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RP 94-06; Carlsbad by the Sea; Redevelopment Permits (RP) (3)
SM O o SI /5 11/10/98 TUE 15:11 FAX 7607207037 DPR-CBTS /DPM ' Construction Inc. IOOl November 10, 1998 CITYOFCARLSBAD PLANNING DEPARTMENT Attn: Anne Hysong 2075 Las Palmas Carlsbad, CA 920G9 RE: Carlsbad by the Sea - Phase 2 VIA FAX: (760)431-0894 Dear Anne: Please find attached Recon's letter regarding archaeological monitoring at the Carlsbad by the Sea - Phase 2 project. The excavation work has been completed fpr Phase 2. Please contact me if you have any questions. Sincerely, DPR CONSTRUCTION, INC. Jari L Williams Cc; Mun Leu Tel; 619-597-7070 Fax; 619-597-7001 6333 Greenwich Drive, Suite 170 San Diego, CA 92122 Austin Long Beach Phoenix Redwood City Sacramento SanDiego Seattle 11/10/98 TUE 15:11 FAX 7607207037 DPR-CBTS I2I002 1 LU N Novembers, 1998 Ms. Cari L. Williams DPR Construction, Inc. 201 Grand Avenue Carlsbad, CA 92008 Reference: Results of Cultural Resource Monitoring for the Carlsbad by the Sea, Califomia Lutheran Homes Facility (RECON Number 2851A) 4241 Jutland Drive, Suite 201 San Diego, CA 92117-3653 619 / 270-5066 fax Z70-5414 Dear Ms. Williams: This letter report presents the methods and findings of the cultural resource construction monitoring that was completed by RECON for the Carlsbad by the Sea, California Lutheran Homes Project (Figures 1 and 2). Construction monitoring for this project was a condition of development and the completion and submittal of this report to the City of Carlsbad fulfills that condition. Cultural resource monitoring took place between Decemt)er 1996 and October 1998. There were no prehistoric- or sensitive historic-era sites, features, or isolates identified during the monitoring process and no further culttiral resource evaluation is recommended for this project. RECON completed a cultural resource survey and historical assessment of this project in 1994 (Cheever, Carrico, and Flannigan) and found the property significant under criteria of the Califomia Environmental Quality Act and City of Carlsbad standards. As a result of plans to demohsh and replace the historic structure, a number of mitigation measures were provided. The building that was located on this property prior to demolition was the California-Carlsbad Mineral Spring Hotel built in 1930. This structure, with later modifications, was taken over by Califomia Lutheran Homes in 1964 as a retirement facility. The location of this project in the city of Carlsbad and within the coastal zone provided sufficient cause for a requirement of cultural resource monitoring during construction grading. The City has a rich history of prehistoric archaeological site presence and the original hotel/spa was constructed prior to the institution of the environmental review process, making the identification of cultural resource sites unlikely. Cultural resoiu^ce monitoring was begun November 18,1996 on the large, eastem lot formerly occupied by the main Carlsbad by the Sea building (Figure 2). The building had been removed at the time monitoring was begun and a status letter was sent to Anne Hysong of the City of Carlsbad Planning Department on December 6,1996 which provided information regarding RECON's involvement in the project (attached). There were no archaeological materials identified in the sandy soil that underlay the former stmcture. Excavation was completed to a depth of approximately 30 feet t>elow previous grade and the soils that were removed were examined for evidence of buried or obscured archaeological materials. A cultural resource monitor was present during the removal of soil through December 19,1996. While construction grading continued after this date, there was no longer undisturbed or potentially artifact-bearing soil remaining on this portion of the property and monitoring was terminated. A second phase of grading commenced in October 1998 on the second parcel (see Figure 2). This smaller area is located to the west of the original job site and is a small parcel immediately above the beach. The grading of this parcel proceeded quickly and RECON provided a monitor to view the excavated soil. The mantle of soil on this portion of thc project was thin, and thc subsoil or Pleistocene terrace formation was reached quickly. Archaeological sites in the coastal areas of the county typically do not exist within or under this formation; rather they exist in the soil that forms on top of these terraces. 11/10/98 TUE 15:12 FAX 7607207037 DPR-CBTS i]003 Ms. Cari L. Williams Page 2 November 5,1998 There were no cultural resource materials noted on either of the monitored parcels. It is possible that prehistoric habitation of these areas did not occur or that historic land use practices destroyed any evidence of such habitation prior to the commencement of this monitoring effort. No further cultural resource work is recommended for this project. A copjuaf this report should be provided to the City of Carlsbad at your earliest convenience. Thank yqi&foT tha opportunity to work on this project. / lincerely. DkylesM, Cheever Sekior Archaeologist IC:sh Attachment Reference Cited: Cheever, Dayle, Susan H. Carrico, and Kathleen Flannigan 1994 Cultural Resource Survey and Historical Assessment for the Carlsbad by the Sea Facility Califomia Lutheran Homes in the City of Carlsbad. July 14. 11/10/98 TUE 15:12 FAX 7607207037 DPR-CBTS 13004 1 J N December 6, 1996 >;'''.'^:i..t>iR!Tf.W,'f'liLP^!fg| Ms. Anne Hysong Planning Departmenl CityofCarlsbad 2075 Las Palmas Carlsbad, CA 92009 Reference: Cultural Resource Monitoring of Construction Grading for lhe Carlsbad by lhe Sea Developmenl Projeci (RECON Number 2851 A) Dear Ms. Hysong: RECON is presently under conlract with DPR Conslruclion, Inc., lo provide a qualified cultural resource monitor for the duration of conslruclion grading associated wilh lhe Carlsbad by lhe Sea developmenl project. RECON personnel began monitoring on November 18, 1996, and will continue lo provide an archaeological monitor for all conslruclion grading actions of non-fill soils Ihrough the duration of lhe projeci. As of December 6, 1996, we have nol found any evidence of cultural resource sites, features, or isolates wilhin the monitored area. Upon complelion of lhe monitoring effort, RECON will provide a monitoring report lo lhe City for your review and comment. Thank you for your allenlion to this matter. Please contact me if you have any questions or concerns. ayle M. Cheever ior Archaeologist DMCllg cc: Cari Williams, DPR Construction, Inc. Tony Lawson, ADL Planning Associates 4241 Jutland Drive, Suite 201 San Diego, CA 92117-3653 619/270-5066 fax 270-5414 ' 11/10/98 TUE 15:12 FAX 7607207037 DPR-CBTS [21005 PROJECT LOCATION LEUCADIA m m 2 MLES 0 FIGURE 1 Regional Location of the Project 11/10/98 TUE 15:13 FAX 7607207037 DPR-CBTS ® 006 I V' ''\- v iv'^ '^. ov , -:c \ r ' ^ rT~^^—— -.Iv^^r^: ~ j .n s / PROJECT LOCATION ..Aondiisifijj;, >^ i 'X 3M 4,4/;;v<<j,t' \ "j ^- \ i ../^pi- v\o v:^? i^w^^ .X w ^m ^^ • • ^-'•^ \ \ \\ M^^^ \ \ " .Jew . W%y rr5 Map source: U.S.G.S. 7.5 minute topographic map, San Luis Rey quadrangle SI 4000 2000 FEET m FIGURE 2 Project Vicinity Citv of Carlsbad Planning Pepartment FAX TRANSMITTAL DATE: TIME SENT: TO: ^ COMPANY: NUMBER OF PAGES BEING TRANSMITTED: (INCLUDING FAX TRANSMITTAL) PHONE #: FROM: DEPT: PLANNING PHONE #: (619) 438-1161 ext. ¥¥T7 FAX #: (619 438-0894 SPECIAL INSTRUCTIONS: JZ. 2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161 ADL PLANNING ASSOCIATES, INC. (619)931-8637 TRANSMITTAL Attention: /\wwe. H PROJECTNAME: C>vU^ i,^-^L ^ ADL Projoci #; 't^0 *> ^ Description / Conunents: Client Pfojcci #: LandPlanning Landscape ArchUectwc Computer Landform Modeling Urban Design 5962 La Place Coun Suiio 205 Carlsbad, Cnliromia 92008 PAX (619)931-2645 'live 60v'V'<,-v/l /'^»'v>t.-( ^{pw.*. VIA: ^ I'AX /No. No. raycifw/oovcr) ^ Time Sent, D U.S.Mii] • Meiiontcr O Printi O SpeclfiCAlioiif D Suhmiiul A' U rcrKoqucil I'ur Your Use • Review A Cumtncnt • l>rafi Approva) P Diispprovcd O Kdum From; Copies to RLA 2348 99/12/96 11:24 2 619 931 2645 PDL PLPNNING P . 02 ADi A$SOCtATES lH>Onrh)).li|ii FAX MEMO Date: To: From: Re: September 11,1996 Laurlnda Owens Coastal Commission Tony Lawson ADL Planning Phone: Fax: Phone: Fox; 52)"8036 521-9672 931-6637 931-2645 CDP #6-96-30 Carlsbad by the Sea Seawall information pertaining to Special Condition # 5 Total number of pages: 7 Messoo®: Ms. Owens, As I had mentioned to you last week, w© are In th© process of addressing all of our Conditions of Approval so that we may soon obtain our Coastal Development Permit. With that In mind, I am soliciting your "Conceptual Approval" that we are refining ttie project seawall consistent with the intent of our special condition 4 6. Th© attached Information Identifies changes we made to our preliminary plans regarding the seawall. This revised seawall design Is now In substantial conformance to the geotechnical report by Hetherington Engineering. Please review these photo copies from the actual plons to confirm that we are Indeed making the proper change to our plans. Anne Hysong at the City of Carlsbad has addltk)nally requested you coll her to confirm that these changes ore approprtate and consistent with your Intent. Anne can be reached at 438'1161, ext, 4477. I will also be sending to you (later this week) full size final plons for final review and approval by the Executive Director. Should you hove any questions or this request Is unclear, please call me. ADL/aje 12J p 4> 09/12/96 11:25 S 619 931 2645 pOL PLRNNING P 03 Ci" I CJ— I :a270 ( ' t I"! ' rvLJi-|> 11.