HomeMy WebLinkAboutRP 10-45; Crownview Medical Group Inc.; Redevelopment Permits (RP) (2)CITV Of
V CARLSBAD
Community & Economic Development www.carlsbadca.gov
June 14, 2011
Ms. Amy Meldon
Crownview Medical Group, Inc.
158 C Avenue
Coronado, CA 92118
Re: RP 10-45
2892 Jefferson Street, Carlsbad, CA
Request for Engineering Variance
Dear Ms. Meldon,
For reasons cited in your requests dated May 4, 2011 and June 13, 2011, the city engineer finds
that allowing the existing 4" sewer lateral, newly reconditioned at significant applicant expense,
to remain for the proposed offices proposed by RP 10-45:
Will not be detrimental to the public welfare or injurious to the property or
improvements in the vicinity.
Will not cause substantial drainage problems.
Will not conflict with existing or future traffic and parking demands or pedestrian or
bicycle use.
Will not adversely affect the general plan.
And that the applicant having recently spent substantial funds to rehabilitate the
existing sewer lateral constitutes unusual circumstances applicable to the situation.
Therefore a variance to the requirement for a &' sewer lateral/or the uses proposed by RP ID-
AS is granted, to allow the existing, rehabilitated 4" lateral to remain.
Sincerely,
Glen K. Van Peski, P.E., City Engineer
C: Austin Silva, Assistant Planner
Clyde Wickham, Associate Engineer
^ Land Development Engineering Division
1635 Faraday Avenue. Carlsbad, CA 92008-7314 T 760-602-2740 F 760-602-1052 0
Ma^ 30 11 03:25p Cr^^vieui Medical Group 61S|K54Q1 p.l
Amy Meld en
Crownview Medical Group, Inc.
158 C Avenue
Coronado, CA 92118
June 13,2011
Via Facsimile and U.S. Mail
Glen K. Van Peski, City Engineer
City of Carlsbad
1635 Faraday Ave
Carlsbad, CA 92008
RE: RP-10-45 for 2892 Jefferson Street, Carlsbad, CA
Dear Mr. Van Peski:
We are seeking a variance from thc conditions imposed in the above-referenced permit to
expand the sewer lateral from 4" to 6". My previous letter set forth the justification for
having a 4 inch lateral based upon the Uniform Building Code standards and our usage of
only 18 total DFUs.
Additionally, I wanted to let you know that we have already spent thousands of dollars
installing a cured in place pipe in the existing sewer lateral with much success and so it
would be an extreme hardship for us to now have to expand the lateral from 4 to 6 inches.
Accordingly, we request an engineering variance of the condition imposed in RP-10-45
to expand the sewer lateral.
Thank you very much for your consideration of this request. I look forward to a favorable
response so that we can redevelop this property and continue the revitalization of this
business district. I would be happy to meet with you or provide you with any additional
information you require and can be reached at (619)955-3494.
Sincerely,
Amy Melden
cc: Mr. Austin Silva
Maa 30 11 •3:25p Cr<^||||wieui Medical Group 619^^5401 p.2
Arrow Pipeline Repair, Inc.
1330 Park Center Drive #101
Vista, CA 92081
Ph: (760)476-9388 Fax: (760)476-0090
Invoice
Date Invoice #
6/13/2011 8943
Bill To
CROWNVIEW MEDICAL
POBOX 1H0782
CORON.ADO.CA 92118
Job Address
2892 .lEFFERSON STREET
CARLSB.AD
Terms
Due on tec.
Rep
APR
Item Description Amount
DIG REPAIR 6/10/11: INSTALLED 56' OF PERMA LINER FROM PIT DUG BY
CONTR.ACTOR LOCATED NEAR SIDE GATE ON SOUTH SIDE OF PROPERTY
TO CITY CONNECTION. AFTER LINER CURED, SAUL INSTALLED 4" ABS
WITH FERNCO BANDS. SHADED PIPE V^'ITH 3/4" ROCK THEN BACKFILLED
AND COMPACTED WORKAREA. (N/C ONPIPEFl'niNG AND BACKFILL;
JETTER - $300; LINER INSTALL $85/F00T - S4,760)
5,160.00
Total S5,i60.00
Payments/Credits $-5,160.00
Balance Due $0.00
Amy Melden
Crownview Medical Group, Inc.
