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Home My WebLink AboutRP 10-46; SEASIDE VILLAGE CORNER; Redevelopment Permits (RP) (3)<i<3^ CITY OF ViCARLSBAD Housing & Neighborhood Services www.carlsbadca.gov September 28, 2011 ELIZABETH SPECK 3417 5*^ AVENUE SAN DIEGCCA92103 SUBJECT: Seaside Village Comer (RP 10-46/CDP 10-32) Dear Elizabeth: As you are aware, on September 13, 2011 the City Council conditionally approved Major Review Pemiit No. RP 10-46 and Coastal Development Pemriit No. CDP 10-32 for property located at 880 Carlsbad Village Drive. Your next step is to obtain the appropriate grading and building permits to construct the proposed project. Please note many of the conditions of approval must be satisfied prior to the issuance of the building permit. It has been a very rewarding experience working with you and your team on this project. I congratulate you and the project partners on the approval of the project. If you have any questions and/or comments regarding this correspondence, please contact me at (760) 434-2813. Sincerely, AUSTIN SILVA Assistant Planner 0: Christina Grierson, Lyons Warren Architects and Engineers File 2965 Roosevelt Street, Ste. B, Carlsbad, CA 92008-2397 ||760-434-2810 F 760-720-2037 ® CITY OF V (CARLSBAD Housing & Neighborhood Services www.carlsbadca.gov September 28, 2011 EU2ABETH SPECK 3417 5™ AVENUE SAN DIEGO, CA 92103 SUBJECT: NOTICE OF RESTRICTION - Seaside Village Corner RP 10-46/CDP 10-32 Dear Applicant: Please find the enclosed Notice of Restriction tiiat needs to be signed, notarized, and returned for recordation. Tliis is to fulfill a condition of approval of RP 10-46/CDP 10-32. Please ensure tiie following items are addressed prior to returning tiie Notice of Restriction: ^ Correct Notary Acicnowledgement Required (Effective Januarv 1. 2008. all Certificates of Acknowledgement used by a California notarv on a document tiiat will be recorded in tiie State of California must NOT HAVE 'PERSONALLY KNOWN TO ME'^ in tiie acknowledgement. (Assembly Bill 886, Chapter 399)) ^ Document must be properly notarized. ^ Name on signature page and name on Notarial Acknowledgement must match. Property owner's signatures/initials must be the same as on Notary Acknowledgement. ^ Notary seal cannot be blurry/too light (County will not record the document if any portion of the Notary Seal is blurry or too light) ^ Inciude property owner's name in the designated space above the owner's signature. ^ Please pay particular attention to the signature requirements at the bottom of the signature page. It is our goal to assist you in getting the Notice of Restriction recorded as expeditiously as possible. If you have any questions or need additional assistance, please contact Michele Masterson, Senior Management Analyst at (760) 602-4615 or via email at micheie.masterson@carlsbadca.gov. Sincerely, Austin Silva Assistant Planner c: CED Senior Management Analyst Fiie Copy 2965 Roosevelt Street, Ste. 6, Carlsbad, CA 92008-2397 T 760-434-2810 F 760-720-2037 ® May 25, 2011 TO: Austin Silva, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 3"^^^ Review 880 Carlsbad Village Drive Mixed-Use, RP 10-46, CDP 10-32 PELA file: 413-880 Carlsbad Village Drive Mixed-Use - Con3 Landscape Architect: Kemp Companies, Phone: (619) 224-3689 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 1-15 Completed. 16. RETURN REDLINES and provide 2 copies of all plans (concept, and water conservation) for the next submittal. 1 A. Please identify this symbol in the legend. ^ • • FILECOPY CITY OF ViCARLSBAD Planning Division www.carlsbadca.gov July 12, 2011 Glenn Mouritzen 9455 Ridgehaven Court, Suite 200 San Diego, CA 92123-1649 SUBJECT: RP 10-46/CDP 10-32 - SEASIDE VILLAGE CORNER The preliminary staff report for the above referenced project will be sent to you via email on Wednesday, July 20, 2011, after 8:00 a.m. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on July 25, 2011. A twenty (20) minute appointment has been set aside for you at 9:30 AM. If you have any questions concerning your project you should attend the DCC meeting. It is necessary that you bring the following required information with you to this meeting or provide it to your planner prior to the meeting in order for your project to go forward to the Planning Commission: 1. Unmounted colored exhibit(s) of your site plan and elevations 2. A PDF of your colored site plan and elevations The colored exhibits must be submitted at this time to ensure review by the Planning Commission at their briefings. If the colored exhibits are not available for their review, vour proiect could be rescheduled to a later time. The PDF of your colored site plan and elevations will be used in the presentation to the Planning Commission and the public at the Planning Commission Hearing. If you do not plan to attend this meeting, please make arrangements to have your colored exhlbit(s) and the PDF here by the scheduled time above. Should you wish to use visual materials in your presentation to the Planning Commission, they should be submitted to the Planning Division no later than 12:00 p.m. on the day of a Regular Planning Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public presentations. Please label all materials with the agenda item number you are representing. Items submitted for viewing, including presentations/digital materials, will be included in the time limit maximum for speakers. All materials exhibited to the Planning Commission during the meeting (slides, maps, photos, etc.) are part of the public record and must be kept by the Planning Division for at least 60 days after final action on the matter. Your materials will be returned upon written request. If you need additional information concerning this matter, please contact your Planner, Austin Silva at (760) 434-2813. Sincerely, DON NEU, AICP City Planner DN:AS:sm c: Christina Grierson, 9455 Ridgehaven Court, Suite 200, San Diego, CA 92123-1649 Brad Phipps, 9455 Ridgehaven Court, Suite 200, San Diego, CA 92123-1649 Elizabeth Speck, 3417 5*^ Avenue, San Diego, CA 92103 File Copy Project Engineer 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® LYONS WARREN engineers -i- architects 9455 Ridgeliaven Court Suite 200 San Diego, CA 92123-1649 858.573.8999 858.573.8998 fax www. ly o nswa r re n. CO m May 17, 2011 Attn: Austin Silva City of Carlsbad Housing & Neighborhood Services 2965 Roosevelt Street, Ste. B Carlsbad, CA 92008-2397 RE: Bureck Capital Mixed-Use, Major Review Permit, RP 10-46 Dear Mr. Austin Silva, We are in receipt of the April 19, 2011 comments for the above referenced project. All reviewing discipline's comments are included in this letter for your reference. Please find the following written response letter in addition to the updated documents. We have included all the City of Carlsbad Comments for ease of reference. Sincerely, Christina Grierson, Job Captain Enclosed: (2) Revised Sets of Drawings (2) Updated Storm Water Management Plan dated 5/13/2011 (1) City of Carlsbad Previous Redlines (1) Email from Glen Van Peski dated 2/3/11 (1) Email from Austin Silva dated 5/13/11 CC: Elizabeth Speck ISSUES OF CONCERN RP-10-46 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 then as an area of concern.) Housing and Neighborhood Services: 1. Staff suggests adding another window to Suite 5 along the north elevation to break up the black wall space. a. A window, with shutters and window box has been added to the north elevation as requested by staff. 2. Staff suggests adding dormers or a gable to the eastern portion of the roof on the north elevation to break up the roof. a. As discussed with Austin Silva we feel the existing roof is appropriately expressed and that another dormer or gable would detract from the gable rhythm on the rear facade. Landscape: 1. Please add notes and show the window planter boxes on the landscape plans as appropriate to clearly identify locations. Additional landscape is still needed along tiie north, east and west elevations. Please include additional planting areas on the north side of the building below the stairs and provide pots with plants on the balconies and first floor store fronts. Please add pots with plants on balconies on the south, east and west sides of the building. Show these pots and identify plants to be used on the landscape plans. a. A second floor iandscaping plan sheet L-2 has been added to show the pot and planter box locations and planting identification. 2. Please show sight lines at the driveway and insure no planting over 30" in height. a. Sight lines have been indicated on sheet L-1 with a note that no planting is over 30". 3. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. Regarding any comments from the landscaping plan check consultant, please contact Mike Elliott at (760) 944-8463 Engineering: 1. The alley corner cutoff was not revised from the last review. A 25'x25' corner sight clearance area must be provided. Staff agreed to allow the patio to remain with certain provisions, but not to allow the building to encroach into this corridor. The sketch provided and agreed to for this item has been included. a. The previous submittal mistakenly had the original 25'x25' line still noted on the pians. The revised plans show the agreed upon 20'x20' corner sight clearance as shown on your attached sketch. As noted the structural steel column can encroach in this area, all chairs, tabletops and railing in this area will be a height of 30"or less from finish floor. 2. Please show proposed reconstruction of two (2) driveways on Carlsbad Village Drive and the driveway reduction on Harding Street. I have noted the error on Harding Street. a. Your redlined notes for the removed driveways on Carlsbad Village Dr and Harding Streets have been added to Civil sheet. RP-10-46 3. The roof water is considered a source of pollutants and should be filtered. There are commercial products that have tree wells, or one could be made to fit this specific project to filter runoff. a. The majority of the roof runoff will be directed to the rear of the buiiding and filtered through the bio-swale. The mansard roofs on the south side of the building will be filtered through in-line downspout filters as noted on the updated SWPP. Section 5.0 has been updated to include roof area caicuiations and gpm flow rates to demonstrate adequate filtration. 