- M N Jii v>j 1 v^i N i-i HETHERINGTON EIMGINEERING, INC. SOIL & FOUNDATION ENGINEERING • ENGINEERING GEOLOGY • HYDROGEOLOGY August X3, 1996 Project No. 1235.1 Log No. 2395 California Lutheran HomGB 2312 Freomont Avenue Alhambra, CA 91802 Attention: Mr. Jances Doyle Subject; REVIEW OF SELECTED STRUCTURAL/ ARCHITECTURAL ANP CIVIL PLANS California Lutheran Complex Ocean Street North of Grand Avenue Carlsbad/ California References: l) "Coastal Design Criteria for Proposed Seawall, California Lutheran Coroploc,, Ocean Street North of Grand Avenue, Carlebad, California," by Hetherington Engineering, Inc., dated October 18, 1994. 2) "site Plan," by CDay Consultants, dated March, 1996 3) "Review of Propoeed . Soawall Options, California Lutheran Compley..," by Hetherington Engineering, lnc», dated April 24, 1996* 4) "Wave Forces, California Lutheran Complex, Ocean Street North of Grand Avenue, Carlsbad, California," by Hetherington Enginoering, Inc., dated July 10, 1996 5) Architectural Drawings, Building 2, Carlebad by the Sea Professional Care Facility, Sheets A2.2.0, A2.2,a, A2.2.6, A2.2.7, A2.2.9, A4.2.0, A5.2.0, and A8.2.1, by the Steinberg Group, dated July 15, 1996. 6} Structural Dravings, Building 2, Sheets SAl.l, SA2.2.1, and SA4.1, by KPFF Consulting Engineers, dated July 15, 1996, Dear Mr. Doyle: Xn accordance with the request of Mr. Jacob Sofer of the Steinberg Group, the project architect, we have reviewed the referenced reports and structural/architectural/civil plans as they relate to 5245 Avenida Encinas. Suite G • CaWsbad, CA 9200S-4cl69 • (619) 93M917 • Fax (619) 931-0545 32242 Paseo Adelamo, Suite 0 • San Juan Capistrano, CA 92675-3610 • (7i4) 487-9060 • Fax (714) 487-9116 City of Carlsbaci Planning Department August 12, 1996 Tony Lawson ADL Planning Associates 5962 La Place Court, Suite 205 Carlsbad, CA 92008 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10 - SUBSTANTIAL CONFORMANCE EXHIBITS - CARLSBAD LUTHERAN HOMES Dear Tony: I have completed my review of the substantial conformance exhibit submitted for the subject project. Prior to approving the substantial conformance exhibits, I would like to have the following issues clarified and items added to the plans to avoid confusion during the building plan check process. 1. The commercial unit mix table on Sheet 1 indicates that a greater number of units are included in the plans than were approved (159 units approved versus 164 units plus 4 guest units shown). The floor plans do not reflect this change. According to the approved project conditions, three units would be lost due to the provision of commercial space on the first floor of Building 3; however, the table indicates that 5 additional living units and 4 guest units (168 total units) are included. Please revise the plans to reflect this change and the parking calculation to show the actual number of spaces required. 2. Please re-label the commercial unit mix table to indicate Buildings 1, 2, and 3 to be consistent with the site plan and floor plans. 3. The finished floor elevation of the lower garage is 1.5 feet higher than the elevation shown on the approved exhibits. Please provide the finished floor elevations of all floor levels on the engineering plans (Sheet C-2). Any change to a finished floor elevation above the garage will change the building height which must be clearlv identified on the substantial conformance exhibits. The finished floor elevation shown on Sheet 3 for Parcel A should be consistent with the elevation shown on the engineering plans. 4. Remove the wall to the east of Building 3/Parcel B on Sheet C-2. 5. Please show TW/BW elevations on walls surrounding Parcels A and B; it is unclear at some locations what the height of the wall is going to be. 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 ^ RP 94-06/CDP 94-06/C\J^m\0 - SUBSTANTIAL CONFORMA^MXHIBITS - CARLSBAD LUTHERAN HOMES AUGUST 14, 1996 PAGE 2 6. Within the R-3 zone area of Parcel A, the footprint of the structure on the north and south side is encroaching into the required 10' sideyard setback on Sheet C- 2. The approved plans provide a 10' setback on both sides of the structure and the architectural plans submitted as part of the substantial conformance exhibit provide 10'. Is this a patio area? Please correct the plan to provide a 10' setback or explain the encroachment. 7. If the Coastal Commission conditions of approval for Parcel C will change the building footprint or elevation of the structure, please illustrate this change on the site plan. 8. Any architectural changes that appear on the building plans should be shown on the substantial conformance exhibits for approval. If you have any questions regarding the above comments, please call me at (619) 438-11 61, extension 4477. Sincerely, ANNE HYSONG // Associate Planner AH:bk c: Brian Hunter Frank Jimeno Mike Shirey Larry Rutherford, O'Day Consultants Gary Wayne Citv of Carlsbad Engineering Pepartment August 12, 1996 TONY LAWSON ADL PLANNING ASSOCIATES 5962 LA PLACE COURT SUITE 205 CARLSBAD CA 92008 SCE 94-06, RP 94-06, CUP 94-10: CARLSBAD LUTHERAN HOME SUBSTANTIAL CONFORMANCE-INITIAL ISSUES REVIEW Engineering Department staff have completed a formal review of substantial conformance for the above referenced project. Engineering Issues which still must be resolved/addressed prior to approval of a Substantial Conformance Exhibit for this project are as follows: Issues: 1. As discussed in our July 1, 1995 telephone conversation, either gravel filters must be provided on all on-site storm drains, or, some type of filter can be installed at the confluence of all of these on-site storm drains so that run off from the under ground parking garage and the interior landscaping can be filtered prior to discharge into the public storm drain system. Also, once a design Is established, a cross-section of the design must be placed on the site plan and the landscape plans. 2. Thank you for adding the note regarding the handrail for the proposed sidewalk on the westerly side of the Garfield Street Parking Lot. It must be clear that an unobstructed width of a minimum of 4.5' will be achieved for this proposed sidewalk. This 4.5' width is exclusive of the 6" curb. The total width of the "sidewalk area" must be 5' minimum, from the face of curb to the back of the sidewalk. Therefore as previously requested, please provide a cross-section of the sidewalk, handrail, retaining wall and face of curb on the site plan (sheet C-3) with all of the appropriate dimensions. 3. Thank you for deleting the proposed tree wells within the sidewalk area along the westerly side of the Garfield Street parking lot, as indicated on sheet C-3 of the engineering site plan. This also must be indicated on the landscape plans; however, staff could not verify this because that sheet of the landscape plan was not submitted for review (this is probably sheet L-2.) Again, investigation for installing some planter areas within the street section should be done, keeping in mind, however, that no parking can be deleted. 4. Please delete the left turn and right turn/through arrows which are being indicated at the Grand Avenue/Carlsbad Boulevard intersection, on sheet C-2(Rev.) This intersection will potentially operate as a split-phased signal in accordance with the project traffic report and with recommendations from the Traffic Engineer at the final design phase of the project. 2075 Las Palmas Dr. • Garlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 ^ Citv of Carlsbad Engineering Department July 3, 1996 LARRY RUTHERFORD O'DAY CONSULTANTS 7220 AVENIDA ENCINAS, SUITE 204 CARLSBAD CA 92009 RP 94-06, CUP 94-10: CARLSBAD LUTHERAN HOME "PREUMINARY" SUBSTANTIAL CONFORMANCE ISSUE REVIEW In accordance with Carlsbad Lutheran Home (CLH) "red line" exhibits which were provided to staff after our meeting of Monday, June 24, 1996, a "preliminary" Substantial Conformance Exhibit (SCE) issue review was conducted. Resolution to some of the issues which were presented at the meeting are indicated below under "Resolved Issues." After further staff review, some of the issues which were addressed at the meeting are not SCE issues, but are, however, final design issues. Issues which are final design issues are listed under "Final Design Issues." Issues which still must be resolved/addressed prior to approval of a substantial conformance exhibit for this project are as follows: /ssues 1. As discussed in our July 1, 1995 telephone conversation, please specify an aluminum or other non-corrosive alloy handrail for the proposed handrail along the sidewalk at the westerly side of the Garfield Street Parking Lot. 2. As discussed in our July 1, 1995 telephone conversation, either gravel fllters must be provided on all on-site storm drains, or, some type of filter can be installed at the confluence of all of these on-site storm drains so that the water from the interior landscaping can be filtered prior to discharge into the public storm drain system. 