat technical code requirements may be identified and changes to the originally submitted plans may be required. October 22,2007 TO: ACTING SENIOR ENGINEER, JEREMY RIDDLE FROM: Associate Engineer, Transportation LUMIERE CARLSBAD VILLAGE HOTEL (RP 07-14) On September 19, 2007 I received the traffic report for the Lumiere Carlsbad Village Hotel. The report is lacking critical information to complete review. The following is the required information to evaluate the report. I have provided my first review comments below and in the report for your reference. 1. Figure 4-2 does not clearly identify project distribution at Ocean Street and Oak Avenue. Vehicles leaving the project on Oak can only travel south on Carlsbad Boulevard; otherwise, Ocean to Carlsbad Village Drive is utilized. This should be outlined and clearly evaluated in the report. Both STOP controlled intersections at Oak Avenue and Ocean Street and Ocean Street and Carlsbad Village Drive should be evaluated. 2. Project only trips are not correct and should be revised based on revised distribution percentages. 3. Revise existing peak hour traffic volumes in Figure 3-4 to match the Appendix. 4. Figure 4-3 does not correctly show Project Only ADT and should be revised per comment 3 above. 5. How are peak hour volumes extracted from ADT volumes shovm in tables for all years? These may need to be revised with distribution corrections. Additionally, roadway segments as identified in Figure 3-1 adjacent to the project should be evaluated and included in the report. 6. Since future year lane configurations are not provided, the report should state that no geometric changes are anticipated or needed. 7. Revise peak hour roadway segments and intersections with regards to revisions to distribution throughout report. 8. Analysis of future conditions at intersections should be done with the HCM method, not ICU as used in the report. If you have any questions, I can be reached at 760.602.2745 BRANDON MILES, P.E. Associate Engineer Transportation Division c: City Engineer Deputy City Engineer, Planning and Programs Lumiere Carlsbad Village Hotel KB Carlsbad Investors, LLC ©Urban Systems Associates, Inc. July 31. 2007 LEGEND iiHiaii 4 - Lane Major •••••• = 2 - Lane Collector laaiaaiBH =2-LaneLocal Q = Traffic Signal FIGURE 3-1 Existing Roadvray Classifications 240&-GnpMcuiwg 002406 3-2 002406-Report_.wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors. LLC OLfrban Systems Associates, Inc. July 31. 2007 16,00 27,000 23,00 SOURCE SANDAG Series 10, Year 2030 Forecast FIGURE 7-2 Year 2030 With Project Average Daily Traffic NO 240frGraphtcs.dviig 002406 7-3 002406-Report_.wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors, LLC ©Urban Systems Associates, Inc. July 31. 2007 Page 1 of 2 TABLE 7-1 Year 2030 VS^ith Project Street Segment Level of Service Summary Segment Class. ADT VPHPL v/c LOS Carlsbad Boulevard Grand Avenue - Carlsbad Village Drive AM Northbound AM Southbound PM Northbound PM Southbound Carlsbad ViUage Drive - Oak Avenue AM Northbound AM Southbound PM Northbound PM Southbound Oak Avenue - Pine Avenue AM Northbound AM Southbound PM Northbound PM Southbound Carlsbad Village Drive Carlsbad Boulevard - State Street AM Eastbound AM Westbound PM Eastbound PM Westbound 4-MA 4-MA 4-MA 4-MA 22,00( 29,009 23,000 16,000 \ "•i V, 1 223 1 0.12 A 425 1 0.24 A 590 1 0.33 A 490 0.27 A 260 0.14 A 480 0.27 A 700 0.38 A 565 0.31 A 238 1 0.13 A 480 1 0.27 A 618 1 0.34 A 559 0.31 A 228 0.13 A 330 1 0.19 A 463 1 0.25 A 368 1 0.20 A 7-4 002406-Report_.wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors. LLC ©Urban Systems Associates, Inc. July 31. 2007 Page 10/2 TABLE 6-1 Existing + Project + Other Projects Street Segment Level of Service Summary Segment Class. ADT VPHPL v/c LOS Carlsbad Boulevard f Grand Avenue - Carlsbad Village Drive / AM Northbound 4-MA 17,998 167 0.b9 A AM Southbound / 0:17 A PM Northbound • po 0.24 A PM Southbound (0.20 A Carlsbad Village Drive - Oak Avenue i AM Northbound 4-MA 20,776 1 lo.io 1 1 0.19 A AM Southbound 1 lo.io 1 1 0.19 A PM Northbound 1 506 \ J 0.2« A PM Southbound 1 \ 0-23 A Oak Avenue - Pine Avenue j 1 AM Northbound 4-MA 19,562 1 1 0.09 A AM Southbound 1 k A PM Northbound 1 ^: 0,27 A PM Southbound 1 341 % 1 0;19 A Carlsbad Villaee Drive !l % 1 Carlsbad Boulevard • State Street ii I'll I AM Eastbound 4-MA 12.802 i 133 A AM Westbound 1 201 ] O.U A PM Eastbound 1 2"^° 1 356 j 0.15 A PM Westbound 1 2"^° 1 356 j 0.20 A 002^05 6-4 002406-Report_..wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors. LLC ©Urban Systems Associates, Inc. July 31, 2007 Page 1 of 2 TABLE 5-1 Existing + Project Street Segment Level of Service Summary Segment Class. ADT VPBDPL/ V/C LOS Carlsbad Boulevard if \ Grand Avenue - Carlsbad Village Drive AM Northbound 4-MA 17,670 //59 0.09 A AM Southbound If ir 0.17 