158 C Avenue
Coronado, CA92118
May 11,2011
Via Hand Delivery
Glen K. Van Peski, City Engineer
City ofCarlsbad
1635 Faraday Ave
Carlsbad, CA 92008
RE: RP-10-45 for 2892 Jefferson Street, Carlsbad, CA
Dear Mr. Van Peski:
This letter is in follow-up to my letter dated May 4, 2011 to Mr. Austin Silva, Assistant
Planner, City of Carlsbad Housing and Neighborhood Services. Mr. Silva has indicated
that you would like to see the refurbishment proposals and in-line camera video of the
existing pipe and sewer lateral which I'm happy to provide and enclose herewith.
Additionally, Mr. Silva indicated that you were inquiring about the current and proposed
number of drainage fixtures. While I've given that to him verbally, I wanted to provide
you with both the existing and proposed number of drainage units and outline to you the
design standards we were under the impression applied to this redevelopment project. As
you can appreciate, we are operating under a tight budget and were not expecting the
expenditure of expanding the lateral from 4" to 6". You can imagine how surprised we
were to fmd that engineering standards created by the engineering staff in 2008 and
"meant to ensure quality and uniformity of public iinprovements constructed in
Carlsbad" (emphasis added) applied to us. They seemed geared toward the many new
planned communities and large scale business park developments creating public
improvements (sewer mains) as part of their development activities so I was surprised to
learn of them.
Quite honestly I'm still not entirely convinced that the Engineering Standards do apply to
this Village redevelopment project. Our planning considerations included a thorough
review of the City adopted Carlsbad Village Master Plan and Design Manual ("Design
Manual") which sets forth the standards and criteria by which development in the Village
area shall proceed. Chapter 3 of the Design Manual sets forth the Development
Standards ("Development Standards") which are based on the Uniform Building Code.
Mr. Glen K. Van Peski
May 11,2011
Page 2
More specifically, the Development Standards state:
"The Uniform Building Code shall be the appropriate
reference document for identifying the appropriate building
standards for all buildings to be constructed, renovated or
rehabilitated within the Village area. Applicants should
consult with the city's Building Department to identify the
sections of the building codes which shall be applicable to
any project within the Village Area. See Title 18 of the
Carlsbad Municipal Code for Building Codes and
Regulations."
According to 18.16 of the Carlsbad Municipal Code, the Califomia Plumbing Code, 2007
Edition, copyrighted by the Intemationai Association of Plumbing and Mechanical
Officials, is adopted by reference as the plumbing code of the city of Carlsbad (the
"CPC"). The CPC sets forth the "maximum number of fixture units allowed on any
vertical or horizontal drainage pipe, building drain, or building sewer of a given size; the
maximum number of fixture units allowed on any branch interval of a given size; and the
maximum length (in feet and meters) of any vertical drainage pipe of a given size."
Table 7-3 of the CPC sets forth the Drainage Fixture Unit Values (DFU). Using this
table, the existing building which was originally built as a private residence circa 1925
has 11.0 DFUs as follows:
Existing Plumbing appliance, appurtenance or fixture: DFU
Bar sink 2.0
Kitchen sink 2.0
Combination bath/shower 2.0
Lavatory 1.0
Water closet 4.0
TOTAL ' 11.0
With the constmction of the ADA accessible bathroom addition, the DFUs will increase
by 7 as follows:
Proposed Plumbing appliance, appurtenance or fixture DFU
Lavatory 10
Water closet 4.0
Urinal 2JO
TOTAL 7.0
Mr. Glen K. Van Peski
May 11,2011
Page 3
The following Table 7-5 of the CPC sets forth the Maximum Unit Loading and
Maximum Length of Drainage and Vent Piping.