3. The proposed sidewalk on the westeriy side of the Garfield Street Parking Lot must have a clear/unobstructed width of 4.5' minimum. To facilitate this design, the proposed tree wells must be deleted. Investigate installing some planter areas within the street section, keeping in mind, however, that no parking can be deleted. (Also see Resolved Issue No. 4 below.) 4. Add a reference that the existing utility boxes located along the northerly side of Christiansen Way, at the westerly parking area (at the two western most parking spaces) will be relocated. 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 ^ SCE 94-06, RP 94-06, CUP 94-10: CARLSBAD LUTHERAN HOME SUBSTANTIAL CONFORMANCE INITIAL ISSUE REVIEW T. LAWSON LETTER; AUGUST 12,1996 PAGE: 2 As was previously shown throughout the design of the project, please indicate alley type curb returns (20' radius) for the access driveway to the underground garage for Parcel "A", on sheet C-2 (Rev.) For plan continuity purposes, please include all of the plan sheets as one plan set (i.e., add plan sheet's C-2 (Rev.), C-3, L-1 and L-2 to the 13 sheet Substantial Conformance plan set.) Add the attached Substantial Conformance title block to the lower right corner of each plan sheet of the Substantial Conformance plan set. Also, as has been previously indicated, the final Substantial Conformance Exhibit must be submitted as a 24" x 36" mylar. On sheet 1 of the Substantial Conformance Exhibit, please add: "Substantial Conformance Exhibit", below "Carisbad By The Sea" and above the various application designations as follows: (Note: Add SCE 94-06 to the title) CARLSBAD BY THE SEA SUBSTANTIAL CONFORMANCE EXHIBIT RP 94-06, CDP 94-06, CUP 94-10, HDP 94-08, SCE 94-06 Attached for your use in making the requested revisions is a red lined check print of the project. This check print must be returned with the revised plans to facilitate continued staff review. Planning Department staff are still in the process of reviewing the plans. Their comments will be sent to you under a separate correspondence. If you have any questions regarding Planning staff comments, please contact associate Planner, Anne Hysong at telephone 438- 1161, extension 4477. If you have any questions regarding Engineering Department comments, please contact me at telephone 438-1161, extension 4388. MICHAE^ Associate Engineer - Land Use Review Attachment c: Assistant City Engineer Principal Civil Engineer - Land Use Review Principal Civil Engineer - Plan Check Section Associate Planner - A. Hysong Associate Engineer - F Jimeno Larry Rutherford O'Day Consultants 7220 Avenida Encinas, Suite 204 Carisbad CA 92009 RP 94-06, CUP 94-10: CARLSBAD LUTHERAN HOME PAGE: 2 "PRELIMINARY" SUBSTANTIAL CONFORMANCE ISSUE REVIEW L. RUTHERFORD LETTER; JULY 3, 1996 Resolved Issues 1. All above-ground encroachment into the public right of way will be accomplished by the Encroachment Permit process. This includes: 1.) the retaining walls for the garage on Christiansen Way and for the Garfield Street Parking Lot, 2.) sidewalk along Christiansen Way, and 3.) the access ramps and stairs for the structure along Grand Avenue. 2. The proposed shifting of the parking along Christiansen Way and the replacement of one (1) standard parking space fort a compact space is acceptable to Engineering Department staff. 3. The concrete "ribbon gutter" which is being proposed along the south side of Grand Avenue is acceptable to Engineering Department staff. 4. The proposed 4.5' sidewalks for the Garfield Street Parking Lot and along Ocean Street are acceptable to Engineering Department staff, given that these sidewalks have a clear unobstructed width of 4.5'; this 4.5' is exclusive of the 6" curb. Therefore, the total width of the "sidewalk area" must be 5' minimum, from the face of curb to the back of the sidewalk (Also see Issue No. 3 above.) 5. After further staff review, it has been decided that a grading permit is not required for this project. Therefore, Engineering Condition of Approval No. 24 of Design Review Board Resolution No. 230 is now considered to be complied with. Final Desian Issues 1. Please remove the private storm drain designs from the site plan, and subsequent SCE. Storm drain plans are a final design issue which will be reviewed by the City's Engineering Plan Check Section. However, Engineering Land Use Review staff still highlv recommend that the proposed storm drain along the northerly side of Grand Avenue be designed and installed on-site, not within the public right of wav This "preliminary" review does not constitute a complete Engineering or Planning Department review of this project for substantial conformance, but was performed however, as a service to the applicant to aid in facilitating the substantial conformance exhibit process. Planning Department issues are attached. If you have any questi^^s, please call me at telephone 4348-1161, extension 4388. MICI Associate Engineer - Land Use Review Attachment c: Assistant City Engineer Principal Civil Engineer - Land Use Review Associate Planner - A. Hysong Associate Engineer - F Jimeno MEMORANDUM DATE: July 2, 1996 TO: Associate Engineer, Mike Shirey FROM: Associate Planner, Anne Hysong SUBJECT: SUBSTANTIAL CONFORMANCE - CARLSBAD LUTHERAN HOMES I have completed my review of the substantial conformance exhibit submitted by the applicant for the subject project and offer the following comments: The landscape tree wells on Grand Avenue within the sidewalk were not approved as part of the conceptual landscape plan. Trees should be installed behind the sidewalk within the remaining public right of way. The shift in parking spaces along Christiansen Way is acceptable except: a) the sidewalk must be continuous along the south side of Christensen; and b) the wall height around the relocated transformer must be noted. Also, it does not appear that adequate room remains to provide landscaping in front of this wall for screening. Please specify elevations along the stairway to the south of the transformers to indicate that this stairway will be below grade. T/W and B/W elevations must be shown for all walls along the northem property line including the driveway ramp. The transformers located within the two westenimost parking spaces on the north side of Christiansen Way must be relocated. This issue must be addressed on the substantial conformance exhibit in accordance with previous staff direction. The tree wells proposed within the sidewalk along Garfield (west side) are not acceptable since the already narrowed sidewalk would be further obstructed. If the retaining wall on the east side of Garfield Street is 3' or greater in height, it will require a safety railing. CONSULTA.-NTS June 26, 1996 J.N.: 93-1015 CityofCarlsbad Engineering Department 2075 Las Palmas Drive Carlsbad, CA 92009 Attn: Michael Shirey Re: Carlsbad by the Sea RP 94-06 - Substantial Conformance Exhibit Dear Michael: Pursuant to your request at our meeting of June 24, 1996, we are enclosing three bluelines and one colored copy of the above exhibit for your review. The following are questions/revisions which were discussed during the meeting that we are asking for Engineering and Planning staff to respond to the following. Grand Avenue ^ • The building steps and wheel chair ramp along the south side, opposite Garfield Street will encroach within the public right of way. i> Private storm drain and private landscaping will also be within the public right of way. • Landscape Tree wells have been added along the North side within the 10' sidewalk. ^ Additional storm drain has been extended to Garfield Street, plus added ribbon gutter along the south side of Grand Avenue east to Garfield along with a concrete cross gutter at Ocean Street and Grand Avenue. How best would the City handle the encroachment of the private improvements within the public right of way; encroachment permit or by City's vacation of the northerly right of way of Grand Avenue to the back of walk? 72P(i A\ ('iu(lii I nciiui.s Civil Eny,ii}cc'nny, Siiiic :H)4 I'liinniny, dtirlslhid. (AIIIIOIDUI 92009 l^roces.siny, (^19 9.]