A PM Northbound n 1 1/421 0.23 A PM Southbound 1 352 0.20 A Carisbad ViUage Drive - Oak Avenue AM Northbound 4-MA 20,468 j 182 0.10 A AM Southbound 1 339 0.19 A PM Northbound j 494 0J27 . A PM Southbound 0.23 A Oak Avenue - Pine Avenue j AM Northbound 4-MA 18,704 156 0.09 A AM Southbound • } 299 , 0.17 A PM Northbound 1 485 0.27 A PM Southbound 1 335 0.19 A Carlsbad Villaee Drive i 1 Carlsbad Boulevard - State Street AM Eastbound 4-MA 12,322 123 1 ji • 0.07 ; A AM Westbound 1 188 / 0.10 A PM Eastbound \ 260 / 0.14 A PM Westbound \ / 0.19 A 002406 5-4 002406-Repo)t_..wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors. LLC ©Urban Systems Associates, Inc. July 3J. 2007 493 FIGURE 4-3 Project Only Average Daily Traffic 2406-cnphies.dwg N MORALE 002406 4-6 002406-Report_..wpd Lumiere Carlsbad Village Hotel KB Carlsbad Investors. LLC ©Urban Systems Associates, Inc. July 31. 2007 FIGURE 4-2 Project Directional Distribution Percentages 2406-Graphks4lwg NO 002406 4-4 002406-Report_.wpd Lumiere Carlsbad Viiiage Hotel KB Carlsbad Investors, LLC ©Urban Systems Associates, Inc. July 31. 2007 —eo M in O -A eo ^ -5 TSI, 7/10/07 ^3^/72 ^^ 65/95 ® s Ip \ TSI, 7/10/07 ^11/22 Oak Av», <0 in -d >^ 2 00 ^ n CO 10 ^ M ( Cariabad B Rne A TSI. 7/10/07 ^11/15 ^34/33 Avm. 7/6 • 3/10-^ Cariabad B Grand 1$ s ^ oulevard at u 26/41-^ r Cariabad B Oak A 2 - CM (v( ^ U> CM oulevard at .venue <0 in -d >^ 2 00 ^ n CO 10 ^ M ( Cariabad B Rne A \r ^ CM CM oulevard at kvenue ® * CityofCarlsbad 8/02/06 ^ 62/77 -4—56/106 ^-124/218 ® eo 'T Cft ^lO ^ c<j o> 0( C4 IO ''1^1 CityofCarlsbad 8/01/06 ^41/98 -4—317/568 18/32 ^CnrlabcMt VUlag* Br. •0 rs. i -CM n S c TSI, 7/11/07 ^^25/133 -•— 375/829 ^20/31 8/34-^ 34/110—• 8/36-^ Cariabad B Cariabad V fs. O) in CM O) cs oulavard at Vaga Drive 9/38-^ 215/423 • 12/45-^ State 8 Cariabad V lA CM (O IN. «- UJ \ CM CM O »0 treet at IBage Drive K U/45-^ 266/689—• 6/17^ Jefferaon Cariabad V ^ o IO K> Street at Olage Drive ® 8 <0 »0 a f CityofCarlsbad 8/0 yo6 ^ 83/85 -#— 603/842 ^-116/128 ^ 1 CO O £ CM (D 00 ^ ( CityofCarlsbad 8/01/06 -•— 732/905 ^^210/209 ypwrUibtut VUiOQ* Br. ® M a; CityofCarlsbad 8/01/06 106/148 -4 482/643 .^arlgbad WSOagm Br. K 14/33-^ 335/939—^ 19/36*^ Harding J Cariabad V O oo W) to <o (O <o m TN to lO IO Straat at Uago Drive K 391/943—^ 202/394-^ F6 Southbou Cariabad V J nd Ran^ at llage Drive 195/442-^ 214/639—• h6 Northbou Cariabad V lrt ro 1*1 IO \ « «>CM to *- nd Rampa at 'iUage Drive HGURE 3-4 Existing AM / PM Peak Hour Traffic 2406-graphlCfc(twg 002406 3-8 002406-Repori_.wpd City of Carlsbad ENGINEERING DEVELOPMENT SERVICES MEMORANDUM September 24, 2007 TO: Austin Silva, Housing and Redevelopment FROM: Jeremy Riddle, Engineering SUBJECT: INCOMPLETE ITEMS AND ENGINEERING ISSUES FOR LUMIERE CARLSBAD VILLAGE HOTEL (RP 07-14/CT 07-11/CDP 07-25) Engineering Department staff has completed a review of the application submittal documents for application completeness. The application and plans submitted for this project are incomplete and unsuitable for further review due to the following missing or incomplete items: Incomplete Items The proposed main entry of the hotel is located along Oak Avenue and is located in existing City right-of-way, thereby resulting in using public property for private use and taking away potential beach parking. This is a significant outstanding staff concern. Engineering will coordinate internal City meetings with other Departments to discuss this specific issue. At this time, the location of this entryway remains an outstanding issue. We will keep you informed on the progress of this issue. The existing paved width opening (16.5-ft) along Ocean Street and Oak Avenue (Opening) remains a significant staff concern, as identified in the Preliminary Review letter for this project. The submitted TM did not address/resolve this issue. With the access points this project is designed with, it triggers the need to expand this Opening to accommodate two-way traffic (minimum of 20-ft). This requires seeking cooperation from the adjacent property to modify their frontage. As an alternative to expanding the Opening, you may consider options to shift the underground garage entry from Ocean Street to Oak Avenue. Although it would involve a redesign, this would shift traffic impacts that trigger widening the Opening. Since this is significant, you might consider setting up a meeting with staff to discuss this issue and options to resolve this matter before resubmitting. Revise the Site Plan and Tentative Map (TM) to clarify the total number of airspace units proposed for this project. It is our understanding this is a mix use of residential airspace and commercial airspace units in the same building, but the total number of airspace units to not appear reflected in the condominium note of the TM, nor on the project data of the Site