4. The encroachments on Carlsbad Village Drive are considered a hazard to pedestrian traffic. It appears the ADA access is less than acceptable adjacent to the proposed planter and the bike rack will not fit within the limited space available. Please relocate out of the public right of way. a. The in grade planters have been reduced to align with the existing property tine. Dimensions have been added at every tree grate to show we have sufficient clearance for pedestrian access. We have added a detail showing the relationship of the in grade planter, flush brick and street trees for your review. b. The bike rack in the public right of way has been eliminated, bike racks have been provided on site. I have attached a red-lined plan to better communicate our issues. Please return red-lined plan with revisions. If you have any questions regarding any comments from the Engineering Department, please contact Clyde Wickham, Associate Engineer at (760) 602-2742. Christina Grierson From: Glen Van Peski [Glen.VanPeski@carlsbadca.gov] Sent: Thursday. February 03, 2011 6:33 AM To: Christina Grierson Cc: Austin Silva; Clyde Wickham Subject: 880 Carlsbad Village Drive - Vision Clearance Triangle at Alley Attachments: PATIO_SKETCH.pdf Christina - Clyde is out for a couple of weeks. Land Development Engineering is okay with the patio and corner column as shown on the attached sketch. ^ CITY OF CARLSBAD Community & Economic Development Glen K. Van Peski, P.E., P.L.S. Senior Civil Engineer Land Development Engineering City of Carlsbad www, ca risbadca .gov P: 760-602-2783 C: 760-522-4536 F: 760-602-1052 glen.vanpeski(5)ca rlsbadca.gov From: Christina Grierson fmailto:cgrierson@lvonswarren.com1 Sent: Wednesday, February 02, 2011 2:46 PM To: Clyde Wickham; Austin Silva Cc: Glenn Mouritzen; Elizabeth Speck Subject: 880 Carlsbad Village Drive - Vision Clearance Triangle at Alley Hi Clyde, Thank you for clarifying that we need a 20'x20' vision clearance on your voicemail this morning. Here are my questions: 1. ) Since the vision clearance is a safety issue, would it be possible to put in a stop sign with vision clearance 10' back from the sign in lieu of the 20'x20' vision clearance? 2. ) If not, can we have a patio, that matches the balcony above. Standard tables are 28"-30" in height, and the railing would be 30" max, since it would only be a guard rail. This would help minimize the changes to our elevations, roof design, etc. 3.) If we can have a patio, can there be a small, 6" steel column in the corner? That way we can keep our plan/roof/elevations above as they are, without pulling it back and cantilevering it. Please, see the attached sketch, which is at 1/8" scale. If we cannot put in a stop sign in lieu of the vision clearance triangle, this is what we would like to do in order to limit the amount of changes to our design while still accounting for the safety of pedestrians & drivers. Please, give me a call to discuss. Thanks, Christina Grierson Job Captain LYONS WARREN | engineers + architects 9455 Ridgehaven Ct., Ste 200 San Diego, CA 92123 Ph. 858-573-8999, x206 Fax. 858-573-8998 cgrierson@lvonswarren.com www.lvonswarren.com Original Message From: IwajSlyonswarren.com fmailto:Iwa^lyonswarren.comi Sent: Wednesday, February 02, 2011 2:49 PM To: Christina Grierson Subject: CARLSBAD 25X25 CORNER DEVICE N/VME: Lyons Warren Scanner DEVICE MODEL: SHARP AR-M317 LOCATION: ID 4839 FILE FORMAT: PDF G4 RESOLUTION: 300dpi Attached file is scanned image in PDF format. This file can be read by Adobe Acrobat Reader. The reader can be downloaded from the following URL; http://www.adobe.com/ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ N \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 15 FE:V ONLY 5 (COMPACT STALLS- iim tm tm ma M-m m.aa umtmmmmitmmmmmimBm PROPOSED MIXED-USE BUILDING, 2-STORY ZS- ll,046 SF Gross Area Proposed Retai! -j o,o03 SF Net Area SUITE 2 878 SF F.R = 61.1 qARLjSBAD! VH^HGE DRIVE \ \ \ \ \ \ Christina Grierson From: Austin Silva [Austin.Silva@carlsbadca.gov] Sent: Friday, May 13, 2011 9:43 AM To: Christina Grierson Subject: RE: Rear Elevation That's fine. I think it looks good as is. I have some stuff for the tree grates I can email you. I have to go to a site visit right now and I will get that to you later this morning or early afternoon. Do you know if Elizabeth was able to get in touch with the nearby property owner that had concerns about the parking reductions? From: Christina Grierson [mailto:cgrierson@lvonswarren.coml Sent: Friday, May 13, 2011 9:18 AM To: Austin Silva Subject: Rear Elevation Hi Austin, Attached is out rear elevation with an added window. We feel that the additional window, on its own, does the trick in sprucing up the rear elevation, and that adding a dormer too, will make the elevation too busy and will take away from the dormer elements over the rear walkway. Also, we have focused our design elements (and costs) on the street frontage, rather than the parking lot, in orderto enhance the pedestrian/urban look & feel ofthe Carlsbad Village. Please, let me know what you think. Christina Grierson Job Captain LYONS WARREN | engineers + architects 9455 Ridgehaven Ct., Ste 200 San Diego, CA 92123 Ph. 858-573-8999, x206 Fax. 858-573-8998 cgrierson@lvonswarren.com www.lyonswarren.com SOUTH ELEVATION WEST ELEVATION SCALE: 1/8" EAST ELEVATION GENERAL NOTES 1- 0A1UI EUVAIKM IS XT AT 10P OF SUV, SXK 2 • H.IT. VOl 10 CML WT 2 1. HU niMEE um 10 K LM VOC 3- Mi. umn tmc KOKT AMD am num nt n uioi r *• OCVBinOT MU COVIT •/ CNUW 8UU*« lOGHT KFHIW (SMW omiiwcc mm zioins) KEYED NOTES mor ucmm (T) acKBO icauNOL EOUMMT KTtw. np. CD fine mm, TW. CT) AUMw SUK FMNT smn, u*.c euss CT) sow «w meo OUH nin «H> POST-CONMCI (CCTOiD OTlttT- ®SK>C VDCn lOMlT DMiFACMEO AM) •/ FOn-COK KCKUD COreiT. (T) sums, com n luioi r (7) KTM. nCUB AND UUO M/ OnVTMNI STtt UOC (T]) atrmm sm aooMx EXTCTJOK mtn AT /-C OX. Wi. Muin uon FRIUC. MUHT AT tt-ir u.f, rr. GD «»"•««>» GUAR srarr MOis (JJ) KKOFtAlUC AREA OF FU1UK KTNL lENMIT flOMC KCTOf K RAOtS ® "Ol ExiBm om «• snas. (jT) ooMi aum •/ nsr-coaan icciafs conor n m ^—^ « w/ «UAa OCIOl. TW. • Aa tou ROOF. EXTERIOR FINISH SCHEDULE 01 0X2 DVO S1UCC0-UCHT SANO FMSH, HICaW. COLOR 01 SOW - mo ORAM FMW, PNHUD 09 CORONAOO INC ATACACHAN FBO SRM - WROrr 0< OfmXhMSS. FMK OUR ROOF SHAKS 1/ SCCIOfD CONTDIT ANO NEffO sn VAUJE. 0« AlUMII nORE FRONT MD CUM. R0N.RCFIIC1K HOH I 5 07 FAIRK: A n ExnoR nm « RCTAL RAUC / nOllS coun 10 NAKH FRAZO: CLC 1Z1W - CNnOOUmc COLOR 10 NARK FRASE: CLC UIU - SWIID coin n NARM FRA2B: a IHRI - FVJtOE COLOR 10 NA1CH FRA2CE: OM lORJN - 0T1ER1NL COLCR 10 NAm FRAOE: a JIFSR - RACOON CCUR n NAKH OURANMI IL UCHRTII R. - aUtOOUE COLOR 10 NATCH OURANAR SWAiwii; UaOSRSSF - lEXUS MROE •LDOONO ACROSS FROKT ID HBC Rccr.- - PNNT 10 MA104 RIM. RETM. FRONT ELEVATION TRASH ENCLOSURE REAR ELEVATION SIDE ELEVATION o m ll Sheet Contents: ELEVATIONS ? Revisions; o«/a/io j oyto/n Oate: 03/10/11 LW Job No. BUR100I Scale: AS SHOWN A3.0 March 22, 2011 TO: Austin Silva, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2^^ Review 880 Carlsbad Village Drive Mixed-Use, RP 10-46, CDP 10-32 PELA file: 413 - 880 Carlsbad Village Drive Mixed-Use - Con2 Landscape Architect: Kemp Companies, Phone: (619) 224-3689 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 -2 Completed. 3. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and/or palms is needed along the west building olovation. Additional landscaping to include trees and/or palms is needed along the north and east building elevations. Please provide additional landscape to both soften and enhance the architecture. 2"^ Review: The applicant has responded: "The addition of planter boxes and shutters has been added to soften the elevations. We have also added landscaping to our cover elevations so that the planning commission can see how the proposed building elevations will fit into the neighborhood. The west elevation is at a 0' building setback per the assigned District 2. V-R zone and faces an alley. We have added planter boxes and shutters to help soften the elevations. There is no room for a planter. " Please add notes and show the window planter boxes on the landscape plans as appropriate to clearly identify locations. Additional landscaping is still needed along the north, east and west elevations. Please include additional planting area on the north side of the building below the stairs and provide pots with plants on balconies and 1^^ floor store fronts. Please add pots with plants on balconies on the south, east and west sides of the building. Show these pots and identify plants to be used on the landscape plans. 4. Completed. 5. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street comers within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at drivewavs 25' from the edge of the apron outward along the curb then 45-degrees in toward the propertv. In addition to the requirement above, on collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height restriction stated. Please clearly show and label all sight lines on the plans and insure 880 Carlsbad Village Drive Mixed-Use March 22, 2011 Conceptual Plan Review Page 2 these requirements are met. 2"^ Review: Please show the sight lines at the driveway and insure no plantings over 30" in height. 6-7 Completed. 8. Deleted per Austin Silva. 9-11 Completed. 12. Please provide a colored or hatched plan showing where potable and recycled water use areas are located. 2"^ Review: The hatched plan has been forwarded to Public Works Maintenance and Operations for review. Any comments will be returned to the applicant. 13-15 Completed. 16. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. NEW COMMENTS 1 A. Please identify this symbol in the legend. 2011-May-16 12:02 PM Parks Dept, of Carlsbad 760-434-7185 2/6 ALHAMBRA FOUNDRY COMPANY. LTD. www.alhambrafoundry,com i r SPECIFICATIONS To which ALHAMBRA FOUNDRY CO. LTD. oonstruotlon castings ahall conform—to Insure consistent high quality and dependablBty. GENERAL QUALITY CONDITIONS ALHAMBRA FOUNDRY CO. LTD. castings Shall be of unlfonn quality, free from blow holes, porosity, hard spots, shrinkage, distortion or other defeots. The finish shall meet Industry standards and be well cleaned by shotblasting. MATERIALS GRAY IRON DUCTILE IRON ALHAMBRA FOUNDRY CO. LTD. gray iron oastlnga ahal! oonform to the requirements of AASHTOM106 / ASTM A48 class 35B or ASTM 48 class 30. Ductile Iron castings shall oonform to the requirements of ASTM AB3e. SPECIFICATION SPHCIPICATION NUMBER IRON CLASS MINIMUM TENSILE STRENGTH ASTM A-4e 30 30,000 FEDERAL RR-F-621C 30 30,000 (A-A-S0005) ASTM A-636 64-45-12 65,000 RECYCLE / REUSE (Environmental Policy) ALHAMBRA FOUNDRY CO. LTD. Is committed to be a responsible partner In environmental progress. We recycle ferrous scrap into useful products as well as reclaim and reuse the byproducts in our plant or provide to Industries which recycle and reuse them. NOTE: Unless altemate metal specification is designated, all castings shall conform to one of the specifications In th© above tables. 