Table 7-5 - 705.1 2007 CALIFORNIA PLUMBING CODE
TABLE 7-5
Maximum Unit Loading and Maximum Length of Drainage and Vent Piping
size of Pipe, Inches
(mm)
1-1/4
(32)
1-1/2
(40)
2
(50)
2-1/2
(65)
3
(80)
4
(100)
6
(126)
6
(150)
8
(200)
10
(250)
12
(300)
Maximum Units
Drainage Piping'
Vertical
Horizontal
1
1
2*
1
ie*
8*
32"
14'
48*
35*
256
216*
600
428"
1,380
720*
3.600
2.640'
5,600
4J80*
8,400
8,200*
Maximum Length
Drainage Piping
Vertical, feet
(m)
Horizontal (unlimited)
45
(14)
65
(20)
85
(26)
148
(45)
212
(65)
300
(91)
390
(119)
510
(155)
750
(228)
Vent Piping (See note)
Horizontal and Vertical
Maximum Units
Maximum Lengths, feet
(m)
1
45
(14)
60
(18)
24
120
(37)
48
180
(55)
84
212
(65)
256
300
(91)
600
390
(119)
1,380
510
(155)
3,600
750
(228)
' Excluding trap aim.
* Except sinks, urinals, and di^washers.
' B^ptsix-uf^ traps or water cloeeia.
* Only four (4) water dosels or iiX'iniit trap* «ykm«d on any vertical pipe or stack; and not to exceed ttiree (3) water doeets or ^-unlt traps on any fiorizontal branch or drain.
' Based on one^ounh (1/4) Inch per ftxrt (20.9 mmim) slope. For one-eigWh (1/8) Inch per foot (10.4 mmfm) slope, multiply
horizontal fixture urtita tiy a factor of 0.8.
As you can see, with only 18 total DFUs, we are well within the standard for having a 4
inch drainage pipe. As you can appreciate, most homes built today in Carlsbad exceed the
entire square footage ofthis 1925 house and 907 square foot addition, have more than the
two restrooms we propose, plus have heavy laundry, heavy kitchen use, etc. Yet, they
operate just fme with a 4" lateral. Our business is not a restaurant or entertainment
establishment where frequent restroom visits are the norm and we have no use for the
shower/tub combination. As I mentioned in my letter to Mr. Silva, most of our clients
will never even require a restroom visit.
Accordingly, we again request that you kindly modify the condition to read as follows:
"In lieu of installing a new 6" lateral, Developer may install a cured in place pipe in the
existing sewer lateral prior to commencing construction ofthe improvements."
Mr. Glen K. Van Peski
May 11,2011
Page 4
Thank you for your consideration of this request. I would be happy to meet with you or
provide you with any additional information you require and can be reached at (619)955-
3494.
Sincerely,
Amy Melden
cc: Mr. Austin Silva
SewwRepeir'CeBMMlAlpecttm'SevfwliMLoCftllOV A l^WOOSJVi
PROPOSAL
April 28,2011
Crownview Medical
POBox 180782
Coronado, CA 92118
Attn: Bill Perkins
619-871-0498 Cell 619-435-5007 Fax
JOB LOCATION/PROJECT
2892 Jefferson St., CBD / Sewer line rehab / Perma-Liner install
JOB DESCRIPTION/ JOB ESTIMATE
Camera inspection working-through douhlf swtep cleanouts on east side of main buiiding found
several root Invaded clay Joints, City connection was seen at 76'. Arrow Pipeline recommends
installing Perma liner to rehabilitate clay sewer line / laiercd. No MAJOR misalignments or
offsets were seen. Gave video to Mr. Perkins. It is our opinion that existing 4" sewer line should
accommodate one additional bathroom as seen in proposed plans.
After sewer line access pit is completely dng by Bill Perkins, cut and remove
exposed pipe and haul away. Run camera and letter to clean line of roots,
prq)arihg for Perma Lin^ installation.
ssoaoo
Mix epoxy and saturate lining material. Load into Perma-Liner machine,
pressurize, and invert liner into sewer iine is close as possible to city connection.
Inflate calibration mbe into installed liner. Wait 3-5 hours until epoxy has cured.
Deflate calibration tube and remove.
$90.00 / foot 3P' minimwn
Any pipefitting, backfill or compaction can be done by Arrow Pipeline Repair at a
time and materials price of $175.00/hr,
m!epuM»etubfeai0tdM»n§tcliMrgaM'Urm9iiti^€9lt*ct^ Savkt thmgt ifl%fermomk (12%
Jy submitted,
'Oi
Arrow Pipeline Repair, Inc.