Plan. The number of units Lumiere Carlsbad Villagftotel, RP 07-14 September 24, 2007 Page 2 of 5 proposed (12) does not seem to capture the total airspace units involved. The Site Plan indicates 10 condominiums with 2 apartments. Apartment units, by definition cannot be sold independently. Are the 2 apartment units to be classified as "Affordable" condominiums that can still be sold separately? If that is the case, with 12 condominiums (2 being affordable) that leaves the other uses in the building (hotel and restaurant) classifying as another airspace unit to be counted for (under separate ownership and control). With that scenario, that would result in at least 13 airspace units. Or do you want the restaurant as a separate sellable airspace separate from the hotel, resulting in 14 airspace units? Please work out the arrangement of total airspace units and revise the application. Site Plan and TM as necessary to address this issue. 4. Add a symbol legend to the Tentative Map to describe the elements of the project. Revise the TM to screen back the existing topographic information and bold the proposed symbology to clearly demonstrate what this project is proposing to construct. There are portions of the TM that are not clearly drawn to show the existing/proposed surface improvements and project footprint. Coordination is required between the TM and the Site Plan to address frontage improvements along Oak Avenue and Ocean Street. 5. Based on our review of the Site Plan, the underground parking garage is designed with permanent walls located next to city right-of-way and the easterly adjacent property line. We understand that temporary shoring is required to construct the permanent walls of the basement. Temporary shoring for these permanent walls should be constructed within the project limits and not within City right-of-way or adjacent properties. With that said, revise the Site Plans and/or Preliminary Geotechnical Investigation to clarify the impacts temporary shoring (as constructed within the project limits) will slightly reduce the basement footprint. 6. Revise the TM to depict and show the full extent of the existing and/or new sidewalk improvements along Ocean Street. The TM does not show planters, patios, and steps that will affect the new sidewalk along Ocean Street. Refer to redlines for clarification. 7. If public sidewalks are to meander into the project property limits, then show/callout all proposed public easements necessary for this project. 8. Revise the TM to show and callout existing and/or proposed public potable water lines that serve this project. Show the fire service location and the sewer line that will serve the structure. 9. Revise the TM to indicate both the top and bottom of wall elevations along all retaining walls for this project. Refer to redlines for clarification. This is required for staff to understand the exposed heights of walls and changes in grade proposed by this project. 10. Provide a copy of the title report prepared by Old Republic Title, for 3150 Ocean Street. Engineering only received the title report for 3100 Ocean Street. Staff needs both to complete our review. Lumiere Carlsbad Villagftotel, RP 07-14 September 24, 2007 Page 3 of 5 11. Revise the preliminary Hydrology Report to calculate the pre and post- development run-off coefficients (C) using the percent impervious area to define C. The hydrology report seems to generalize C into a category. The report should include the composite C-values for pre and post-development conditions. With this project subject to both coastal regulations and storm water quality regulations, we look for this report to accurately calculate C and the resulting run-off flows. Below I have also listed engineering concerns that should be addressed prior to final determination or conditioning: Engineering Concerns General 1. Add the discretionary application number to the upper right-hand corner of the Site Plans and Tentative Map (RP 07-14, CT 07-11, CDP 07-25). 2. Revise the preliminary Geotechnical Investigation or provide a response as to how temporary shoring with soil nails or soldier beams with tiebacks (for the anticipated 29-ft excavation for the basement) will not impact existing adjacent underground utilities in Ocean Street and Oak Avenue. Staff seeks assurance this criteria will not impact the construction of this project. 3. The traffic study prepared by USA remains under engineering review. We will forward comments to you once this effort is complete. 4. Revise the Preliminary Geotechnical Investigation to provide documentation that the design parameters for the temporary shoring along the easterly and southerly property lines account for the existing adjacent buildings. Verify the deep excavation of this project will not impact existing adjacent structures. 