! -^7()() Survcvm,'^ Mr. Michael Shirey June 26, 1996 Page 2 Ocean Street • Please clarify the allowable sidewalk width on Ocean Street. ; • The condition reads a 40' curb to curb width within a 50 reduced right of way. This would leave a 4.5' s.w. width plus 0.5' curb for a total of 5'. The condition says (5' sidewalk). The proposed 5' right of way dedication on either side plus the existing 40' right of way will make up a total right of way of 50'. The public storm drain system is proposed to connect to an existing 5' Type B inlet. The existing outfall pipe is 18" RCP. Our design proposes a 36" RCP connection to the existing inlet. We are requesting your approval of this design for the following reasons: - hydraulicly the existing 18" RCP downstream can handle the proposed flows, (see plan enclosed showing QIOO HGL) - A 36: RCP is required upstream to maintain the QIOO within a closed pipe system. The size of this pipe is dictated by the grade of the existing streets. - Upsizing the downstream 18" RCP would be problematic and extremely expense because of its proximity to the adjacent building and concrete stairway over the existing pipe. * An altemative would be to constmct a separate pipe system to the beach at the public access at Grand Avenue extension. This would involve breaking out and re-constmction of the existing sea wall which may require Coastal approval, and would not be in substantial conformance with the site plan. Christiansen Way Several parking spaces have been shifted to different locations and 1 std space has been modified to a 8.0' x 15' compact space. The parking spaces were modified because of the following reasons: • SDG&E required the Electrical Transformers be relocated closer to the building's electrical room located opposite the original 5 parking spaces closest to Carlsbad Blvd. • One space out of the 5 closest to Carlsbad Blvd. was moved to the middle parking area to accommodate the electrical transformers. Mr. Michael Shirey June 26, 1996 Page 3 • The original 7 parking spaces at the middle parking area were shifted approximately 8.5 to the west to allow for a redesign of the ramp access to the lower level parking garage. ' • The 1 space added to the original 7 spaces will need to be a compact space due to set back requirements. Additional right of way will also need to be dedicated at this location to include the revised walk within the public right of way. • Additional right of way will need to be dedicated a the southeast comer of Ocean Street and Christiansen for the proposed sidewalk. • An additional driveway was added to the church property. • Some contouring was revised at the middle of the building along the south side of Christiansen. Walls and the parking access ramp will encroach into the public right of way along the south side which will either require an encroachment permit or vacation of additional right of way. Garfield Street • Private walls fall within the public right of way on both sides. • The proposed sidewalk section will be 4.5 plus 0.5' for the curb, totaling 5.0' /• Walls along the west side will be under the back of walk with a pedestrian/guard rail attached to the westerly face of the wall. This rail and the wall footing will fiirther reduce the width of the walk to possibly 4' minimum plus 0.5' for the curb. What will the City allow as a minimum sidewalk width? • Tree wells are proposed to be located within the sidewalk along the west side. • Please clarify the condition regarding gravel filters at all onsite inlets? There will be approximately 13-14 private area inlets. Is the intent to filter only parking area drainage? Also, at our meeting there was a question of whether a grading pennit was necessary. This project is a redevelopment project where the existing building is being demolished and replaced. No significant grading will occur other than excavation for the building parking garage? Mr. Michael Shirey June 26, 1996 Page 4 Upon the City's approval of the Substantial Conformance Exhibit, a final mylar of the revisions will be reduced to a 24"x36" sheet size for final signatures. If there are any questions you have regarding the enclosed exhibits or if you wish to get together to discuss any item, please call me. Sincerely, O'DAY CONSULTANTS, INC. Larry B. Rutherford Project Engineer cc: Ray Miller, South Coast Limited F:\MSOFFICE\WINWORD\93-1015VSHIREY1.LTR Coast, Inc. General Contractor Lic# 711660 • Mr. Jacob Sofer The 5teinb{5rg Group 60 Fierce Avenue San Jose, California 95110 Re: Jacob: Carisbad Bythe Sem Palm Tree Reports I received Dr. Don0clmar»»* r&port, on the palm trea^^from SWA and was asked to review and respond with imtruations me how to proceed, f awt r«»ponding to you, directly, and will send a copy of this {etter to Corazon Unana at SWA. Thc report recommends replacing the majority of the trees due 1k? a^e and disease issues related to pruning. As the owner we do not feel we want to assume the liability of replanting these trees. It will be in everyone's best interest to replace them with new, younger trees. On Tuesday, June 4,1996,1 met with Anne Hysong, a Planner with the City of Carlsbad Planning & Zoning Department, and the City doee not have a problem with us replacing those palm trees; however, they will have recommendations on the size of the replacement trees we plant. Anne has given Dr. Donselmans' report to the city Landscape Architect for hie review. Our direction to you is to plan replacement trees for thoee diseased and old trees which were recommended for replacement. If you have any cj^uestions please feel free to call. Respectfully, Ray Miller cc: SWA Jim Ooyle, CLH Kevin (3erber, CLH «^nne Hysong, City of Carlsbad Frank Downey, DPR 10425 E. Cllota Street Whittier. California 90601-1713 (310) 695-9595 Fax (310) 695-4535 CONSULTA/N To: City of Carlsbad Planning Attn.: Anne Hvsong TRANSIVIITTAL LETTER 5/17/96 Date: Job No.: 93-1015 Project: Carlsbad by the Sea Re: . Relocate Parking/transformers TM-RP 94-06 Dwg.: We are enclosing blueline sepias original drawings 1 xerox of Christian Way showing relocation of parking due to new transformers n For your files Cl For your review and approval Q Per your request n For information d Please sign CH For your proposal • • Transmitted via: D Mail • Parcel Post copies and return to our office • Pick up by _ • FAX Remarks: • Delivered by The original location of the new SDGE transformers was to be at the area shown in Orange. That location was too close to the living units and too far from the electrical room. We would like to move the transformers to the area shown by the green sjmibol , and relocate two parking spaces to the area shown in orange. Also , note the new stairwell required by SDG&E for extension access to the electrical room. By. Chuck Collins cc:Scott Schedell, City(engr) Jacob Sofer, TSG Ray Miller, So Const Ltd Tony Lawson, ADL 7220 Avenida Encinas Civil Engineering Britain Yonker Suite 204 Planning Carlsbad, California 92009 Processing 619-931-7700 Surveying Fax: 619-931-8680 5? J5 .svNv.N'\>is"*>vv*.\.v^.vx 13^00 „4 > 14«00 ••-t •— 15«00 1^ I/t \ SAWCUT REm/£ A REPLACt {)RNEWAY~ MATCH INTa.f^ OF wAiJ{-meE^ \ ' NI i^Li^ V't:^-%S^§S >HJMtt^ OF G^NG \ lj 50.85 TX, (^TS£T:_JOm^ JA: 15+07M 'OFFSET; tZO0 R BE VACATED — TV rv_ ^ ^ NOTE: SEE STORM DRAIN AND SEWER PLAN AND PROHLE ON SHEET 11 ^EcdifPA)^^ 1 ^fe^l I /GARAGE^ II - 1 dHRISTIANSEN WAY SEE RAMP PROHLE- DETAIL im NO J IMPROVEMENT PLANS .EXtSLR/W.UNE CURB DATA '-POf TO BE RELOCATED BY OTHERS CENTERLINE DATA DELTA/BEARING RADIUS LENGTH 1 N 54'46'2r E 139.83' 2 A - 04'14'50' 200.00' 14.83' 3 N 50-3 Vjr E 72.93' 4 A = 04'14'50' 200.00' 14.83' EXIST TEL BOX TO BE RELOCATED BY OTHERS 4^ \ BUUimc BEYOND GRAND AVENUE WEST ELEVATION (OCEAN STREET) SIGNACC PYLONS-StE LANDSCAPE 9«tT5 l-J Meeting Report To: City of Carlsbad Building Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Attn: Mr. Pat Kelley - Principal Building Inspector Re: Carlsbad by the Sea Date: The Steinberg Group JV 1995 Tmm DiK'J Project No: 9302511^5^^ Meeting Place: CityofCarlsbad Present: Pat Kelley, Anne Hysong, Meeting Date: 10/30/95 Joe Ross, Mike Wall, Tune: 2:00 p.m. Larry Cheatham, David Mitani Meeting Purpose: Roof Equipment Review Minutes Confirming our meeting on 10/30/95, in regards to the City of Carlsbad's policy on roof mounted equipment, we understand the following: I. The written policy (attached) are guidelines not ordinances, and may be deviated from in certain circumstances, as judged by the City of Carlsbad Building DepartmenL II. The schematic roof equipment plan (attached) layout with exterior exposed duct work and piping is satisfactory under conditions set forth: • The policy intent will be addressed as follows: A. "Maintain roof integrity." • The equipment will be attached to the roof in such a way that will avoid re-roofmg problems, and will be layed out in an orderly, "non-cluttered" arrangement. B. "Prevent hazardous condition to firemen who must fight fire on the roof." • The architect will plan and indicate a clear path of travel around equipment with walkway pads. There will be clear demarkation for fire fighters and maintenance crews. Pipes will be situated orderly on pipe racks. C. "Providing an installation that is aesthetically sensitive to the building and the adjoining properties." • Provide Anne Hysong with "sight line" studies from Carlsbad Boulevard diat demonstrates equipment screening. ni. Sewer vents which penetrate the roof are not required to be consolidated into one vent as stated in policy item #5. Architecture 11835 W. Olympic Blvd. Planning Suite 1285 Interiors Los Angeies, Califcrnia 90064 310/445-9588 By: David Mitani, AIA cc: All Attendees Peter Nosier, Jim Washburn, Jacob Sofer Please notify originator for any corrections, omissions, or deletions within three working days of receipt of this merting report The SIcbibcii GfoUf^ taLiU ROOFTLAM KDO] CDE Cheryl Domnitch Engineering Fire Protection, Life Safety, and Building Code Consulting Services November 