1330 Park Center Drfre. Suite tOl • Viita, CA 920dl • (IQO) 470-0385 • P«» (760) 476-0090
www.arrowplpellne.com • Parent company of Pacific Drain Service
Hpr 19 11 0G:29p Cr. kvieu) Medical Group B19' i5401 p. 1
Amy Melden
Crownview Medical Group, Inc.
158 C Avenue
Coronado, CA92118
May 4, 2011
Via Facsimile (^760)720-2037 and U.S. Mail
Austin Silva
Assistant Planner
City of Carlsbad Housing and Neighborhood Services
2965 Roosevelt, Street Suite B
Carlsbad, CA 92008-2397
RE: RP-10-45 for 2892 Jefferson Street, Carlsbad, CA
Dear Mr. Silva:
Thank you very much for approving our application to construct a 907 square feet (697
square feet of net floor area) addition of office space on April 27, 2011. We are very
excited about being in the neighborhood.. .it is lovely.
Tm writing to you in an effort to modify one of the conditions of the perniit. Condition
number 13 says that "Developer shall install a new 6" sewer lateral on Grand Avenue that
will replace the failing system serving the existing and proposed office use. The location
ofthe new sewer lateral and clean-out shall be approved by the city engineer and shall be
processed as a construction revision to drawing 146-8." Based on profession evaluations
of the existing lateral by two independent state licensed plumbers, we have been advised
that the existing sewer lateral is adequate in size for the ainount of wastewater the
addition will generate and doesn't need to be replaced but rather refurbished wdth linitig.
There have been two professional camera inspections of the pipe, one lasl year under the
former owner and one again last week under my direction. Both inspections revealed
root intrusion into the pipe. The inspections also showed that the damage v^'as not serious
enough to warrant replacement of the pipe, so lining the pipes became the recommended
and prefen-ed alternative, which is significantly less costly and disruptive than open
trench replacement. I'm more than happy to share with you the video footage of the
pipes so that you can see they are functioning with the exception of root invasion at the
joints.
The type of lining we request be used to repair the root damage and extend the life ofthe
pipes several more decades is known as '"'cured in place pipe" (CIPP). This technology is
called "cured-in-place pipe," because the new^ liner is inserted into the pipe in a liquid
state and hardens in place. The City of Carlsbad is currently repairing wastewater pipes
np>r 19 11 06:29p Crouiflvieiu Medical Group 6194355401
w p.2
Mr. Austin Silva
May 4, 2011
Pace 2
at six locations in northwestern Carlsbad using this same construction method because it
costs less and results in fewer inconveniences than the more traditional pipeline
replacement methods. This trenchless method, which minimizes inconveniences to
nearby homes and businesses is recommended by Mark Biskup, an associate engineer in
the City of Carlsbad Utilities Department who is managing the repair project the City of
Carlsbad is currently undergoing. Because the City uses this method, w^e request the
opportunity to use the same technology to fulfill our maintenance obligations for the
same reasons.
With regard to the condition to increase the size of the lateral from 4" to 6", we do not
believe this is necessary or required because the existing sewer lateral has been used in a
commercial setting for several decades (pre-dating the Engineering Standards which now
apply to new public works) and is adequate for the existing and projected amount of
wastewater flov.' to be generated by the 907 square foot addition. Using the calculation
provided in the City ofCarlsbad Municipal Code Section 13.10,020(c)(10), the amount of
equivalent dwelling units of sewage expected to be generated from the addition is only
projected to be 0.50 Equivalent Dwelling Units.. .less than adding one (1) residential unit.
Quite frankly, our office does not actually need two restrooms because most of our
clients will not ever use the restroom when coming in for an office visit. The only reason
we are constructing the additional restroom is to be in compliance with the ADA
requirements. We are trying to keep the original charm and unique nature ofthis 1925
house, which although not on a historic registry, is of value to preserv'e. Additionally ,
there are no cooking facilities or laundry facilities on site, just two restrooms to be used
by the staff and on occasion by a client. According to the professional plumber we
consulted, this is not a usage that wan-ants an upgrade of the 4" lateral to 6" lateral.. .a
very invasive and expensive condition.