5. Revise the Geotechnical Report to include expected percolation rates and any design criteria for the infiltration basin proposed near the southerly property corner. The report should also verify no anticipated impacts the infiltration basin may have existing adjacent structures (restaurant) and the proposed structure for this project. 6. Revise the preliminary Storm Water Management Plan to address all the redline comments. These comments are: a) In section 1, does the increase in impervious area consider the affects of the green-roof and the pool? It seems the increase in runoff may be decreased by these project elements. b) In section 3, verify the increase in Qioo considers the potential reduction in impervious area from the green-roof and pool. c) The narrative in section 5.2.1 should discuss the value/benefits of the green-roof. Lumiere Carlsbad VillagHotel, RP 07-14 September 24, 2007 Page 4 of 5 d) The narrative in section 5.2.1 (reducing impervious area) should discuss why pervious concrete/unit pavers are not feasible for this project. If they are feasible, explain why they are not used or expand narrative on the other project features that address this area. e) The narrative in section 5.2.1 should include the incorporation of the vegetative swale under natural drainage systems. f) The narrative in section 5.2.1 should discuss the use/benefits of the infiltration devise. g) In section 5.2.3, explain how .4 cfs was calculated for the underground parking treatment flow. h) Under section 6, include the maintenance requirements and projected costs for the green-roof. 7. Revise the TM to include cross-sections along property lines. Refer to locations per the redlines. These cross-sections should depict property lines, existing grades, proposed grades, existing retaining walls, proposed retaining walls, etc. 8. Revise the TM to explain how this project will be serviced and metered for potable water. Show the points of connection on the TM. 9. The concept landscape plan shows tree planters proposed over the existing waterline along Ocean Street. Revise the TM and preliminary landscape plan to address the relocation of water service lines for this project. 10. Surface (street) improvement along Oak Avenue might require a PCC ribbon gutter to convey street storm flows. AC pavement should carry concentrated drainage in public right-of-way. Refer to redlines on the TM. 11. Revise the TM to clarify if there will be pedestrian safety railing along the driveway wall serving the below-grade parking garage. This could be a significant vertical drop. Refer to redlines for clarification. 12. Clarify how this project will be served by the trash company (Coast Waste). Where will they go and how will trash be access by them? 13. If the underground parking access changes from Ocean Street to Oak Avenue, revise the Site Plans and TM as necessary to show the changes. 14. Revise the underground parking layout (or add a note) explaining how parking stalls will be assigned to the different uses within this project (e.g.: residential condominiums, hotel patrons, employees, restaurant patrons, etc.). 15. Revise the Site Plan and TM to clarify how frontage improvements along Carlsbad Blvd coordinate with entry improvements to the restaurant. How do pedestrians gain access across a proposed retaining wall to the onsite raised deck? Are there sidewalk improvements or steps needed? Where is the access point? The elevations do not clearly show how this is done. 16. Clarify how the public driving on Oak Avenue and Ocean Street will distinguish Lumiere Carlsbad Villag^llotel, RP 07-14 September 24, 2007 Page 5 of 5 the underground parking garage is not public parking. 17. Revise the site plan to provide a pedestrian ramp at the corner of Oak Avenue and Ocean Street or explain why it is not feasible. 18. With respect the changes in pre and post-development runoff conditions, revise the preliminary Hydrology Report to include a discussion/narrative on the capacity ofthe existing 12-in RCP storm drain this project connects to. 19. Address all redline comments as noted on the Engineering redline plan. Enclosed is a redlined check-print of the project. This check print must be returned with the revised plans to facilitate continued staff review. If you have any questions, please call me at telephone (760) 602-2737. Attachment PLANK^IMG DEPT Tmc'^^'-mo DESK September 11, 2007 REC Lr,Q- \ \ 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 Lumiere Carlsbad ViHage Hotel, RP07-14, CT07-11, CDP07-25 PELA file: 281 - Lumiere Carlsbad Village Hotel - Conl Landscape Architect: Wilkinson Design Group, Phone: (760) 434-2152 Please advise the applicant to make the following corrections to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. 