1147 MERIDIAN AVENUE/RO. BOX 469/ALHAMBRA, CALIFORNIA 91802 2011-May-16 12:02 PM Parks Dept. of Carlsbad 760-434-7185 3/6 SQUARE and RECTANGULAR COVERS GRATES and FRAMES Area Drainage Castings, Traffic and Non-Traffic Traffic Steei Grates and Frames Catch Basin Grates and Frames Recessed Oovers for Concrete or Terrazzo FiU Square and Rectangular Grates and Frames Trench Grates and Frames Round Covers, Grates and Frames Clay Pipe and Soli Pipe Grates Culvert Covers and Frames Navy type Grates and Frames Tree Well Grates and Frames Solid Cover and Frames Rail Reinforcing for Street Culverts : I 2011-May-16 12:02 PM Parks Dept, of Carlsbad 760-434-7185 ALHAMBRA FOUNDRY COMPANY, LTD www.alharinbrafoundry.conn CAST IRON TREE WELL GRATES ORNAMEMTALTREE GUARDS AVAILABLE ON REQUEST 48' Square Wilh 17Vi' Dia. Csnter Opening. Gast in Half Swtlons Suppllfld With Frama. Palntad: Bituminous Paint Unless Othenwise Specified 243 Ibs. Approximate Weight. Note: Grata Gomplies With Tha Americana With Dlsalillltles Aci WMh Vi" Wide Slots. CAST IRON TREE WELL GRATES ORNAMENTAL TREE GUARDS AVAILABLE ON REQUEST 38' square With 16%" Dia, Canter Opening. Cast In Half Sections Supplied With Frame, Painted: Bituminous Paint Unless Othenwsa Specified 200 lbs. Approximate Weight. Note: Grata Complias With ina Americans With Dlsabtlilies Act With Vi" Wide Slots. C-13 aiTyii. A^2332 Pi«}Aigi Uoti . 1/*' -ae- A-2339 CAST IRON TREE WELL GRATES ORNAMENTAL TREE GUARDS AVAIUBLE ON REQUEST 48" Square With 15V/ Dia. Center Opening. Cast In Half Sections Supplied With Frame, Painted: Bituminous Paint Unless othenwise Spacified 982 lbs. Approximate Weight. Nota: Grata Complias With Tha Americans With Dlsabllillas Act With V," Wide Slots. T A-2334 1147 MERIDIAN AVENUE/RO. BOX 4B9/ALHAMBRA, CALIFORNIA 91S02 2011-May16 12:02 PM Parks Dept of Carlsbad 760-434-7185 5/6 3 PAVERS GRATE, and TREE on STATE STREET V 2011-May-16 12:02 PM Parks Dept, of Carlsbad 760-434-7185 6/6 1 t t > :f \ ^—r 14 15 FE-.V ONLY cEoMPACT STALLS 1 r..: y •sin Si'i lai-m fS.i ^ HSI his JIB dUi m im ISSI t'S: KSI ISS caii "11 PROPOSED MIXED-USE BUILDING, 2-STORY / 8- 1,046 SF Gross Area SUITE 3 Proposed Retaii •] Q^QOS SF Net Area --892 SP ljf F.F, = 60.83' i SUITE 2 _ _Progosed F 878 SF F.F. = 61.1 •X PATIO Ci "IT SIDEWALK 139'-3" QARLlSBAdi VHj-AGE DRIVE \ \ \ \ \ \ r^f t CiTY OF V CARLSBAD Housing & Neighborhood Services www.carlsbadca.gov April 19, 2011 LYONS WARREN ATTN: CHRISTINA GRIERSON 9455 RIDGEHAVEN COURT SAN DIEGO, CA 92008 Subject: Bureck Capital l\/lixed-Use, Major Review Permit, RP 10-46 Dear Ms. Grierson: The items requested from you earlier to make your Major Review Permit application no. RP 10-46 complete have been received and reviewed by the Housing & Neighborhood Services 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 me at (760) 434-2813, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, AUSTIN SIL> Assistant Planner c: Debbie Fountain, Housing & Neighborhood Services Director Clyde Wickham, Engineering Department Elizabeth Speck, Bureck Capital, LLC File 2965 Roosevelt Street, Ste. B, Carlsbad, CA 92008-2397 T 760-434-2810 F 760-720-2037 ® Bureck Capital Mixed-Use 04/19/2011 Page 2 of 3 ISSUES OF CONCERN RP 10-46 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 and Neighborhood Services: 1. Staff suggests adding another window to Suite 5 along the north elevation to break up the blank wall space. 2. Staff suggests adding dormers or a gable to the eastern portion of the roof on the north elevation to break up the roof. Landscape: 1. Please add notes and show the window planter boxes on the landscape plans as appropriate to clearly identify locations. Additional landscaping is still needed along the north, east and west elevations. Please include additional planting area on the north side of the building below the stairs and provide pots with plants on balconies and 1^^ floor store fronts. Please add pots with plants on balconies on the south, east and west sides of the building. Show these pots and identify plants to be used on the landscape plans. 2. Please show the sight lines at the driveway and insure no plantings over 30" in height. 3. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. Regarding any comments from the Landscape plan check consultant, please contact Mike Elliott at (760) 944-8463. Engineering: 1. The alley corner cutoff was not revised from last review. A 25' X 25' corner sight clearance area must be provided. Staff agreed to allow the patio to remain with certain provisions, but not to allow the building to encroach into this corridor. The sketch provided and agreed to for this item has been included. 2. Please show proposed reconstruction of two (2) driveways on Carlsbad Village Drive and the driveway reduction on Harding Street. I have noted the error on Harding Street. 3. The roof water is considered a source of pollutants and should be filtered. There are commercial products that have tree wells, or one could be made to fit this specific project to filter roof runoff. Bureck Capital Mixed-Use 04/19/2011 Page 3 of 3 4. The encroachments on Carlsbad Village Drive are considered a hazard to pedestrian traffic. It appears that ADA access is less than acceptable adjacent to the proposed planter and the bike rack will not fit within the limited space available. Please relocate out of the public right of way. I have attached a red-lined plan to better communicate our issues. Please return red- lined plan with revisions. If you have any questions regarding any comments from the Engineering Department, please contact Clyde Wickham, Associate Engineer, at (760) 602-2742. CARLSBAD Memorandum April 13, 2011 To: Austin Silva, Project Planner From: Clyde Wickham, Project Engineer Via: Glen Van Peski, Senior Civil Engineer Re: RP 10-46 / CDP 10-32 / 880 Carlsbad Village Drive Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are considered complete with issues remaining as discussed below: 1. The alley corner cutoff was not revised from last review. A 25' X 25' corner sight clearance area must be provided. Staff agreed to allow the Patio to remain, with certain provisions, but not the buildi g to encroach into this corridor. I have included the sketch provided and agreed to for this item. 2. Please show proposed reconstruction of 2 driveways on Carlsbad Village Drive and the driveway reduction on Hardi g Street. I have noted the error on Harding Street. 3. The roof water is considered a source of pollutants and should be filtered. There are commercial products that have tree-wells, or one could be made to fit this specific project to filter roof runoff. 4. The encroachments on Carlsbad Village Drive are considered a hazard to pedestrian traffic. It appears that ADA access is less than acceptable adjacent to the proposed planter and the bike rack will ot fit within the limited space available. Please relocate out ofthe public right of way. I have attached a red-lined checkprint to better communicate our issues. Please retur checkprint with revisions. If you have any questions, please give me a call. Clyde Wickham, P.L.S. Associate Engineer City of Carlsbad 1635 Faraday Avenue Phone: 760-602-2742 clvde.wickham@carlsbadca.gov Community & Economic Developme t 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov LYONS WARREN • 9455 Ridgehaven Court Suite 200 engineers -i- architects San Diego, CA 92123-1649 858.573.8999 858.573.8998 fax www.lyonswarren.com Attn: Austin Silva City of Carlsbad Housing & Neighborhood Services RE: Bureck Capital Mixed-Use, Major Review Permit, RP 10-46 Dear Mr. Austin Silva, We are in receipt of the first cycle comments for the above referenced project. All reviewing discipline's comments are included in this letter for your reference. Please find the following written response letter in addition to the updated documents. We have included all the City of Carlsbad Comments for ease of reference. Sincerely, Christina Grierson, Job Captain Enclosed: (4) Revised Sets of Drawings, (1) Set Landscape Plans, (1) Design Modification Request Letter & Exhibits, (1) City of Carlsbad Previous Redlines & (2) Reports, **(1) Parking Agreement Letter of Intent from the Carlsbad Christian Assembly to follow, **(1) Invitation to Austin Silva through USGBQGBCI to monitor the project online to follow. CC: Elizabeth Speck Housing and Neighborhood Services: 1. Staff suggests contacting the Carlsbad Christian Assembly to enter into a parking agreement for employee parking. The project may have more support from Planning Commission and City Council if an agreement is in place for employee parking because two parking reductions are being requested. a. Bureck Capital has contacted the Carlsbad Christian Assembly, and will enter into a parking agreement for employee parking. Please, see the enclosed letter. 2. The ten foot average setback is not met for the second floor offices. You may ask for a development standard's modification. However, note that you are requesting a modification to the parking standards as well; Staff is not confident that this number of modifications will be supported by Planning Commission and City Council You may wish to reconsider and redesign to satisfy this setback standard. a. We will be asking for a development standards modification for the second level setbacks. The setback standards modification is necessary for the financial feasibility & LEED Silver feasibility of this project b. The parking reductions we are requesting are all within the incentives set forth by the City of Carlsbad. c. We are reducing the parking as much as possible to achieve two points through LEED. SS Credit 4.4 d. We are providing bicycle racks & employee changing rooms In order to encourage alternative transportation. Re: LEED Section 4.2. e. See attached letter summarizing the need for this Standard Modification. 3. At grade parking lots must be set back a minimum of five (5) feet from any property line for landscaping purposes. a. We will be asking for a development standards modification. Per No. 2 - a. & b. above. b. We have added an additional 6" to the landscape island. And will be installing a 3'-0" "green screen" fence that will allow vines to grow on it, and will screen the parking lot. RE: AS1.0 4. Staff suggests adding shutters and/or planter boxes or other architectural enhancements to the second floor windows along the south elevation. a. Please find the revised elevations to meet and satisfy the design intent of the Carlsbad Village Design Manual. RE: A3.0 & A3.1 5. Please include building setback information in the project information summary table. a. Please, find the following information in the revised summary table. Setbacks for District 2 along Carlsbad Village Drive per Village Development Standards Summary Chart are: 1. Commercial and Mixed-used Front: 0 ft - Ground Floor ii. Side & Rear: 0 ft ili. 10 ft average for 2"'' level & above b. Refer TS1.0, project information Summary 6. Please submit any further documentation related to the registration of the project qualifying for the Silver LEED level. a. This project is still in the planning phase and much more detailed information will develop during the construction document phase. LEED Silver will not be awarded until completion of construction. b. An invitation has been sent to Austin Silva through USGBC/GBCI to monitor the project online. Landscape: Please show and label all easements on the site. If there are none, please state this on the plans, a. Note added that there are no easements, See Landscape Concept Plan L-1. Please clarify the artificial turf and round cobble stone. Provide a typical detail showing quantities of cobble and how it interfaces with the turf. a. Please, see the revised plan L-1. Cobble removed for safety reasons. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and/or palms is needed along the west building elevation. Additional landscaping to include trees and/or palms is needed along the north and east building elevations. Please provide additional landscape to both soften and enhance the architecture. a. The addition of planter boxes and shutters has been added to soften the elevations. b. We have also added landscaping to our cover elevations so that the planning commission can see how the proposed building elevations will fit into the neighborhood. c. The west elevation is at a 0' building setback per the assigned District 2, V-R zone and faces an alley. We have added planter boxes and shutters to help soften the elevations. There is no room for a planter 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please modify sizes as appropriate to insure this requirement is met. a. please, see the revised Landscape Concept Plan L-1. Landscape elements over 30" in height (including planting measured maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. In addition to the requirement above, on collector streets and greater, Cal Trans Sight Distance Standards shall applyto the height restriction stated. Please clearly show and label all sight lines on the plans and insure these requirements are met. a. Please, see the revised plans ASI .0, Al .0, and L-1. Vision clearance triangles are marked on plan. b. Per Clyde Wickham, palm tree may remain, as it will not provide a sight hazard. Interior parking fingers are required to be a minimum 6' wide (see attached exhibit [Appendix E- 11). Please revise the site plan as appropriate to provide for this requirement a. Please, see the revised plans ASI .0 and L-1. We now have provided (2) 6 foot wide parking fingers in the center of the parking, and have added more landscaping to each end parking island. b. LWA discussed with Mike Elliot via phone conversation that 6'-0" fingers may be measured from outside face of curb to outside face of curb. c. We removed one parking space due to loss of square footage from vision triangle. This lost parking space has become additional landscaping in the parking lot. Trees shall be planted a minimum at 2' from curbs. Please revise as appropriate (see comment 6 above). a. Please, see the revised plan L-1. Street tree note 2A. (See answer 6 above) Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please address, a. 3' High metal fence with vines added at property line to screen parking, see Landscape Concept Plan L-1 9. At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shail be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. a. Please, see the revised plan L-1, with the calculation showing the landscape to parking ratio. 10. Water conservation plans shall provide for accommodations for recycled water (existing or future). Please address (i.e. all Irrigation shall be designed for future recycled water). a. Done. Please, see the Water Conservation Plan L-2. 11. Please provide a colored or hatched plan showing where potable and recycled water use areas are located. a. Done. Please, see the Water Conservation Plan L-2. 12. As required by the State of California, the City of Carisbad has adopted a water efficient ordinance. All requirements of this Ordinance are to be met. Concept plans shall include caicuiations which document the maximum allowed annual water use for the landscaped area or maximum applied water ordinance (MAWA). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) -H (0.3 x SLA)]. Include a statement signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained to the City of Carisbad's Water Efficient Landscape Regulations. I understand that construction drawings are to be prepared in compliance with those regulations and the Landscape Manual. I certify that the plans will be prepared implementing those regulations to provide efficient use of water." a. Done. Please, see the Water Conservation Plan L-2. 13. Please provide a wall vine (i.e.. Fig. Vine, Boston Ivy, etc) on the northeast side ofthe trash enclosure to grow around and onto the north side of the enclosure. a. Done. Please, see the revised landscape plan L-1, with the addition of ivy around the trash enclosure. 14. Please revise to a 3" depth mulch perthe Landscape Manual requirements. a. Done. Please, see the revised landscape plan L-1, now providing for 3" depth mulch. 15. RETURN REDLINES and provide 2 copies of all plans (concept, water, conservation, and colored water use plan) for the next submittal. a. Noted. Regarding any comments from the Landscape plan check consultant, please contact Mike at (760) 944- 8463. Building: 1. A detailed building code review will be done when plans are submitted to the Building Division for plan check, a. Noted. Fire: 1. The required fire flow for a building with 11,046 square feet Is 2,750 GPM for a two (2) hour duration at 20 PSI. a. Fire flow calculations to be provided by mechanical engineer. 2. Please provide existing fire hydrant location(s) on the site plan. A fire hydrant shall be located within 90 feet of the Fire Department connection. a. There are no exI^Pg fire hydrants fronting the project. Tci^^form to the requirement of a fire hydrant within 90 feet of the fire department connection, a new fire hydrant has been proposed on Harding Street. See updated Grading Plan -Sheet Cl. Regarding any comments from the Fire Department, please contact Greg Ryan at (760) 602-4663. Engineering: 1. Please review/revise the Storm Water Questionnaire (form E-34). I have attached comments and suggestions. a. The storm water questionnaire has been updated and is contained within the revised SWMP. 2. Revise, correct the Preliminary Hydrology Study, this project is not a redevelopment project, the gas station was demolished in 2008,1 have attached a red-lined copy for your review and correction a. Not applicable per conversation with Clyde Wickham; project is a redevelopment project; soil remediation from the old gas station was completed in 2010. 3. The alley corner cutoff was not revised from last review A 25' X 25' corner sight clearance area must be provided, I have attached a diagram and information sheet to better explain this safety requirement. a. Alley corner cutoff has been incorporated into the building design by LWA. See updated grading plan. b. We are adding a patio in the vision clearance triangle per our discussion on Fri 2/4/2011 with City of Carisbad, Land Development Engineering, Senior Civil Engineer -Glen K. Van Peski, P.E., P.LS., see ASl.O 4. Revise the project information summary to reflect the loss of building square footage and to correspond to the site plans. The dimensions on the site plan do not add up to summary. a. Please, see the revised sheet TSI .0 5. You can remove the Alta Land Title Survey sheet and the Grading Plan Title Sheet. a. Grading Plan title sheet and ALTA have been removed from the submittal package. 6. On sheet 2 of the Grading Plan: Please rename and remove the title block. This is not a grading plan and will not be signed, as-built or established as a final product. Add RP 10-46/CDP 10-32 to the upper right corner as identification of the project. a. Sheet 2 ofthe grading plan has been renamed Sheet 1 and title block modifications have been revised as requested. 7. Please correct the scale of the site plan to an Engineers scale. 1 "=10' is acceptable if it will fit with the site and adjacent property information as required. You can show the inlet on Carlsbad Village Drive with a broken distance and existing sidewalk, curb or street improvements. a. Grading plan scale has been revised as requested to 1" = 10'. Location of the curb inlet at Carisbad Village Drive and Jefferson Street is shown on the existing hydrology plat within the revised Hydrology Study Report. 8. Please show proposed reconstruction of (2) driveways on Carlsbad Village Drive and the same for the driveway reduction on Harding Street. a. Reconstruction of the two driveways on Carlsbad Village Drive and the removal of the driveway apron on Harding Street are now included on the revised grading plan. 9. Please remove the proposed driveway crown and tip driveway to the north to filter all of the proposed pollutants, and even roof water to the LID and storm rain Bio-Filter. The proposed grade of the driveway should be 1.5% from Harding to Alley instead of 2.2% to 1.89% to 1.44% to 1.0% to 1.9%. a. As requested, the proposed drive lane crown has been removed and the site parking and drive aisle now drains and is treated by the northeriy bio-swale. 10. The roof water should iJ^^nsidered a source of pollutants and sh^Kd be filtered. There are commercial products that have tree-wells, or one could be made tofits this specific project to filter roof runoff. a. The northeriy half of the roof area drains to and is treated by the northerly bio-swale. The south half of the roof area is discharged into landscape planters and will be treated according to City of Carlsbad BMP requirements. 11. Please correct the SWPP there are portions of the report that are in error. Revise the Questionnaire E-34 contained in the report and add all ofthe storm water BMP's and LID's proposed with this project. Numerically size the proposed BMP/LID features. a. The SWMP has been updated as requested. As noted in item 1 the updated storm water questionnaire is included; calculations have been added for numerically calculating the required bio-swale area. 12. Provide adjacent property information such as buildings, structures and drainage information. Typically 25' on each side is enough to demonstrate impacts or information. In some cases, less will suffice. a. The drawing viewport "line" which was mistakenly plotted has been removed. 13. There is a solid black line on Carlsbad Village Drive. Harding Street Drive 12' north ofthe proposed project that is unnecessary, please remove. Add a cross section of both Carlsbad Village Drive and Harding Street, with proposed building, property lines and Streetscape shown. a. Please, see the revised. When corrected, please resubmit a copy of the Preliminary Hydrology Report, The Preliminary SWMP, and 2 copies of the revised Site Plan. Include all check prints and marked up copies of attached reports. If you have any questions regarding any comments from the Engineering Department, please contact Clyde Wickham, Associate Engineer at (760) 602-2742. March 22, 2011 TO: Austin Silva, Assistant Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2"'^ Review 880 Carlsbad Village Drive Mixed-Use, RP 10-46, CDP 10-32 PELA file: 413 - 880 Carlsbad Village Drive Mixed-Use ^ Con2 Landscape Architect: Kemp Companies, Phone: (619) 224-3689 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 -2 Completed. 3. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and/or palms is neodod along thc west building elevation. Additional landscaping to include trees and/or palms is needed along the north and east building elevations. Please provide additional landscape to both soften and enhance the architecture. 2"^ Review: The applicant has responded: "The addition of planter boxes and shutters has been added to soften the elevations. We have also added landscaping to our cover elevations so that the planning commission can see how the proposed building elevations will fit into the neighborhood. The west elevation is ataO' building setback per the assigned District 2, V-R zone andfaces an alley. We have added planter boxes and shutters to help soften the elevations. There is no room for a planter. " Please add notes and show the window planter boxes on the landscape plans as appropriate to clearly identify locations. Additional landscaping is still needed along the north, east and west elevations. Please include additional planting area on the north side of the building below the stairs and provide pots with plants on balconies and P^ floor store fronts. Please add pots with plants on balconies on the south, east and west sides of the building. Show these pots and identify plants to be used on the landscape plans. 4. Completed. 5. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street comers within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at drivewavs 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. In addition to the requirement above, on collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height restriction stated. Please clearly show and label all sight lines on the plans and insure 880 Carlsbad Village Drive Mixed-Use March 22, 2011 Conceptual Plan Review Page 2 these requirements are met. 2"*^ Review: Please show the sight lines at the driveway and insure no plantings over 30 " in height. 6-7 Completed. 8. Deleted per Austin Silva. 9-11 Completed. 12. Ploase provide a colored or hatched plan showing where potable and recycled water use areas are located. 2"^^ Review: The hatched plan has been forwarded to Public Works Maintenance and Operations for review. Any comments will be returned to the applicant. 13-15 Completed. 16 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. NEW COMMENTS 1 A. Please identify this symbol in the legend. 4^ CITY OF V CARLSBAD Housing & Neighborhood Services www.carlsbadca.gov January 20, 2011 LYONS WARREN ATTN: CHRISTINA GRIERSON 9455 RIDGEHAVEN COURT SAN DIEGO, CA 92008 Subject: Bureck Capital Mixed-Use, Major Review Permit, RP 10-46 Dear Ms. Grierson: 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 Major 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 Redevelopment Office, the City has an additional thirty (30) days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, December 9, 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, AUSTIN SILVA Assistant Planner Debbie Fountain, Housing & Neighborhood Services Director Clyde Wickham, Engineering Department Elizabeth Speck, Bureck Capital, LLC File 2965 Roosevelt Street, Ste. B, Carlsbad, CA 92008-2397 T 760-434-2810 F 760-720-2037 ® Bureck Capital Mixed-Use 01/20/2011 Page 2 of5 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION RP 10-46 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 3 sets of plans addressing the following incomplete items: Housing and Neighborhood Services: 1. Staff suggests contacting the Carisbad Christian Assembly to enter into a parking agreement for employee parking. The project may have more support from Planning Commission and City Council if an agreement is in place for employee parking because two parking reductions are being requested. 2. The 10 foot average setback is not met for the second floor offices. You may ask for a development standards modification. However, note that you are requesting a modification to the parking standards as well. Staff is not confident that this number of modifications will be supported by Planning Commission and City Council. You may wish to reconsider and redesign to satisfy this setback standard. 3. At grade parking lots must be set back a minimum of five (5) feet from any property line for landscaping purposes. 4. Staff suggests adding shutters and/or planter boxes, or other architectural enhancements to the second-floor windows along the south elevation. 5. Please include building setback information in the project information summary table. 6. Please submit any further documentation related to the registration of the project qualifying for the Silver LEED level. Landscape: 1. Please show and label all easements on the site. If there are none, please state this on the plans. 2. Please clarify the artificial turf and round cobble stone. Provide a typical detail showing quantities of cobble and how it interfaces with the turf. 3. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and/or palms is needed along the west building elevation. Additional landscaping to include trees and/or palms is needed along the north and east building elevations. Please provide additional landscape to both soften and enhance the architecture. 4. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please modify sizes as appropriate to insure this requirement is met. Bureck Capital Mixed-Use 01/20/2011 Page 3 of 5 5. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. In addition to the requirement above, on collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height restriction stated. Please cleariy show and label all sight lines on the plans and insure these requirements are met. 6. Interior parking fingers are required to be a minimum 6' wide (see attached exhibit). Please revise the site plan as appropriate to provide for this requirement. 7. Trees shall be planted a minimum of 2' from curbs. Please revise as appropriate (see comment 6 above). 8. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please address. 9. At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shall be contained in planfing areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculafion proving the percentage of landscape area provided in the parking area. 10. Water conservation plans shall provide for accommodations for recycled water (exisfing or future). Please address (i.e. all irrigafion shall be designed for future recycled water). 11. Please provide a colored or hatched plan showing where potable and recycled water use areas are located. 12. As required by the State of California, the City of Carisbad has adopted a water efficient ordinance. All requirements of this ordinance are to be met. Concept plans shall include calculafions which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 X LA) + (0.3 x SLA)]. Include a statement signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the City of Carlsbad's Water Efficient Landscape Regulations. I understand that construcfion drawings are to be prepared in compliance with those regulations and the Landscape Manual. I certify that the plans will be prepared implemenfing those regulations to provide efficient use of water." 13. Please provide a wall vine (i.e. Fig Vine, Boston Ivy, etc.) on the northeast side of the trash enclosure to grow around and onto the north side of the enclosure. Bureck Capital Mixed-Use 01/20/2011 Page 4 of 5 14. Please revise to a 3" depth mulch perthe Landscape Manual requirements. 15. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. Regarding any comments from the Landscape plan check consultant, please contact Mike Elliott at (760) 944-8463. Building: 1. A detailed building code review will be done when plans are submitted to the Building Division for plan check. Fire: 1. The required fire flow for a building with 11,046 square feet is 2,750 GPM for a two (2) hour duration at 20 PSI. 2. Please provide exisfing fire hydrant location(s) on the site plan. A fire hydrant shall be located within 90 feet of the Fire Department connection. Regarding any comments from the Fire Department, please contact Greg Ryan at (760) 602-4663. Engineering: 1. Please review/revise the Storm Water Quesfionnaire (form E-34). I have attached comments and suggesfions. 2. Revise, correct the Preliminary Hydrology Study, this project is not a redevelopment project, the gas station was demolished in 2008. I have attached a red-lined copy for your review and correction. 3. The alley corner cutoff was not revised from last review. A 25' X 25' corner sight clearance area must be provided. I have attached a diagram and informafion sheet to better explain this safety requirement. 4. Revise the project information summary to reflect the loss of building square footage and to correspond to the site plans. The dimensions on the site plan do not add up to the summary. 5. You can remove the Alta Land Tifie Survey sheet and the Grading Plan Title Sheet 6. On sheet 2 of the Grading Plan: Please rename and remove the fifie block, this is not a grading plan and will not be signed, as-built or established as a final product Add RP 10-46 /CDP 10-32 to the upper right corner as identification ofthe project. 7. Please correct the scale of the site plan to an Engineers scale. 1"=10' is acceptable if it will fit with the site and adjacent property informafion as required. You can show the inlet on Carisbad Village Drive with a broken distance and existing sidewalk, curb or street improvements. Bureck Capital Mixed-Use 01/20/2011 Page 5 of 5 8. Please show proposed reconstruction of (2) driveways on Carisbad Village Drive and the same for the driveway reduction on Harding Street 9. Please remove the proposed driveway crown and tip driveway to the north to fliter all of the proposed pollutants, and even roof water to the LID and storm drain Bio-Filter. The proposed grade of the driveway should be 1.5% from Harding to Alley instead of 2.2% to 1.89% to 1.44% To 1.0% to 1.9%. 10. The roof water should be considered a source of pollutants and should be flitered. There are commercial products that have tree-wells, or one could be made to flt this specific project to filter roof runoff. 11. Please correct the SWPP there are portions of the report that are in error. Revise the Questionnaire E-34 contained in the report and add all of the storm water BMP's and LID'S proposed with this project. Numerically size the proposed BMP/LID features. 12. Provide adjacent property informafion such as buildings, structures and drainage information. Typically 25' on each side is enough to demonstrate impacts or information. In some cases, less will suffice. 