11, 1995 Mr. Mike Peterson City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 RE: Carlsbad By The Sea, Senior Housing Community August 10, 1995 - Meeting Minutes Dear Mike: Enclosed are the meeting minutes from our August 10, 1995 meeting regarding the Carlsbad By The Sea Senior Housing Community. Due to a miscommunication, I realized that the minutes were never sent to all of the attendees. I sincerely apologize for this error. By copy of this letter, I am sending these minutes to all attendees. Very truly yours. OJ Cheryl II. Domnitch, P.E. Enclosure 95-117/Pete rso 1 1830BeringDrive, #32, San Jose, CA 95112-4212 • Tel. (408) 437-9470 • Fax (408) 437-5670 CDE Cheryl Domnitch Engineering Fire Protection, Life Safety, and Building Code Consulting Services CARLSBAD BY THE SEA SENIOR HOUSING COMMUNITY CARLSBAD, CALIFORNIA MINUTES OF MEETING AUGUST 10, 1995 Attendees: Mike Peterson, Developmental Services Colleen Balch, Fire Prevention Officer Anne Hysong, Planning Department Kurt Culver, EsGil Corporation Jacob Sofer, The Steinberg Group Cheryl Domnitch, Cheryl Domnitch Engineering The purpose of the meeting was to introduce the Carlsbad By The Sea, Senior Housing Community project and to discuss the overall concepts for construction types, occupancy classification, and arrangement of buildings. The following items were discussed: A. Jacob Sofer introduced the project layout and described the different occupancy classifications, to familiarize attendees with the project scope. B. The project will be designed in accordance with the 1994 California Building Code (CBC). The formal project submittal will occur after January 1, 1996, when the 1994 CBC takes effect. C. Cheryl Domnitch described the concept of four independent buildings: 1. The Skilled Nursing Facility (mixed use occupancy: R-1,1-1.1, and B) is separated from the remainder of the buildings by area separation walls. The Office of Statewide Planning, Health and Development (OSHPD) is responsible forthe review of the submittals forthis building, however, all of the submittals will also be provided to the City of Carlsbad (City) for review and comment also. OSHPD has recognized the concept of the area separation wall to separate the skilled nursing facility (SNF) from the remainder of the project. 2. The North Wing of Independent Living (R-1 occupancy) is separated from the SNF by the area separation wall, and from the South Wing of Independent Living by the garden court which is approximately 32 feet in width at the narrowest location. With an assumed property line between the two wings of Independent Living, the property line would exist at approximately 16 feet away from the building. This would allow unprotected openings for each of the Independent Living Wings. 3. The South Wing of Independent Living (R-1 occupancy) is separated from the SNF by the area separation wall, and from the North Wing of Independent Living by the garden court which is approximately 32 feet in width at the narrowest location. With an assumed property line between the two wings of Independent Living, the property line would exist at approximately 16 feet away from the building. This would allow unprotected openings for each of the Independent Living Wings. 1830 Bering Drive, #32, San Jose, CA 95112-4212 • Tel. (408) 437-9470 • Fax (408) 437-5670 Carlsbad By The Sea, Senio^feusing Community ^l^ust 11,1995 Minutes of August 10,1995 Meeting 95-117 - page 2 4. The parking garage (S-3 occupancy) will be constructed of Type I FR construction for compliance with Section 311.2.1, 1994 UBC. (Section 702,1991 CBC). This fire resistive separation will allow the North and South Wings of Independent Living (R-1) to be considered a separate building for the purposes of construction type, allowable area, height and number of stories. Item D below further describes the relationship between the parking garage and the R-1 occupancy wings discussed at the meeting. D. Section 311.2.2.1 (1994 UBC) has been utilized for design of the parking garage to serve as a podium for R-1 occupancies above. These sections allow a Type I FR construction for a S-3 (garage) occupancy to be located on the first floor and/or basement, with a 3-hour fire resistive occupancy separation from the remaining R-1 occupancy. Cheryl Domnitch stated that it is desired to construct the R-1, Independent Living Wings above the garage of Type V, 1-hour construction. The code allov/s the garage of type I FR construction to be located at the basement and first story. With the garage at the first story, the R-1 may extend 3 stories above the garage or to the fourth story above grade when of Type V, 1-hour construction. The allowable area increases for automatic sprinklers are permitted by code when the podium style garage of Type I FR construction option is utilized at the first story. For the Carlsbad By The Sea project, both levels of the garage meet the definition of a basement. As a result of the sloping terrain, four levels of R-1 occupancies are provided above the parking garage. However, at all locations, the R-1 occupancy is a maximum of three levels above grade. (The section view which was utilized to present this issue at the meeting is attached to these meeting minutes.) Given that the code would allow a fourth level of R-1 occupancy above a first story parking garage and that in no location is the R-1 occupancy more than 3-stories above grade for the Cadsbad By The Sea Project, Cheryl Domnitch indicated that the arrangement meets the intent of the code. The City appeared open to this concept, however, because the arrangement is unusual, the City stated that a request should be made in writing to the Community Development Director, Marty Orenyak to specifically address this issue. The City would then review and respond to the acceptability of the arrangement. Jacob Sofer indicated that a request would be provided to the Community Development Director. E. Cheryl Domnitch stated that the Skilled Nursing Facility will be constructed of Type 11, 1 hour construction in accordance with code. Section 308.2.1 (1994 UBC), Exception 2 allows nursing homes classified as Group 1-1.1 occupancies to be a maximum of three stories when of Type II, 1 hour construction. Further, if the 1-1.1 occupancy is limited to two stories, than the area increase for automatic sprinklers. Section 505.3 (1994 UBC) may be utilized. The 1-1.1 occupancy at the Carlsbad facility is not located above the second story and therefore, this code provision may apply. ^^sing Community A^^i Carlsbad By The Sea, Senior Rousing Community August 11,1995 Minutes of August 10,1995 Meeting 95-117 - page 3 F. Cheryl Domnitch described the opening from the Skilled Nursing Facility (SNF) to the garden court, which occurs between the area separation walls which separate the R-1, Independent Living Wings from the SNF. She stated that the projections of the area separation wall would conform to the code requirements for area separation walls. Kurt Culver added that the City has adopted the San Diego newsletter guidelines for area separation walls. He indicated that he would provide Cheryl Domnitch with this information. Cheryl indicated that the provisions would be incorporated into the design and that if there were any issues that arise as a result of reviewing the guidelines within the San Diego Newsletter she would discuss them with the City to reach resolution. G. Colleen Balch asked whether the concealed space within the 1-1.1 occupancy would be provided only with non-combustible materials or products. Jacob Sofer indicated that it was too early in the design to respond to this question. Cheryl Domnitch acknowledged Colleen's concern and that if combustibles are to be located within the concealed space automatic sprinkler protection would be provided within this concealed area. H. Anne Hysong asked whether the floor to ceiling height for the 1-1.1 occupancy could be reduced. Jacob Sofer stated that do to the large amount of equipment that must be provided in the concealed space for this type of occupancy, it would not be possible to reduce the floor to ceiling height. I. Colleen Balch questioned the location of the Fire Alarm Controls. Cheryl Domnitch stated that the control equipment location has not yet been determined, and that at this early phase of the project input from the fire department would be welcomed. Colleen indicated that she would talk to the engine companies responsible for responding to the site, and provide the design team with some feedback on control equipment location(s). J. Kurt Culver asked about the exiting concepts and specifically, exiting from the garden court. Cheryl Domnitch stated that the exiting issues have not been thoroughly researched at this phase of the project. However, the exiting analysis would be the next step, following resolution of the construction types and occupancies. Cheryl indicated that she would address the exiting provisions from the garden court in the exiting analysis. K. Anne Hysong stated that the overall height of the buildings above the grade level (at adjacent street levels) conform to the requirements of the City's planning provisions. L. The City