1. Generally identify all existing woody plant material to be removed or retained. Trees over 12" in caliper diameter shall be identified on the plan individually as to caliper size and type and labeled to be retained or removed. All existing Washingtonia robusta need to be shown with the disposition indicated (i.e. to be protected in place; to be removed; to be relocated). I believe there are 7 Washingtonia robusta along Ocean Street with only 5 shown to be salvaged. Insure all Washingtonia are accounted for. 2. Please show and label all property lines and easements on the plans. Insure no trees are located within the easements. 3. Please identity all symbols in the legend. Indicate proposed plants with sizes and spacing for the bio-swale. 4. All planting areas shall be outlined as one of the four planting zones below and described in Appendix A: Zone One Lush Zone Two Refined Zone Three Naturalizing/Transitional Zone Four Native 5. Indicate the following percentages: a. Percent of the total site used for landscaping. b. Percent of the landscaped area (as defined in Appendix G) of each planting zone as described in Section A.5-3 and Appendix A. 6. It is recommended that two (2) additional large scale palms be incorporated at the southeast comer of the building to better soften and enhance this elevation from Carlsbad Boulevard. Please review. 7. Landscaping shall be used to accentuate and enhance architecture. It is recommended that additional landscape area be provided along the north, south and west elevations to allow landscaping to better scale with the architectural mass. Landscape area is minimal and does not allow room to provide appropriate elevation enhancement. Lumiere Carlsbad Village Hotel September 11, 2007 Conceptual Plan Review Page 2 8. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. 9. It is recommended that an additional Washingtonia robusta be installed at the southwest comer of the project to better soften and enhance the building elevation. Please review for appropriate space and easements. (See comment number 10 below.) The palm may need to be located on the east side of the walk. (See comment number 7 above) 10. Locate street trees: a. A minimum of 3' outside the public right-of-way (except within the "Redevelopment Zone (VR Zone) and Beach Area Overlay Zone" where street trees may be allowed within the right-of-way 1' in tight spaces. Street trees may be allowed within the right-of-way if approved by Engineering. b. A minimum of 5' from paving. c. A minimum of 7' from any sewer line. d. Not in conflict with public utilities. e. Not to be allowed on street comers within a triangular zone drawn from two points, 25' from the beginning of curves and end of curves or within sight lines as described under "Sight Distance" above. (See Appendix C.4). Verify with Engineering that street trees vnil be allowed in the right-of-way. 11. Please identify plantings on the ground plane at the entry off of Carlsbad Boulevard. 12. Please indicate the wall height, materials and finish. 13. Please provide a conceptual detail of the omamental iron fence for review. 14. Please provide a minimum 5' wide planter at the ends of parking rows per attached parking lot diagram. 15. Islands at the end of each parking row shall be used as planted area. 16. Civil plans indicate a reconfigured raised parking lot finger. Please address landscaping of this area. 17. Trees shall be planted a minimum of 2' from curbs. 18. Please provide a complete water conservation plan as required by the landscape manual. Plans shall include but not be limited to: a. Extent of Planting Zone I (Lush) - Indicate percentage of Zone I planting (per Appendix A) of the total landscaped area (as defined in Appendix G). Provide justification for the appropriateness of where Zone I plantings are used in terms of water conservation. (For example, are Zone 1 plantings in areas of shade where they will use less water and/or has the soil been suitably amended so as to retain relatively greater moisture?) b. Proposed turf areas. (See limitations in IV.C.3-4.2) Give percentage of turf of the total landscaped area. c. Accommodations for reclaimed water (existing or future) and outline planting areas proposed to use reclaimed water. d. Written description of water conservation features including addressing xeriscape principles (see Appendix B) within the project. Please also provide a colored plan showing areas of proposed recycled water versus potable water use. 19. Fountains shall have recycling systems. Lumiere Carlsbad Village Hotel September 11, 2007 Conceptual Plan Review Page 3 20 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, fire protection, and colored water use plan) on the next submittal. Lumiere Carlsbad Village Hotel Conceptual Plan Review September 11,2007 Page 4 "5 C o c o c» c UJ Q. < o CO o Z o z O z I O z UJ I < ID CO c o c OS CO w o z 22 < o CO o QC O LU H Z I CD CD <D > CO o o c a. QC CO o CL I O CM CM C <0 JC w (i> > O k. €0 O CO oc I- CO o 55 0. I o cc o < z QC a> Date: September 17, 2007 To: Austin Silva, Housing and Redevelopment From: J. Sasway, Crime Prevention Specialist, Carlsbad Police Department Subject: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) 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 pubhc 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 intemationai 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 walkways, pavement, lighting and landscaping to clearly guide residents and 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, unmonitored areas or private guest areas. 