13. There is a solid black line on Carisbad Village Drive, Harding Street and 12' north of the proposed project that is unnecessary, please remove. Add a cross secfion of both Carlsbad Village Drive and Harding Street, with proposed building, property lines and streetscape shown. When corrected, please resubmit a copy of the Preliminary Hydrology Report, The Preliminary SWMP, and 2 copies of the revised Site Plan. Include all check prints and marked up copies of attached reports. If you have any quesfions regarding any comments from the Engineering Department, please contact Clyde Wickham, Associate Engineer, at (760)602-2742. LYONS WARREN w engineers -i- architects 9455 Ridgehaven Court Suite 200 San Diego, CA 92123-1649 858.573.8999 858.573.8998 fax www.lyonswarren.com Attn: Austin Silva City of Carisbad Housing & Neighborhood Services RE: Bureck Capital Mixed-Use, Design Standards Modification Request Dear Mr. Austin Silva, Lyons Warren engineers & architects along with Bureck Capital, LLC will be requesting 3 development standards modifications for the Mixed-Use Retail & Office Project at 880 Carisbad Viiiage Drive. These standards modifications are necessary for the LEED Silver financial feasibility of the above referenced project. 1. City of Carisbad Village Redevelopment Master Plan & Design Manual: District 2 - Office Support Area Setback Requirements a. "A 10 foot average setback shall be required for all floors above the first at grade floor." i. Modification Request: 5' average setback for the purpose of achieving the square footage necessary for LEED Silver financial feasibility. b. "Exception: At Grade Parking lots must be set back a minimum of 5 feet from any property line for landscaping purposes." i. Modification Request: 3'-0" setback at Property Line for the purpose of achieving the square footage necessary for LEED Silver financial feasibility. ii. In lieu, the parking lot has been screened at the rear property line with a 3'-0" tall green screen fence with vines growing on it. 2. Parking Standards a. Reduction in number of parking spaces required. i. Modification Request: 15% reduction in parking count for a LEED Silver Project for the purpose of achieving the square footage necessary for LEED Silver financial feasibility. ii. Bureck Capital has contacted the Carisbad Christian Assembly, and will enter into a parking agreement for employee parking. Letter of intent from the Carlsbad Christian Assembly to follow. In order for this project to be financially feasible as a LEED Project, we need 10,000 SF of net leasable area. This extra leasable area (a 15% increase) makes up for the cost of construction with LEED Silver status in rent in about 4 years time. Without the standards modifications requested, the proposed project will lose approximately +/- 1,245 SF - equivalent to the size of one suite. We currently have 9,777 SF (net). Losing an additional 1,245 SF will bring the net leasable area to 8,532 SF. At this point, the financial incentive of achieving LEED Silver status will disappear. Being granted the LEED Silver 15% parking reduction & requested setback modifications, will allow for a 15% incr^e in net leasable building area making LEED Silver status an effective incentive. We look forward^tOyilssisting the City of Carlsbad in paving the way for a more environmentally sound future. Sincer) 'sen, SE, LEED AP, Principal Enclosect Exhibit A: Parking Calculations, Exhibit B: Reduction in Leasable Area Illustration, Exhibit C: LEED 20(w Core and Shell Development Rating System: Sections 4.1 - 4.4, ** Parking Agreement Letter of Intent from the Carisbad Christian Assembly to follow. T3 LO c o D _u U D C to z o I- o tn fN II II o o fN U rt) Q. 1/1 Q. CL to to fN ^ in in II II c o '•*-> u •o O 00 O 00 00 to fN ro m m 00 PO Lfi" in fM ro il II II II II II 3 O X 0) o Qt: u u it O D O So 00 + in ^ w ro ro Q. QL o. to to in KO KO o T iri Lfi od II II II c o '•*-> t.) 3 -a Q. vo O <0 «— o "?r I- ro c = -a ^ o .± = .15 in *— c — -L- .— ^ J«J -M C- in <D OJ a PM c O (U 5o Q. I/I c <D nj ::z »- _ —' JO £ oa 3 +j m "O C <D <i) d) <U Exhibit B - Reduction in Leasable Area Illustration UNISeX RESTROOM/ SHOWER * CWNGMG AREA 86 sf 1.447 SF(Ne() LEVEL 2 FLOOR PLAN 2nd Level Setbacl< - approx. 704 sf lost to provide 10'-O" avg. setback 2'-0" lost = 265 sf In order to meet ttie parking lot 5'-0" landscaping setback requirement 2'-0" will tiave to be removed from ttie proposed building. SCALE: 1/8" - 1'-0" 704 + 542 = +/-1,246 sf lost without design standards modifications 733 sf = 5.1 avg setback Approx. total sf req'd for 10' avg: 733/5.1 = Total/10 Total = 1,437 sf 1,437 - 733 = 704 sf lost to meet 10' setback 2' for parking L.S.: 277 -h 265 = 542 sf lost Approx. Total S.F. Lost: SCALE: 1/8" - I'-O' Exhibit C SS Credit 4.1: Alternative Transportation—Public Ttansportation Access 6 Points Intent To reduce pollution and land development impacts from automobile use. Requirements OPTION 1. Rail Station Proximity Locate the project within 1/2-mile walking distance (measured from a main building entrance) of an existing or planned and funded commuter rail, light raO or subway station. OR OPTION 2. Bus Stop Proximity ^^1^ ^^S"^ Locate the project within 1/4-mile walking distance (measured from a main entrance) of 1 or more stops for 2 or more public, campus, or private bus lines usable by building occupants. Potential Technologies & strategies ^^"^ ' ^^^'^ Perform a transportation survey of future building occupants to identify transportation needs. Locate the building near mass transit LEED 2009 FOR CORE & SHELL DEVELOPMENT ss Credit 4.2: Alternative Transportation—Bicycle Storage and Changing Rooms 2 Points Intent To reduce pollution and land development impacts from automobile use. Requirements CASE 1. Commercial or Institutional Projects 300,000 Square Feet or Less Provide secure bicycle racks and/or storage within 200 yards of a building entrance for 3% or more of all building users (calculated on average fbr the year) Provide shower and changing facilities in the building, or within 200 yards of abuilding entrance, for 0.5% of full- time equivalent (FTE) occupants. CASE 2. Commercial or Institutional Projects Larger Than 300,000 Square Feet Provide secure bicycle storage for 3% of the occupants for up to 300,000 square feet, then an additional 0.5% for the occupants for the space over 300,000 square feet. Mixed-use buildings with a total gross square footle greater than 300,000 square feet must apply this calculation for each use of the building Provide shower and changing facilities in the building, or within 200 yards of a building entrance, for 0.5% of FTE occupants, CASE 3. Residential Projects Provide covered storage facilities for securing bicycles for 15% or more of building occupants. Case 3 mustbe used by residential buildings or the residential portion ofa mbced use building. ALL CASES See Appendix 1—Default Occupancy Counts for occupancy count requirements and guidance. Potential Technologies & Strategies Design the building with transportation amenities such as bicycle racks and shower/ changing facilities. LEED 2009 FOR CORE & SHELL DEVELOPM Eff I ss Credit 4.3: Alternative Transportation—Low~Emitting and Fuel-Efficient Vehicles 3 Points Intent To reduce pollution and land development impacts from automobile use. Requirements OPTION 1 Provide preferred parking' for low-^mittmg and ftiel-efficient vehicles* for 5% ofthe total vehicle parking capacity of the site. Providing a discounted parking rate is an acceptable substitute for preferred parkingfor low-emitting/ftiel-efficient vehicles. To establish a meaningful incentive in all potential markets, the parking rate must be discounted at least 20%. The discounted rate must be available to all customers (Le. not limited to the number of customers equal to 5% of the vehicle parking capacity), publicly posted at the entrance of the parking area, and available for a minimum of 2 years. For project types that demonstrate market barriers to the definition of preferred parkmg closest to the main entrance, alternatives maybe considered on a case-by-case basis. OR OPTION 2 Install alternative-fuel fueling stations for 3% of the total vehicle parking capacity of the site. Liquid or gaseous fueling facilities must be separately ventilated or located outdoors. Potential Technologies & Strategies Provide transportation amenities such as alternative-fuel refueling stations. Consider sharing the costs and benefits of refueling stations with neighbors. For tlie puiposes of tills credit "pi efened parking" rclers to the paikingspots tiiat are closest to the main entrance of tlie project (exclusive of .spaces designaled Por handicapped persons) orparking passes provided at a discounted price. For the purposes of this credit, lovv-enii ttiug and fuel-efficieni vehicles are defined as vehicles that are eiiher classified as Zero Emission Vehicles (ZEV) by the California Air Resources Board or have achieved a niiniimim green score of 40 on the American Ck.iuncit for an Energy Efficient Economy (AGEEE) annual vehicle ratingguide. .EED 2009 FOR CORE & SHELL DEVEL0PMEN1 ss Credit 4.4: Alternative Transportation—Parking Capacity 2 Points Intent To reduce pollution and land development impacts from automobile use. Requirements CASE 1. Non-Residential Projects OPTION 1 Size parking capacity to meet but not exceed minimum local zoning requirements. OR OPTION 2 For projects that provide parking for less than 3% of fiill-time equivalent (FTE) building occupants: Provide preferred parking' for carpools or vanpools, marked as such, for 3% of total parking spaces. Providing a discounted parking rate is an acceptable substitute for preferred parking for carpool or vanpool vehicles. To establish a meaningful incentive in all potential markets, the parking rate must be discounted at least 20%. The discounted rate must be available to all customers (i.e. not limited to the number of customers equal to 5% of the vehicle parking capacity), publicly posted at the entrance ofthe parkii^ area, and available for a minimum of 2years. OR OPTION 3 Provide no new parking. OR OPTION 4 For projects that have no minimum local zoning requirements, provide 25% fewer parking spaces than the ipplicable standard listed in the 2003 Institute ofTransportation Engineers (ITE) "Parking Generation" study at http://www.ite.org. CASE 2. Residential Projects OPTION 1 Size parking capacity to meet but not exceed minimum local zoning requirements. Provide infrastructure and support programs to facilitate shared vehicle use, suchas carpool drop-off areas, designated parking for vanpools, or car-share services, ride boards and shuttle services to mass transit. 