representatives agreed that the City will require complete occupancy at one time and that partial occupancy of the building would not be granted. M. Colleen Balch expressed concern regarding future change in use within the R-1, Independent Living Wings. She indicated that a change in use to Assisted Living (California R-2 occupancies) would result in more stringent Code requirements which would apply to the project if a change in use is requested. The City representatives requested that the Owner provide a written letter stating that the Owner understands that if the use of the Independent Living Wings (R-1) are changed to Assisted Living (R-2) than a permit must be obtained to change the use and make the necessary building modifications to comply with the more stringent provisions of the Code. Carisbad By The Sea, Senior Rising Community /^^st 11,1995 Minutes of August 10, 1995 Meeting 95-117 - page 4 These meeting minutes were prepared by Cheryl Domnitch. If any of the attendees have a different recollection of the discussions, please contact Cheryl at your eariiest convenience for a revision and resubmittal of these minutes. Respectfully Submitted, Cheryl I:.)Domnitch, P.E. CHERYtl DOMNITCH ENGINEERING cc: Attendees Attachment Carlsbad By The Sea, Senior Housing Community Section View of Project: R-1 R-1 R-1 R-1 I S-3 S-3 R-1 1-1.1 B B 4th Level 3rd Level 2nd Level 1st Level Lower Level Grade Line (for distinguishing basement and first story) Area Separation Wail Note: The S-3 occupancy, parking garage, is considered a separate building from the R-1 occupancy, Independent Living, in accordance with CBC Section 311.2.2.1, 1994 edition. A 3-hour occupancy separation is provided between the S-3 and R-1 occupancies. The S-3 occupancy is of Type I FR construction. The proposed construction Type for the R-1 occupancy above the S-3 occupancy is Type V, 1-hour. 09/86/95 15:15 a 619 931 2645 PDL PLfiNNINa P. 01 ADL PLANNING ASSOCIATES, INC. (619)931-8637 TRANSMITTAL LandPlanning LandKope ArcMleclwe Computer Ijandform ModeUng Urban Design 5962 U PIRCO Court Sutte 205 Curliibad. Culifonila nm PAX (619)931-2645 DATE; To: Attention: J^y\^ )>ROJ liCT NAMI! : ADL I'rojccl Ht Clicni iVojwl Hi Description / Comments: Yl D FAX /No. No, P«ge»(w/oov6r)_ Time Sent „ • U.S.Miil • Mesien^et P Pick-vp SRNDINO: • Ori;in«1i • Pfiiiti p Samplei n . Speciriemiont .n Subfiiliul EJLILEILSJI: P PerRe<|i>eii • I'or Your Ute • Review A Commeni • l)nti ApprovAl P Diiipproved Q Reiuin Copies to Rl JV 2348 REVISED PUBUC PARKING SUMMARY * Sept, 6,1995 AREA/LCX:ATION CAIISBAD TBE Ilk EXISTING SPACES PROPOSED SPACES PER cnY ACTUAL OBSERVED Carisbad Kvd. - West ^de 6 (between Grand Ave. & Chtistfonsen Woy) GrarKf Ave. - South side 10 (between Carfsbod Blvd. & Gartield St.) Grand Ave. - North side 29 (between Corisbod Blvd. & Oceon St.) GorfieW Street - East side 5 (frontage south of Grand Ave.) 0:ean Street - East & West sides \2 East side - (between Grand Ave. & Christionsen Way) West sJde - (frontage only) Christ!onsen Way - South 8c North sides 38 South side - (between Corisbod Blvd. & Ocean St.) North side - (between Carlsbod Bfvd. & Ocean SI.) 8 10 29 5 4 4 15 23 PRIOR REVISED ACTUAL PIAN PLAN ANTICIPATED 18 30 9 2 0 12 18 30 12 12 8 18 30 11 3 12 12 SUBTOTAL: 100 98 81 93 99 Gafielti Street R.O.W. (between Beech Ave. & Christionsen Way) GRAND TOTAL: 30 130 36 134 51 132 51 144 54 153 - HxcPJdes Carlsbod 9fyd. frontoge south of Grand Ave. Iciciuiig Design Greupt Inc. September 5, 1995 Chairperson Kim Welshons and Planning Commissioners City of Carlsbad Planning Commission 2075 Las Palmas Drive Carlsbad, CA 92009-1576 SUBJECT. CARLSBAD BY THE SEA LUTHERAN HOME APPLICATION Dear Planning Commissioners: On September 6, 1995 you will again be considering the apphcation by Carlsbad by the Sea Lutheran Homes for redevelopment of their existing project. I am totally supportive of their proposed building program but have concems for the proposed street vacation on Christiansen Way. The project, as amended, has added 12 additional parkmg spaces on Christiansen Way for a total of 24. The Staflf report also states that the construction of the 51 space parking lot vvithin Cjarfield will result in a no net loss of pubhc parking spaces. I disagree with that statement. The baseline for the number of parking spaces should be estabhshed on Christiansen Way as though Christiansen Way was developed as a normal subdivision street. StafiFhas mdicated that, if this was done, there would be 38 spaces provided. The current plan is suggesting 24 spaces so I still see a loss to the pubhc of 14 spaces. In my mind, the spaces on Cjarfield cannot be included as gaming spaces because they wih eventuaUy be developed in the right-of-way by adjacent or surrounding development. On Monday, September 4, 1995, shortly after lunch time, I counted the cars on Christianson Way. There were a total of 43 cars and four empty spaces in various locations along the existing street for a total of 47 spaces, or nine more than estimated by Staff and 23 more than proposed by the apphcant. Also, no one appeared to be parked iUegally. 703 Palomar nirport Road • Suite 300 • Carlsbad Cfl 92009 (619) 438-3182 (619) 438-0173 FAX Planning Commissioners September 5, 1995 Page 2 I also counted the number of cars parked in the dirt on Garfield between Beech and Christensen - there were 53 with several (3 or 4) vacant spaces. I am also concemed with the extent of the vacation requested. The portion of the proposed vacation is to the existing centerhne of Christianson Way. Even though Staflf has indicated they have received support from Saint Michael's Church, if this project is approved. Saint Michael's wUl give up forever their abihty to enjoy a partial street vacation similar to what is proposed by the Lutheran Home. With aU the new irrq)rovements for Christianson Way being developed on the north half of the street, there is no potential for recapture of any right-of-way by Saint Michael's and at the same time mamtam a through street. Christianson Way right-of-way is currently 80 feet wide. It seems that there would be a better altemative for properties on both sides of Christianson Way to share equaUy m a partial vacation of the street (say 10 feet on each side) and stiU provide through access, which is needed, and not reduce the pubhc parkmg that is avaUable on the street today. Thank you for your consideration. Smcerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL.klb.OOl cc: Anne Hysong, City of Carlsbad ADL PLANNING ASSOCIATES, INC. (619) 931-8637 TRANSMITTAL LandPlanning Landscape Architecture Computer Landform Modeling Urban Design 5962 La Place Court Suite 205 Carlsbad, Califomia 92008 FAX (619)931-2645 PROJECT NAME ADL Project*: Description / Comments: Client Project #: DATE: ^l^o^c^S VIA: • FAX /No. No. Papcsfw/cover') Tune Sent • U.S. Mail Attention: /^(^f^^ l^^OfJt> • Messenger Attention: /^(^f^^ l^^OfJt> • Pick-up S ENDING • Originals • Prints • Samples • Specifications • Submittal PURPOSE: • Per Request For Your Use • Review & Comment • Draft Approval • Disapproved • Retum From: Copies to: RLA 2348 AEX PLANNING ASSOCIATES Urban Design Land Planning Landscape Architecture 5962 La Place Court Suite 205 Carlsbad, CA 92008 (619) 931-8637 August 24.1995 Ms. Anne Hysong Planning Department City of Corlsbod 2075 Las Palmas Drive Corlsbad CA 92009 RE: Response to Issues raised at 8/16/95 Public Hearing Corlsbad by \he Sea RP 94-06; CDP 94-06; CUP 94-10; HDP 94-08 Dear Anne: I would like to thank you and the rest of staff for the time you hove afforded us over the lost week to meet and discuss Issues, options, and timing constraints associated with our first public hearing and the continuance of that meeting to September 6,1995. As requested, and after meeting with our neighbors to the south, the Garners, a determination on how we would like to proceed has been completed. On behalf of California Lutheran Homes, 1 would like to request two changes to our current application. These changes ore in direct response to the issues discussed during our recent public hearing before the Design Review Board and Planning Commission on August 16,1995. These two changes refer to the issues of commercial use along Carlsbod Boulevard, south of Grand Avenue, and public parking on Christiansen Way. Additionally and consistent with our recent discussion, these changes ore offered only underthe explicit understanding that they will not delay or require a rescheduling of our September 6th continuance meeting or require additional CEQA review. With respect to the commercial use along Carlsbad Boulevard, we request the project be "conditioned" to dedicate the three (3) ground floor units adjacent Corlsbod Boulevard on Parcel "B" for visitor serving commercial use. This condition would apply specifically to units 147, 148 and 149 on Parcel "B" and include on area that would extend approximately 52" into the site along the 125' Carlsbod Boulevard frontage. This area would equal approximately 6,500 gross square feet with on approximate yield of A JOOO square feet of commercial building area. We would also suggest that the wall between unit 145 and unit 147 