3. Position the registration and the Concierge in a way to have surveillance of anyone coming and going from the hotel. This should be a control point and the only point open to the public. All other access should be controlled and monitored. Provisions for territorial reinforcement 1. Use pavement treatments, landscaping and fences to define and outline ownership or property. 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. Choose light fixtures with dawn to dusk sensors or timers. 4. Recessed areas ofbuildings 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. 5. All exterior pedestrian walkways, interior common corridors, extemal community areas and open parking areas should be illuminated with a minimum maintained one (1) foot- candle of light on the walking or driving surface during the hours of darkness. 6. 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. 7. The parking and drive surface lighting should 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 Community Entrance Gates and Doors 1. All communal entrance gates and doors should have a managed controlled access for personal safety and security of the guests and employees. 2. Position the registration and the Concierge in a way to have surveillance of anyone coming and going from the hotel. This should be a control point and the only point open to the public. All other access should be controlled and monitored. 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. 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 burglaiy resistant glazing. Protect all exterior doors with security hardware. 3. Equip all commercial doors with a latch cover constmcted 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. Constmct the jamb of all aluminum frame-swinging doors to withstand 1600 pounds of pressure in both a vertical distance of three inches and horizontal distance of one inch each side of the strike, to prevent violation of the strike. 5. Equip rear doors used for shipping and receiving and employee entrances with a viewer. Further equip all guest room doors 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. 7. Install wooden doors of solid core constmction with a minimum thickness of one and three-fourths (1-3/4) inches. 8. Provide a double door inactive leaf with metal flush bolts having a minimum embedment of five-eighths (5/8) of an inch into the header and footer of the doorframe. 9. Signage should be placed on doors about guest safety and room security. Strike Plates 1. Reinforce all deadbolt strike plates. Choose Strike plates constructed of a minimum 16 U.S. gauge steel, bronze, or brass and secure it to the jamb by a minimum of two screws, which should penetrate at least two (2) inches into the solid backing beyond the surface to which the strike is attached. Window and sliding glass doors 1. All exterior sliding glass doors and windows should be equipped with locking devices which will keep the sliding panel of the door or window from being opened from the outside horizontally or vertically. Enclosed Parking Consider gating the underground parking for additional guest security. Lighting 1. Lighting is the most important security feature in a parking faciUty. 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. Place and design physical features to maximize visibility. This will include building orientation, 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. Stairways 1. Interior doors should 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 should 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, should 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. This information is a representation of information gathered on a national level. The purpose is to provide effective and consistent information. If you would like additional assistance concerning building security or employee security issues, please contact the Crime Prevention Unit at (760) 931-2105. By, Jodeene R. Sasway Crime Prevention Specialist Carlsbad Police Department (760) 931-2195 REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: August 20, 2007 Planning Department Water District Engineering Department - D. HAUSER 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 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by September 14, 2007. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 41 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: {Please emai/send comments to CliffJones in the Housing & Redevelopment Department) CARLSBAD FIRE DEPARTMENT Fire Prevention Division Land Use Review Report PROJECT NAME: Date: Project number: Staff Planner: Lumiere Carlsbad Village Hotel 09/09/07 RP 07-14 / CT 07-11 / CDP 07-25 A. Silva Engineer: Proiect conditions: (Note: The following identifies specific conditions necessary to achieve Fire Department approval.) Fire Department has reviewed this submittal as requested and would comments that in addition to an automatic Hre sprinkler system and fire alarm system throughout and each of the two levels of sub-grade parking, that the three upper floors and the two sub-grade floors shall be provided with a Class III standpipe. GR REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: August 20, 2007 Planning Department Water District V Engineering Department - D. HAUSER Landscape Plancheck Consultant V Fire Department - G. RYAN School District V Building Department - IVl^^reTEBSON^ North County Transit District City Attorney (jJlU^ /tT^-f Police Department J. SASWAY To Departments: Subject: RP 07-14 The Housing and Redevelopment Department has received the attached application. The plans were submitted by Ladwig Design Group, Inc. for property located at 3150 Ocean Street. Please review the attached plans and additional information provided by the applicant. Please forward your comments on the project to my office by September 14, 2007. Thank you for your assistance. Project Title: Permit No.: Applicant: Lumiere Carlsbad Village Hotel (APN 203-250-21 & 22) RP 07-14/CT 07-11/CDP 07-25 Ladwig Design Group, Inc. Brief Description of Proposal: 4-story mixed-use hotel project. Project as proposed consists of 41 hotel rooms, 10 private residences, 2 affordable housing units and a 2,801 square foot restaurant. Parking for the project is proposed through the use of two levels of underground parking accessed off of Ocean Street. Assigned staff member: Austin Silva Comments: {Please emai/send comments to CliffJones in the Housing & Redevelopment Department) I CAThAfierr^ P^^i^ ^ Iciduiig Design Group, Inc. August 20, 2007 Debbie Fountain Carlsbad Housing and Redevelopment 2965 Roosevelt Street Suite B Carlsbad, CA 92008 RE: APPLICATION FOR LUMIERE CARLSBAD VILLAGE HOTEL LOCATED ON OCEAN STREET AT OAK AVENUE (LADWIG DESIGN GROUP JOB NO. L-1092) Dear Debbie: Enclosed is our formal request for Lumiere Carlsbad Village Hotel. The applications that we are including is a Coastal Development Permit, Condominium Permit, Environmental Impact Assessment, Major Redevelopment Permit, and Tentative Subdivision Map. A list ofthe material that is attached to this letter for our formal application is as follows: Land Use Review Application forms Disclosure statements Property owners list, 2 sets of labels, radius map for a 600' and 100' radius and the occupants list and labels Completed hazardous waste and substance statements Executed disclosure statements Environmental Impact Assessment forms Early Public Notice package and draft project application sign Supplemental application form for coastal development permits Project description Seven folded copies of the Tentative Subdivision Map Seven folded copies of the Conceptual Landscape Plan Seven folded copies of building elevations and floor plans Two copies ofthe Preliminary Title Reports. Please note there are two separate assessor parcels and two ownerships included within the project boundaries. Traffic Report (2 copies) Two copies of a Soils and Geological Report Request for shared parking (21.44.090B) 2234 Foradav Rvenue • Carlsbod, Coll Porn io 92008 (760) 438-3182 • FRX (760) 438-0173 • 6mQil ldg@dujilsoneng.com Debbie Fountain August 20, 2007 Page 2 2 copies of Storm Water Requirements Applicability checklist Preliminary Hydrology Report Storm Water Management Plan Signed Time Limits form Noise Study Color Board Project Photographs - both street level and aerial photographs Digital copy of the Tentative Map The Required Application Fees of $11,501.84. The fees were calculated based on the following: Maior Redevelopment Permit - $2,600, Tentative Map - $7,070 plus 7 x $110.00 = 7,840.00; Coastal Development Permit - $580; Earlv Public Notice Package - $390 plus $91.84 postage = $481.84. Please review the attached information for our formal application for the above requested permits. We would like to request a meeting with you and/or your staff in about 2 weeks to go over our proposal in detail for you and to review the application as presented. I suggest that we meet during the week of August 20. Please advise as to the best time that works for you. We appreciate your comments on this project through the preliminary review process [PRE0706]. We think we have addressed all your comments in the PRE letter dated April 17, 2007. Thank you for accepting our applications and we look forward to working with you and your staff to get this project ready for the public hearing process. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig, President RCL:ssr Enclosures cc: Kevin Kiernan Carson Mehl Jim Johnson, Architect 2234 Faraday Rvenue • Carlsbod, California 92008 (760) 438-3182 • FRX (760) 438-0173 • Cmoil Id9@dujils0nen9.com Loduiig Design Group, Inc. LUMIERE CARLSBAD VILLAGE HOTEL REQUEST FOR APPROVAL OF COMMON PARKING [SHARED PARKING] AS ALLOWED BY CARLSBAD CODE SECTION 21.44.090B Proposed Uses • 41 hotel rooms at 1.2 spaces per room = 49.2 spaces o Residential • 10 condominiums at 2 spaces per unit = 20 spaces • Condominium guest parking 10 at 0.5 = 5 spaces • Two affordable units at 1.5 spaces per unit = 3 spaces • Guest parking for affordable units 2 at 0.5 = 1 space • Total residential = 29 spaces o Restaurant • One space per 100 square feet of gross floor area [2801 sf| = 28 spaces Grand Total 106 Spaees Required Per Code Common/Shared Parking IPer ULI Studies] • 41 hotel rooms - 49.2 spaces x 95% = 47 spaces • Residential spaces - 29 spaces x 80% = 23 spaces • Restaurant - 28 spaces x 55% = 15 spaces • Total required spaces for ULI study = 85 or 80% of code Onsite parking spaces provided = 103 [97% of code requirement]. Proposed common/shared parking requested = 97% of what is required by code, whereas Code Section 21.44.090B would allow a 15% reduction or a total of 90 spaces [13 less than provided]. Based on the above, we respectfully request a 3% reduction in code parking as allowed by Code Section 21.44.090B. ^ \Ooyr^^^£.?~l "^TW^ CJ>C^6. 2234 Faradav Rvenue • Corlsbod, California 92008 (760) 438-3182 • FRX (760) 438-0173 • Cmoil Id9@dujils0nen9.com Lumiere Carlsbad Village Hotel Project Description Lumiere Carlsbad is a proposed fiall service four star boutique hotel, located at Ocean and Oak Avenue within the Village of Carlsbad. The project is the redevelopment of the Beachwalk and SeaBreeze short term vacation rental properties. The total combined lot area is 23,561 square feet, or 0.54 acres. The project will consist of 41 hotel rooms, 10 private residences, 2 affordable housing units and a sit down public restaurant. There will be 2 levels of underground parking, consisting of 103 parking spaces, 38 (37% of provided parking) of which are designed as compact spaces. Included in the project are the typical amenities associated with a hotel, including a lobby, courtyard, private hotel offices, public restrooms, bell hop station, hotel back of house, hotel fitness and massage room, rooftop pool, spa and deck. The project is located within District 9-Tourism Support Area of the City of Carlsbad Village Redevelopment Zone. The project's proposed use is a mixed use project. The first floor uses will be hotel, 2 affordable apartments, hotel operations and amenities. The upper floor uses will be hotel, restaurant and residential uses. The project complies with permitted uses as described in the Land Uses, and specifically the table for Commercial Services-hotel; table for Food Services-restaurant; and table for Residential- mixed use (residential and commercial uses). The ground floor of this mixed use project is devoted to commercial, per requirements. In addition, the project complies with the Coastal Zone requirement that the ground floor space provide visitor serving commercial. The project complies with the development standards set forth for the Village Redevelopment Area, and no variances or relief of requirements is being requested. The project will be operated in compliance with the AAA four star guidelines, complete with twenty-four hour management, bell hop and captain service, valet service, concierge, room service, private hotel/residential amenities, pool/spa/facilities and hotel back of house. The public restrooms, restaurant kitchen with table side food service is located on the 4^^^ floor rooftop deck with an expansive view overlooking the Pacific Ocean. The project will have the feel and function of a high end upscale experience with the high level of service associated with a four star quality hotel. The private residences will be managed by the hotel operator^ and the service and amenities of the hotel will be provided to those resident owners and their permitted guests. Lumiere is a trademark branded hotel, with a dedication to high quality of service and experience, with particular scmtiny given to locations and unique "one of kind" settings. A Lumiere Hotel is currently under constmction in the Tovm of Mountain Village in Telluride, due to open in March of 2008.