1 Foi- the purposes of tliis credit "preferred parking-" refers to the parking spots lhat arc closest to the main entrance ofthe project (oxlusive of spaces designaled for handicapped persons) or parking passes provided at a discounted price. -EED 2009 FOR CORE & SHELL DEVELOPMEF^^T OR OPTION 2 Provide no new parking. CASE 3. Mixed Use (Residential with Commercial/Retail) Projects OPTION 1 Mbced-use buildings with less than io% commercial area must be considered residential and adhere to the residential requirements in Case 2. For mbced-use buildings with more than io% commercial area, the commercial space must adhere to non-residential requirements in Case i and the residential component must adhere to residential requirements in Case 2, OR OPTION 2 Provide no new parking. See Appendbc i. Default Occupancy Counts for occupancy count requirements and guidance. ALL CASES See Appendix i—Default Occupancy Counts for occupancy count requirements and guidance. Potential Technologies & Strategies Minimize parking lot/garage size. Consider sharing parking facilities with adjacent buildings. Consider alternatives that will limit the use of single-occupancy vehicles. LEED 2009 FOR CORE & SHELL DEVELOPMENT 10 PLANI'^lli'lG DEF December 24, 2010 TRAGKIMG DESI REC'D: \ laUL TO: Austin Silva, Assistant Planner .^t^^^^^ Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - Review 880 Carlsbad Village Drive Mixed-Use, RP 10-46, CDP 10-32 PELA file: 413-880 Carlsbad Village Drive Mixed-Use - Conl Landscape Architect: Kemp Companies, Phone: (619) 224-3689 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. 1. Please show and label all easements on the site. If there are none, please state this on the plans. 2. Please clarify the artificial turf and round cobble stone. Provide a typical detail showing quantities of cobble and how it interfaces with the turf. Landscaping consisting of ground cover, shrubs, and trees shall be used to screen elements of unsightliness and screen/soften new improvements. Landscaping shall be used to accentuate and enhance architecture. Landscaping to include trees and/or palms is needed along the west building elevation. Additional landscaping to include trees and/or palms is needed along the north and east building elevations. Please provide additional landscape to both soften and enhance the architecture. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please modify sizes as appropriate to insure this requirement is met. Landscape elements over 30" in height (including planting measured at maturity) are not allowed at street corners within a triangular zone drawn from two points, 25' outward from the beginning of curves and end of curves. (See Appendix C.4). The same height limitation applies at driveways 25' from the edge of the apron outward along the curb then 45-degrees in toward the property. In addition to the requirement above, on collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height restriction stated. Please clearly show and label all sight lines on the plans and insure these requirements are met. Interior parking fingers are required to be a minimum 6' wide (see attached exhibit). Please revise the site plan as appropriate to provide for this requirement. Trees shall be planted a minimum of 2' from curbs. Please revise as appropriate (see comment 6 above). Each unenclosed parking facility shall provide a perimeter landscape strip of at least 8' on all sides. The perimeter landscaped strip may include any landscaped yard, setback, or landscaped area otherwise required within the property and shall be continuous except for required access points. Please modify site plan to meet this requirement. 880 Carlsbad Village Drive Mixed-Use December 24, 2010 Conceptual Plan Review Page 2 9. Planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. Please address. 10 . At least three percent of parking areas shall be planted and maintained with trees or approved shrubs. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 11. Water conservation plans shall provide for accommodations for recycled water (existing or future). Please address (i.e. all irrigation shall be designed for future recycled water). 12. Please provide a colored or hatched plan showing where potable and recycled water use areas are located. 13 . As required by the State of Califomia, the City of Carlsbad has adopted a water efficient ordinance. All requirements of this ordinance are to be met. Concept plans shall include calculations which document the maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA). A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following calculation as defined in the City ordinance: MAWA = (ETo)(0.62)[(0.7 x LA) + (0.3 X SLA)]. Include a statement signed under penalty of perjury by the person who prepared the plan that provides: "I am familiar with the requirements for landscape and irrigation plans contained in the City of Carlsbad's Water Efficient Landscape Regulations. I understand that construction drawings are to be prepared in compliance with those regulations and the Landscape Manual. I certify that the plans will be prepared implementing those regulations to provide efficient use of water." 14. Please provide a wall vine (i.e. Fig Vine, Boston Ivy, etc.) on the northeast side of the trash enclosure to grow around and onto the north side of the enclosure. 15. Please revise to a 3" depth mulch per the Landscape Manual requirements. 16 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and colored water use plan) for the next submittal. 880 Carlsbad Village Drive Mixed-Use Conceptual Plan Review December 24, 2010 Page 3 .3 Xjpueddv CO CL L CO UJ UJ I — < cc < 3 o. CO 1*- "5 0) c o c o o> c IS eo a ^•-^ UJ CL < o CO D O z < -J CO o z I D z m ID 0> c o c a z < 22 Ui < o CO cc o cc UJ z t CD CM CO Ul c CO s CO o o c CM c CO JC (D > O IM. CO o CO a. 00 co O z Z CO a. QC I-co (3 < QC CD < z QC o < gJ i C2) REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: December 9, 2010 Planning Department Water District Engineering Department - G. VAN PESKI V Landscape Plancheck Consultant M. ELLIOTT Fire Department - G. RYAN School District V Building Department - W. FOSS North County Transit District City Attomey Police Department - To Departments: Subject: RP 10-46/CDF 10-32 The attached plans have been submitted for the property located at 880 Carlsbad Village Drive. Please review the attached plans provided by the applicant, Elizabeth Speck of Bureck Capital, LLC. Please forward your comments on the project to my office by January 7, 2011. Thank you for your assistance. Project Title: 880 Carlsbad Village Drive Mixed-Use Permit No.: RP 10-46/CDP 10-32 Applicant: Elizabeth Speck Brief Description of Proposal: The applicant is requesting approval to construct a two- story, 10,003 square foot mixed use building with retail space on the ground floor and office space on the second floor. Parking reductions are being requested based on the fact it will be a LEED Silver project and its proximity to public transportation. The applicant is also requesting to participate in the Parking In-Lieu Fee Program for 9 parking spaces. Assigned staff member: Austin Silva Conmients: {Please email/send all comments to Austin Silva) Bi^ Porv^ (y^^mj v^-^ r suf^/nirnro TO 7%r REDEVELOPMENT PERMIT REVIEW AND COMMENT REOUEST Date: December 9, 2010 Planning Department Water District Engineering Department - G. VAN PESKI Landscape Plancheck Consultant M. ELLIOTT Fire Department - G. RYAN School District Building Department - W. FOSS North County Transit District City Attomey Police Department - To Departments: Subject: RP 10-46/CDP 10-32 The attached plans have been submitted for the property located at 880 Carlsbad Village Drive. Please review the attached plans provided by the applicant, Elizabeth Speck of Bureck Capital, LLC. Please forward your comments on the project to my office by January 7, 2011. Thank you for your assistance. Project Title: Permit No.: Applicant: 880 Carlsbad Village Drive Mixed-Use RP 10-46/CDP 10-32 Elizabeth Speck Brief Description of Proposal: The applicant is requesting approval to construct a two- story, 10,003 square foot mixed use building with retail space on the ground floor and office space on the second floor. Parking reductions are being requested based on the fact it will be a LEED Silver project and its proximity to public transportation. The applicant is also requesting to participate in the Parking In-Lieu Fee Program for 9 parking spaces. Assigned staff member: Austin Silva Comments: {Please email/send all comments to Austin Silva) L^L^XS'^- ^ ye/C/^c^/^^^ /=7/^ f^x^^y - "V^^C/^/n r:pu<^ntjj LYONS WARREN w engineers + architects 9455 Ridgehaven Court Suite 200 San Diego, CA 92123-1649 858.573.8999 858.573.8998 fax www.lyonswarren.com Decembers, 2010 Mr. Austin Silva Carlsbad Housing & Redevelopment 2965 Roosevelt Street, Ste. B Carlsbad, CA 92008-2397 RE: LEED Certification Letter & Checklist, Preliminary Review for 880 Carlsbad Village Drive - PRE 10-05 (APN: 203-354-16-00) Dear Mr. Silva, Bureck Capital and Lyons Warren Engineers + Architects are intent on achieving a LEED Silver or better rating for our mixed use project at 880 Carlsbad Village Drive, in the historical Village of Carlsbad, CA. We will be acquiring points from the LEED 2009 for Core & Shell Development sections as follows: 1. Sustainable Sites 23 Points 2. Water Efficiency 5 Points 3. Energy & Atmosphere 13 Points 4. Materials & Resources 5 Points 5. Indoor Environmental Quality 4 Points 6. Innovation & Design Process 2 Points 7. Regional Priority Credits 3 Points Total Points to be attempted: 55 Points Certified Silver points required: 50-59 Points Sustainable Sites The unique combination of available public transportation and a brown field site ready for development, allows the 880 Carlsbad Village Drive Mixed-Use Project to achieve 23 out of 28 possible LEED points for Sustainable Sites. The development is located on a property that was previously developed as a ConocoPhillips gasoline station. The site has been remediated and is ready for re-development. Our development is within a Vi mile of a residential area with an average density of 10 units per acre. In addition, our development is within a mile of 21 basic services (only 10 are required), and we have pedestrian access between the building and these services. The site has easy access to public transportation, including multiple bus stops and a commuter rail. In order to promote alternative transportation methods, we will provide amenities such as secure bicycle racks, a showering/changing facility, and preferred parking for low-emitting and fuel efficient vehicles. Our project is utilizing the City of Carlsbad incentives for achieving LEED Silver status, which allows for a 15 percent reduction in parking requirements in orderto encourage the use of public transportation and reduce infrastructure demands. In regard to the 2 year 24 hour storm, the project will implement a storm water management plan, which will result in a post-development peak discharge rate and quantity that is less than the pre-development discharge rate and quantity. We will achieve this by reducing the impervious cover, promoting infiltration, and treating 