Accordingly, we request tliat you kindly modify the condition to read as follows; "In lieu
of installing a new 6" lateral, Developer may install a cured in place pipe in the existing
sewer lateral prior to commencing construction ofthe improvements."
Thank you for your consideration of this request. We really appreciate your involvement
in making this redevelopment project happen and feel it will be a wonderful addition to
the comniunity.
Sincerelv,
Amy N^elden
<^ fWi: CITY Of
V CARLSBAD
Housing & Neighborhoo(d Services www.carlsbadca.gov
April 27,2011
AMY MELDEN
158 C AVENUE
CORONADO, CA 92118
Re: Crownview Medical Group Inc., (RP 10-45)
Dear Mrs. Melden:
On April 27, 2011, the Housing and Neighborhood Services Director conditionally
approved Administrative Review Permit No. RP 10-45 for property located at 2892
Jefferson Street.
Attached is a copy ofthe approved permit with conditions authorizing the construction of
a 907 square foot (697 square feet of net floor area) addition of office space with certain
conditions applied. Please review all conditions the carefully. Violation of the
conditions could result in revocation of this permit. You may proceed to obtain the
necessary building permits to construct the addition.
It has been a pleasure doing business with you. If you have any questions regarding
this correspondence, please contact my office at (760) 434-2813.
Sincerely
AUSTIN SILVA
Assistant Planner
C: Debbie Fountain, Housing and Neighborhood Services Director
Clyde Wickham, Engineering Department
2965 Roosevelt Street, Ste. B, Carlsbad, CA 92008-2397 T 760-434-2810 F 760-720-2037 ®
Citv of Carlsbad
Housing & Redevelopment Department
January 4, 2011
AMY MELDEN
158 0 AVENUE
CORONADO, CA92118
Subject: Crownview Medical Group, Inc., Administrative Review Permit, RP 10-45
Dear Ms. Melden:
Thank you for applying for a land use permit in the City of Carlsbad. The Housing and
Neighborhood Services Department together with other appropriate City departments,
has reviewed your Administrative Review Permit as to its completeness for processing.
The application is incomplete, as submitted. The attached list includes information that
must be submitted to complete your application. This list of items must be submitted
directly to the Housing & Neighborhood Services Office. All list items must be
submitted simultaneously and a copy of this list must be included with your
submittal. No processing of your application can occur until the application is
determined to be complete. When all required materials are submitted to the Housing
and Neighborhood Services Department office, the City has an additional thirty (30) days
to make a determination of completeness. If the application is determined to be
complete, processing for a decision on the application will be initiated. In addition,
please note that you have six months from the date the application was initially filed,
December 8, 2010, to either resubmit the application or submit the required information.
Failure to resubmit the application or to submit the materials necessary to determine
your application complete shall be deemed to constitute withdrawal of the application. If
an application is withdrawn or deemed withdrawn, a new application must be submitted.
Please contact me at (760) 434-2813, if you have any questions or wish to set up a
meeting to discuss the application.
Sincerely,
AUSTIlsrslLVA
Assistant Planner
c: Debbie Fountain, Housing & Neighborhood Services Director
Clyde Wickham, Engineering Department
File
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2397 • (760) 434-2810/2811 • FAX (760) 720-2037 @
Crownview Medical Group,!
01/04/2011
Page 2 of 3
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
RP 10-45
Staff has completed a review of the subject project for application completeness. The
applications and plans submitted for this project are also incomplete in some areas.
Please take note of the comments. The application cannot be processed further without
the requested information. Please resubmit 2 sets of plans addressing the following
incomplete items:
Housing and Neighborhood Services:
1. Please indicate the square footage of each room and structures that are to be
converted into office space.
2. Please clearly show the ohentation of parking space number one (1). Due to the
width of the drive aisle, it may not be supported.
3. Please clearly show the loading/unloading area for the ADA parking space and the
four (4) foot path of travel leading up to it.
4. Please show the dimensions of any areas that will be subtracted from the gross
square footage to determine the net square footage.