be adjusted to align with the westerly edge of units 148 and 149. This would allow the area in question to be rectangular in shape, with a consistent depth along Carlsbad Boulevard. The second and third floors above would remain professional care units as originally proposed. We are also requesting that if this ^ commercial use is found to not be viable due to lock of commercial need along Corlsbod -jjj ^. Boulevard, that it may revert back to professional care units. W^b. RECEIVEO AUG 2 5 1995 CiT¥ OF cmmBM. Anne Hysong August 24,1995 Pag© 2 Pertaining to the issue of public parking along the partial street vocation of Christiansen Way, we would like to request consideration of the modified garage entry romp design which was reviewed with you and engineering staff on Wednesday, and as exhibited in the attached preliminary sketch. The project engineers are currentiy preparing a precise reference exhibit which should get to you on Monday. Similar to the commercial land use issue, we also request that this design refinement be handled through a "condition" added to the current resolutions where deemed appropriate, allowing the DRB and Ranning Commission to take final action on all items on September 6,1995. The points or highlights of this design alternative include the relocation of a portion of the romp to within the structure, thus affording the opportunity to accomplish 3 important items. These 3 items include; 1.) raising of the grades in this location to allow building heights to not exceed the maximum 35 limit, 2.) reduce the actual amount of area to be vacated, (approximately 3 AOO square feet), and 3.) odd eleven, (11) additional on- street public pari<ing spaces to the project. In summary, these changes to the project will provide a continuous pedestrian commercial experience along Carisbad Boulevard south of Grand Avenue and increase available public pari<ing for the area. We believe that not only will these changes be looked upon favorably at o local level, but they should aid us in our upcoming Coastal Commission hearing. We also believe that our immediate response to these issues is important in order to continue our pursuit to redevelop Carlsbod by the Sea into the top quality project which all of us involved and the entire community con take great pride In. Should you hove questior^ or this request be unclear, please coll. Respectfully, (hthonyyu. Lawson ADL Planning Associates, Inc. ADL/jhl enclosures cc: James Doyle - California Lutheran Homes Rob Steinberg - The Steinberg Group Pot ODoy - O'Doy Consultants PUG-1&-95 UED 02:10 R^^UECTROMIC NEMS GROUP 2^^661 1380 P. 02 BELL FAMIIY PARTNERS MADELYN J. BELL • FRANH M. BELL HI • KRISTIN C. BELL 215 E. BALL RD. ANAHEIM CA 92805 7I4.772.3200 FAX?M.956.S900 August 1995 To: city of Carlsbad Planning Comission/Dosign Roview Board RE: Caso Filo #LCPA 95-07/RP 94.06/CUP 94-10/HOP 94-08/V 94.01 Case Name: Cartsbad By The Sea Luthern Home From: Boll Family Partners/Frod & Barbara Havens Dear Commissioners, We are writing this letter lo raise issue with the portion of the redevelopment proposal submitted by the Carlsbad By The Sea Lutheran Home which Kmits access to our proporty on Garfield Street. We are co-owners, with Fred & Barbara Havens, of tho properties locatod on tho northwest corner of Beech and Garfield. Tho properties are undeveloped but for some timo we have been in the process of drawing up developmont plans. The improvements proposed by Carlsbad By The Sea Lutheran Home for the portion of Garfield Street that abutts our proparty, in particular sidewalk and public parallel parking, will seriously limit access to our property. As the Commisioners know, Qarflekt between Booch and Christiansen Way has remained an undeveloped stroot until this timo. Garfield has never been a frontage road and because of this we have always planned on building houses on this lot with thoir garagos arKj access to such garages via Garfield. Wo in no way oppose the improvement to tho Garfield stroot roadway, but wo want to mako it clear to the Commissioners that we ooooae anv access limitations to our properties aiong Garfieki. The current proposal as stated will negatively impact upon our plans and we wiil take any legal action necessary to insure said access to our proporty from Garfield Street. Thank for your timoj^i consideration in this matter. Kristin C. Bell Managing Partner/ Bell Family Partners Carlsbad Village Business Association P.O. Box 1401 • Carlsbad, CA 92018 Board of Directors Diane Scheer. Co-Chair Tom Coe, Treasurer Ofelia Excobedo Gene Forsyth Ron Moore Barbara Seegrist Allan Wanamalcer, Co-Chair Terry 3aclcson, Secretary Steve Fehlhaber Keith Kennedy Larry Scheer Paul Vander Pioeg August 15,1995 Mayor Claude "Bud" Lewis Members of the City Council City Hall 1200 Carlsbad Village Drive Carlsbad, CA 92008 Honorable Mayor and Mennbers of the City Council, The Carlsbad Village Business Association fully supports the rehabilitaion and revitalization project of the Carlsbad By The Sea Lutheran Home. This project will enhance the charm of the Village, improve the appearance of both Carlsbad Blvd. and Ocean Street and facillitate its guests in a much more comfortable situation. We applaud the great undertaking of this project as innovative and creatively advantageous to the City of Carlsbad. It is the hope of the CVBA that the entire Council will approve the project as it is presented. Most sincerely. Diane Scheer Co-Chair r ADL PLANNING ASSOCIATES Urban Design Land Planning Landscape Architecture 5962 La Place Court Suite 205 Carlsbad, CA 92008 (619) 931-8637 August 9,1995 Mr. Michael Shirey Engineering Department City of Corlsbad 2075 Los Polmos Drive Corlsbod CA 92009 RE: Request for amendment to Draft Staff Report Carlsbad by the Sea RP 94-06; CDP 94-06; CUP 94-10; HDP 94-08 Dear Mike: On behalf of Colifornio Lutheron Homes, I offer this letter requesting on omendment or change to the draft staff report and engineering condition 31. We ore requesting to hove this groding permit condition #31, be limited to Parcel "B" only. As discussed, the Carlsbod by the Sea project does not have on official Phasing Plan. However, it is our desire to complete the Porcel "A" site first then follow with the Parcel "B" work. This sequence would allow the patients currently within the Skilled Nursing Facility, (SNF) to remain on campus through the construction of the new SNF, (second floor parcel A), and move them directly next door without the trauma of o temporory relocotion. This project has been carefully planned and laid out such that Parcel "A" has no dependence on either Parcel "B" or "C". While the other two parcels offer additional amenities to the overall project, California Lutheran Homes will not seek help from the City to expedite the permit process for Parcel "B" or "C" because of o dependence on those porcels that doesn't exist. The Parcel "A" development is, ond will not be, contingent or dependent upon the quick completion of Parcel "B". Therefor the grading and commencement of construction of Porcel "A" should not be held hostage to resolving an unrelated easement issue which pertains only to Parcel "B". While It Is our full intention to resolve the disposition ofthis easement os soon os possible, we unfortunotely do not hove o crystal ball to tell us exactly how long It may toke. Should you have questions or need clarification, please coll. .awson 'ADL Planning Associates, Inc. cc: ^ James Doyle - CLH m ..Best Western Two Unique Inns on The Shores of Carlsbad Rick Smock, CHA General Manager Best Western Beach Terrace Inn 2775 Ocean Street Carlsbad, Ca. 92008 June 29, 1995 Ms. Anne Hysong Planning Department City of Carlsbad Re. Carlsbad by the Sea redevelopment project and street vacation of Christiansen Way. Dear Anne, Best Westem Beach Terrace Inn 2775 Ocean Street Carlsbad, CA 92008 (619) 729-5951 Fax (619) 729-1078 Best Westem Beach View Lodge 3180 Carlsbaci Boulevard Carlsbad. CA 92008 (619) 729-1151 Fax (619) 434-5405 We the undersigned, have met with representatives of Carlsbad by the Sea on several occasions to review their latest pians and to be informed of their proposal to redevelop their entire facility. This includes a partial street vacation of Christiansen Way between Carlsbad Boulevard and Ocean Street. We offer this letter of support for the project as it has been presented to us; with the understanding and agreement that we will be involved in the refinement process and that our support of the final plans will be required. CHA General Manager arbara Howard-Jonfes General Partner '• *" •'""^ t a i» JUL 1 1 15 •1 ^ >^ 5^ r 7 ., f. ; ' t C asJ2^ W*i) ^ A. /-/ 3 -e- • V\ ^ <j> \ 1 ' 12 August, 1995 To Whom it May Concern: Here are concerns .about the Lutheran project from St. Tropez residents on Grand and Ocean streets: 1. Traffic and congestion due to proposed excessive parking not anticipated by established residents and in-house vacationers (tourists). 