90% ofthe average annual rainfall using acceptable BMP's. To reduce the heat island effects ofthis development, a combination of shade, hardscape materials with an SRI of at least 20, and an open grid pavement system for at least 50 percent of the site hardscape will be provided. Roofing materials will also provide the required solar reflectance to achieve the desired LEED credits. To reduce light pollution, lighting controls will be installed to reduce visible over night lighting by fifty percent. Security lighting will be shielded and limited to LZ3, medium density, requirements. Water Efficiency We anticipate achieving 5 of 10 available points for water efficiency by utilizing water efficient landscaping and low flow water fixtures. Energy & Atmosphere We anticipate achieving 13 of 37 possible points for energy and atmosphere, by optimizing energy performance by 26 percent and providing a measurement and verification program. Materials and Resources We anticipate achieving 5 of 13 available points for materials and resources by controlling construction waste by means of salvaging or recycling 50% ofthe waste. We have set a goal of including at least 20% recycled content in the construction materials, and will specify a minimum of 10% ofthe total construction materials to be regional. Indoor Environmental Quality We anticipate achieving 4 of 12 points for indoor environment, by utilizing low VOC emitting materials within the building envelope. Innovation and Design We anticipate achieving 2 of 6 points for innovation and design by utilizing higher than normal recycled content in the structural elements. We also achieve 1 point by having LEED accredited professionals on the design team. Regional Priority Credits We will achieve 3 priority credits for this project by achieving points for public transportation access, reduced heat island effects, and water efficient landscaping. For additional information, please find the enclosed project check list and break down below for a detailed ace6bnt of how we plan to achieve these points. Should you have any comments or questions, do not hesitate to contact us. , SE, LEED AP 23 Y N 7 Y Prereq 1 Y 1 Credit 1 Y 5 Credit 2 Y 1 Credit 3 Y 6 Credit 4.1 Y 2 Credit 4.2 Y 3 Credit 4.3 Y 2 Credit 4.4 N Credit 5.1 N Credit 5.2 N Credit 6.1 N Credit 6.2 Y 1 Credit 7.1 Y 1 Credit 7.2 Y 1 Credit 8 N Credit 9 LEED 2009 for Core and Shell Development Project Checklist Project Name: 880 Carlsbad ViUage Drive - Mixed-Use Building Date: August 20th, 2010 Sustainable Sites Construction Activity PoUution Prevention Site Selection Development Density and Community Connectivity Brownfield Redevelopment Alternative Transportation-Low-Emitting and Fuel-Efficient Vehicles Possible Points: 28 Light Pollution Reduction Tenant Design and Construction Guidelines 0 0 5 Water Efficiency N Y 3 Prereq 1 Credit 1 Credit 2 Credit 3 Water Use Reductlon-20% Reduction Water Efficient Landscaping Reduce by 50% No Potable Water Use or Irrigation N Innovative Wastewater Technologies Water Use Reduction Reduce by 30% Reduce by 35% Reduce by 40% 13 Energy and Atmosphere Y Y Y Y 10 Prereq 1 Fundamental Commissioning of Building Energy Systems Prereq 2 Minimum Energy Performance Prereq 3 Fundamental Refrigerant Management Credit 1 Optimize Energy Performance Improve by 12% for New Buildings or 8% for Existing Building Renovations Improve by 14% for New Buildings or 10% for Existing Building Renovations Improve by 16% for New Buildings or 12% for Existing Building Renovations Improve by 18% for New Buildings or 14% for Existing Building Renovations Improve by 20% for New Buildings or 16% for Existing Building Renovations Possible Points: 10 2 to 4 2 4 2 2 to 4 2 3 4 Possible Points: 37 3 to 21 3 4 5 6 7 LEED 2009 for Core and Shell Development 1 of 3 N Credit 2 N Credit 3 N Credit 4 Y 3 Credit 5.1 N Credit 5.2 N Credit 6 Improve by 22% for New Buildings or 18% for Existing Bui Iding Renovations 8 Improve by 24% for New Buildings or 20% for Existing Bui Iding Renovations 9 Improve by 26% for New Buildings or 22% for Existing Bui Iding Renovations 10 Improve by 28% for New Buildings or 24% for Existing Bui Iding Renovations 11 Improve by 30% for New Buildings or 26% for Existing Bui Iding Renovations 12 Improve by 32% for New Buildings or 28% for Existing Bui Iding Renovations 13 Improve by 34% for New Buildings or 30% for Existing Bul Iding Renovations 14 Improve by 36% for New Buildings or 32% for Existing Bul Iding Renovations 15 Improve by 38% for New Buildings or 34% for Existing Bui Iding Renovations 16 Improve by 40% for New Buildings or 36% for Existing Bui Iding Renovations 17 Improve by 42% for New Buildings or 38% for Existing Bui Iding Renovations 18 Improve by 44% for New Buildings or 40% for Existing Bui Iding Renovations 19 Improve by 46% for New Buildings or 42% for Existing Bui Iding Renovations 20 Improve by 48%+ for New Buildings or 44%+ for Existing Building Renovations On-site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management 0 0 5 Y N 7 Y N Green Power Materials and Resources 21 4 2 2 3 3 2 Possible Points: 13 Prereq 1 Credit 1 Storage and Collection of Recyclables Building Reuse-Maintain Existing WaUs, Floors, and Roof Reuse 25% Reuse 33% Reuse 42% Reuse 50% Reuse 75% N Y 2 Credit 2 Credit 3 Credit 4 Credit 5 Construction Waste Management 50% Recycled or Salvaged 75% Recycled or Salvaged Materials Reuse Recycled Content 10% of Content 20% of Content Regional Materials 10% of Materials 20% of Materials Credit 6 Certified Wood 1 to 5 1 2 3 4 5 1 to 2 1 2 1 1 to 2 1 2 1 to 2 1 2 1 0 0 4 Indoor Environmentai Quality Possible Points: 12 Y Prereq 1 Minimum Indoor Air Quality Performance Y Prereq 2 Environmental Tobacco Smoke (ETS) Control Y 1 Credit 1 Outdoor Air Delivery Monitoring 1 LEED 2009 for Core and Shell Development 2 of 3 Y 1 Credit 2 Increased Ventilation N Credit 3 Construction Indoor Air Quality Management Plan-During Construction Y 1 Credit 4.1 Low-Emitting Materials-Adhesives and Sealants Y 1 Credit 4.2 Low-Emitting Materials-Paints and Coatings N Credit 4.3 Low-Emitting Materials-Flooring Systems N Credit 4.4 Low-Emitting Materials-Composite Wood and Agriflber Products N Credit 5 Indoor Chemical and Pollutant Source Control N Credit 6 Controllability of Systems-Thermal Comfort N Credit 7 Thermal Comfort-Design N Credit 8.1 Daylight and Views-Daylight N Credit 8.2 Daylight and Views-Views 2 Innovation and Design Process Y 1 Y 1 Credit 1.1 Innovation In Design: Specific Title Credit 1.2 Innovation In Design: Specific Title Credit 1.3 Innovation In Design: Specific Title Credit 1.4 Innovation in Design: Specific Title Credit 1.5 Innovation in Design: Specific Title Credit 2 LEED Accredited Professional 0 0 3 Regional Priority Credits 55 Total Possible Points: 6 Possible Points: 4 Y 1 Credit 1.1 Regional Priority: Specific Credit 1 Y 1 Credit 1.2 Regional Priority: Specific Credit 1 Y 1 Credit 1.3 Regional Priority: Specific Credit 1 Credit 1.4 Regional Priority: Specific Credit 1 Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points Possible Points: 110 Platinum 80 to 110 LEED 2009 for Core and Shell Development Sof 3 [ CITY OF ^CARLSBAD Memorandum Feb. 27, 2010 To: Austin Silva, Project Planner From: Clyde Wickham, Project Engineer Via: Glen Van Peski, Senior Civil Engineer Re: RP 10-46 / CDP 10-32 / 880 Carlsbad Village Drive Engineering Department staff has completed a review of the above-referenced project for application completeness. The application and plans submitted for this proposed project are considered complete with issues remaining as discussed below: 1. Please review/revise the Storm Water Questionaire (form E-34).I have attached comments and suggestions. 2. Revise, correct the Preliminary Hydrology Study, this project is not a redevelopment project, the gas station was demolished in 2008.1 have attached a red-lined copy for your review and correction. 3. The alley corner cutoff was not revised from last review. A 25' X 25' corner sight clearance area must be provided. I have attached a diagram and information sheet to better explain this safety requirement. 4. Revise the project information summary to reflect the loss of building square footage and to correspond to thesite plans. The dimensions on the site plan do not add up to the summary. 5. You can remove the Alta Land Title Survey sheet and the Grading Plan Title Sheet. 6. On sheet 2 ofthe Grading Plan: Please rename and remove the title block, this is not a grading plan and will not be signed, as-built or established as a final product. Add RP 10- 46 / CDP 10-32 to the upper right corner as identification ofthe project. 7. Please correct the scale of the site plan to an Engineers scale. 1"=10' is acceptable if it will fit with the site and adjacent property information as required. You can show the inlet on Carlsbad Village Drive, with a broken distance and existing sidewalk, curb or street improvements. Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov RP 10-46 / CDP 10-32 / 880 Carlsbad Village Drive January 19, 2011 Page 2 8. Please show proposed reconstruction of (2) driveways on Carlsbad Village Drive and the same for the driveway reduction on Harding Street. 9. Please remove the proposed driveway crown and tip driveway to the north, to filter all ofthe proposed pollutants, and even roof water to the LID and storm drain Bio-Filter. The proposed grade of the driveway should be 1.5% from Harding to Alley instead of 2.2% to 1.89% to 1.44% To 1.0% to 1.9%. 10. The roof water should be considered a source of pollutants and should be filtered. There are commercial products that have tree-wells, or one could be made to fit this specific project to filter roof runoff. 11. Please correct the SWPP there are portions ofthe report that are in error. Revise the Questionnaire E-34 contained in the report and add all ofthe storm water BMP's and LID's proposed with this project. Numerically size the proposed BMP/LID features. 12. Provide adjacent property information such as buildings, structures and drainage information. Typically 25' on each side is enough to demonstrate impacts or information. In some cases less will suffice 13. There is a solid black line on Carlsbad Village Drive, Harding Street and 12' north ofthe proposed project that is unnecessary, please remove. Add a cross section of both Carlsbad Village Drive and Harding Street, with proposed building, property lines and streetscape shown. When corrected, please resubmit a copy ofthe Preliminary Hydrology Report, The Preliminary SWMP, and 2copies ofthe revised Site Plan. Include all checkprints and marked up copies of attached reports. If you have any questions, please give me a call ny&Q Wickham, P. Associate Engineer City ofCarlsbad 1635 Faraday Avenue Phone: 760-602-2742 clvde. wickham@carlsbadca. gov Attachment: Site Plan Package, Hydrology Report, Preliminary SWMP, Corner Sight Clearance Diagram