Building:
1. Complete construction plans, prepared by a licensed architect, must be submitted to
the Building Division for plan review. Detailed comments will be provided at that
time.
2. The two structures that are being converted to office space must meet the current
edition of the building code including energy, accessibility and structural (foundation
etc.).
Engineering:
1. A completed Stormwater Standards Questionnaire should be submitted concurrently
with the project application. This questionnaire will guide you and the City in
determining what type of reports and storm water mitigation must be completed to
satisfy state and City storm water quality requirements. The questionnaire (E-34)
can be printed from the following website link: www.carlsbadca.gov\development-
forms.
Some best management practices (BMP's) and/or Low Impact Development (LID)
techniques to consider include pervious pavement on the driveways and parking
areas surrounding the project. Another option is to add landscaping (i.e. rain
gardens) around the project and direct roof drainage to the landscaping.
2. Show drainage arrows and required BMP/LID features to filter roof and parking lot
drainage. Use arrows to show direction of runoff.
3. Show the existing permitted uses and proposed improvements or conversion to
Crownview Medical Group,!
01/04/2011
Page 3 of 3
office space. Show access, adjacent development, fences and obstructions. Include
specific horizontal dimensions and elevations.
4. For the proposed conversion of garage, storage space and attic space, show square
footage for each existing and proposed space.
5. Please provide a title report within 90 days of application. Show all easements or
encumbrances to development.
6. Show adjacent buildings and development. Show adjacent drainage, use arrows for
direction of flow of adjacent development.
7. Proposed parking space number one cannot be supported, relocate if possible.
8. Show existing and proposed paving or surface improvements.
9. Minimum width for driveway is 20' to accommodate commercial 2-way traffic.
Minimum backup distance is 24' for perpendicular parking spaces.
10. Provide ADA parking space dimensions and show required side loading dimension.
Regarding any comments from the Engineering Department, please contact Clyde
Wickham, Associate Engineer, at (760)602-2742.
4,^9^ CITY OF
^ CARLSBAD
Memorandum
December 29, 2010
To: Austin Silva, Assistant Planner
From: Clyde Wickham, Associate Engineer
Via: Glen Van Peski, Senior Civil Engineer
Crownview Medical Group, Inc. / RP 10-45 / APN 202-07
Engineering Department staff has completed a 1^^ review ofthe above-referenced project. Prior
to resubmittal ofthis application the following items should be adequately resolved:
1. A completed Stormwater Standards Questionnaire should be submitted concurrently
with the project application. This questionnaire will guide you and the City in
determining what type of reports and storm water mitigation must be completed to
satisfy state and City storm water quality requirements. The questionnaire (E-34) can be
printed from the following website link: www.carlsbadca.gov\development-forms.
Some best management practices (BMP's) and/or Low Impact Development (LID)
techniques to consider include pervious pavement on the driveways and parking areas
surrounding the project. Another option is to add landscaping (i.e. rain gardens) around
the project and direct roof drainage to the landscaping.
2. Show drainage arrows and required BMP/LID features to filter roof and parking lot
drainage. Use arrows to show direction of runoff
3. Show the existing permitted uses and proposed improvements or conversion to office
space. Show access, adjacent development, fences and obstructions. Include specific
horizontal dimensions and elevations.
4. For the proposed conversion of garage, storage space and attic space, show square
footage for each existing and proposed space.
5. Please provide a title report within 90 days of application. Show all easements or
encumbrances to development.
6. Show adjacent buildings and development. Show adjacent drainage, use arrows for
direction of flow of adjacent development.
7. Proposed parking space number one cannot be supported, relocate if possible.
Community & Economic Deveiopment
1635 Faraday Ave. I Carlsbad, CA 92008 i 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov
Crownview Medical Group, 1^^
December 29, 2010
Page 2
8. Show existing and proposed paving or surface improvements.
9. Minimum width for driveway is 20' to accommodate commercial 2-way traffic.
Minimum backup distance is 24' for perpendicular parking spaces.
10. Provide ADA parking space dimensions and show required side loading dimension.
If you or the applicant has any questions, please either see or call me at extension 2742.
Clyde Wickham
Associate Engineer - Land Development Engineering Division
c: Senior Civil Engineer - Land Development Engineering Division