2. Angle parking always distasteful except in commercial areas of "in and out" fast auto movement. Both sides of street make it look like a car lot. Because City insisted on Grand and Carlsbad Village Dr. having either parallel parking or off-street, we thought this nice policy would apply to the west of Carlsbad Blvd., and with a street divider for landscaping. Why no uniformA>lan for Grand Ave. Ves n ^^'"^^tSrsXoTTFo^Ti^ivi 3. Beach access is vulnerable to much abuse - skateboards, U-turns onto property midday and senseless activity at night. Suggest police sub-station in village. Today, August 12th, we found out there is no beach patrol anymore. Here are police responses to four different people this week: "We don't answer surfing complaints anymore" "No beach patrol and cutting down on night response because City did not fund and also a man-power shortage" ALWAYS I "This is what you should expect if living on Ocean Street" "Trespass laws are unbelievable - read themi" Curfew laws not enforced. "The beach truck broke down" "Our priorities are elsewhere" "Well, the 'bums in residence' here are just let go. No place for them - Against the law to mess up or sleep on beaches, but no patrol to see them now. They just, come back." "Can't use time to chase dogs" "I am just as frustrated as you homeowners. SorryI" "A nighttime gate lock at curfew would really help. The state beaches are closed nights because parking lots close. Don't quote me" Resident complaint: "They just don't show up". Why ^BiVHHEMi^^ parking for accesses on -7> north Ocean Street ^mmmi&mfmmf&m&tKiimtm^ftit^tmmmmmmmmi^mdmmfiMm^^ ^nMvMMHMflPM''i'i^^ lifeguards, by the way. /7v5 Too Irr^ocH do M f/)-R l T f ^ S. O V E R. K«-' L L - Page 2 Suggestions: 1. Fence project securely while building with portable potties inside and locked. Underground parking lots scary. See Carlsbad Inn. * 2. Security guards, especially at 12:30 a.m. and 3:00 a.m., when police have shift change, if still patrolling at time of construction. 3. Intersperse walkways with planters at grassy areas to discourage skaters, etc. from loitering. 4. Parking time limits. No parking at night. Maybe 12-5 a.m., and that's tolerant. 5. Handicapped parking close to access and corners of Grand and Ocean facing access. 6. No parking between Grand and Christensen Way. 7. Need mild (new low and smooth) bumps for Ocean Street. 8. Motor home ban at night. Atleast enforce rule on self- containment. •About beach access in fragile neighborhood with many narrow beaches and many resident-paying tourists - Coastal Commission says access purpose: To pass and repass to and from shore. It doesn't mean to provide area of noise abuse, crime, potties, dressing nor any activity within accessway. Also, should the bulk of parking be provided with no restriction right in the middle of a neighborhood - concentrated there - while the rest of the 11 outlets remain only "normally" crowded and safe? Grand has a history of manageable street parking, albeit a cluttered appearance auto-wise. We think it would change. If our City wants to exploit certain beach areas, where is beachgoer protection, and above all where's the sand? And City responsibility if they own no beaches? Where is our Local Coastal Plan (LCP)? Concerned, \[^ Joe and Sally Vigil Joe and Teresa Baez Minors Family Ericson Family San Tropez West i AA ^jlVI ^^^^^^^^^^^ ^ Development (714) 862-0833 (619) 434-4350 Lie. #558474 July 19, 1995 3732 Main Street Riverside, CA 92501 P.O. Box 1132 Solana Beach, CA 92075 City of Carlsbad Ann Hysong, Planner 2075 Las Palmas Drive Carlsbad, CA 92009 Dear Ms. Hysong, Thank you for providing for our preview the complete file of the California Lutheran Home's (CLH) plans and application for their proposed project. Though you have generously provided Mr. Agatep and myself with sufficient time to look over the file, there are certain documents within which we would like to peruse in detail. Therefore we are formally requesting that a copy be made of each item specified below in its entirety. Iroject Traffic Study. Bjpoject Mitigated Staff Report Part 2 Brrvironmental Impact Assessment Part 2 dated 7/19/94 Mitigated Negative Declaration, dated 3/6/95 A lull set of project plans to include; Architectural, dated 4/28/95 Revised 6/29/95 (13 Sheets), Engineering, dated 10/20/94 (5 sheets), and Landscape, dated 4/28/95 Revised 6/6/95 (3 shts.) Letters: Dated 6/7/95 Dated 6/15/95 Dated 5/24/95 Dated 4/12/95 Dated 2/16/95 continued From: Coastal Commission Staffperson, Bill Ponder To: City of Carlsbad, Ann Hysong From: City of Carlsbad, Ann Hysong To: Coastal Commission Staffperson, From: City of Carlsbad To: (CLH) Mr. James Doyle From: City of Carlsbad To: (CLH) Mr. James Doyle From: Mr. Bruce Wallace, ESQ. To: (CLH) Mr. James Doyle page 1 of 2 page 2. Letters: Dated &/10/94 DatecMHh^21-^/94 U^fcifegiT" I I From: City of Carlsbad, Mr. Holtzmiller To: California Lutheran Home From: City of Carlsbad, Mr. Holtzmiller To: California Lutheran Home From: City of Carlsbad, Mr. Holtzmiller To: California Lutheran Home In addition to these documents as we discussed on Tuesday, July 18, 1995, we would like to obtain a copy of the Analysis of the Coastal Commission Admendment pertaining to the land use issue which you were in the process of drafting, when it is available We look forward to your response with these documents. Please contact Sarah Marquez, at 434 4350 when the documents are made ready to pick up at your facility. Sincerely, City of Carlsbad Planning Department June 26, 1995 Califomia Lutheran Homes Mr. Jannes Doyle 2313 Freemont Avenue Carlsbad CA 91803 SUBJECT: RP 94-06/CUP 94-10/CDP 94-06/HDP 94-08/V 94-01 /LCPA 95-05 CALIFORNIA LUTHERAN HOMES Your application has been tentatively scheduled for a hearing by the Planning Commission on August 2,1995. However, forthis to occur, you must submit the additional itenr^ listed below. If the required Hems are not received by July 11,1995, your project will rescheduled for a later hearing. In the event that the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project wili be scheduled for denial. 1. Please submit the folbwing plans. A) 15 copies of your (site plans, landscape plans, building eievation pians, floor pians) on 24" X 36" sheets of paper folded into SVa" x 11" size. B) One ZVz xll" copy of your reduced site plan, building elevation and floor plans. These copies must be of a quaiity which Is photographically reproducible. Oniy essential data should be included on plans. 2. As required by Section 65091 of the Califomia Govemment code, please submit the following information needed for noticing and sign the enclosed form: A) Owners List - a typewritten list of names and addresses of all property owners within a 600 foot radius of the subject, including the applicant or owner. The list shali include the San Dlego County Assessor's parcel number from the latest equalized assessment rolls. B) Mailinq Labels • two (2) separate sets of mailing lak)els of the property owners within a 600 foot radius of the subject property. The list must be typed in all capital letters, left justified, and void of any punctuation. For any address other than a single family residence, an apartment or suite number must be included. DO NOT TYPE ASSESSOR'S PARCEL NUMBER ON LABELS. Do not provide addressed envelopes -PROVIDE LABELS ONLY. 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619)438-1161 ^ RP 94-06/CUP 94-10/CDP 94-06/HDP 94-08/V 94-01/LCPA 95-05 CAUFORNIA LUTHERAN HOMES JUNE 26, 1994 Page 2 C) Radius Map - A map to scale, not less than 1" = 200', showing all lots entirely and partially within 600 feet of the exterior boundaries of the subject property. Each of these lots should be consecutively numbered and con-espond with the property owner's list. The scale of the map nr^y be reduced to a scale acceptable to the Planning Director if the required scale Is impractical. D) Fee - A fee (check payable to the City of Carisbad or cash only) shall be paid for covering the cost of mailing notices. Such fee shall equal the current postage rate times the total number of labels. Sincerely yours. ANNE HYSONOi/ (J Assistant Planner Attach AH:lh City of Carlsbad Planning Departnnent June 15, 1995 Califomia Coastal Commission San Diego Coast Area 3111 Camino Del Rio North, Suite 200 SanDiego, CA 92108-1725 Attention: Mr. Bill Ponder SUBJECT: RP 94-06/CDP 94-06 - MITIGATED NEGATIVE DECLARATION FX)R THE CARLSBAD BY THE SEA PROJECT Dear Mr. Ponder: Thank you for your comments following the review of the subject mitigated negative declaration. In accordance with CEQA Guidelines, the City of Carlsbad offers the following responses to your comments and concems: Village LCP 1. The application for Local Coastal Program Amendment to exclude Carlsbad by the Sea from the visitor serving ground floor requirement will include analysis to show that existing visitor serving commercial uses are adequate and that adequate land is reserved to meet foreseeable future demands for visitor conmiercial uses. As you are aware, the City is currently reviewing a draft Village Master Plan (Village Design Manual) in which appropriate land uses in the various districts of the Village have been analyzed. As a result of our review of land uses in the Village, the recommendation by staff and the Village Master Plan Advisory Committee regarding the status of existing institutional uses such as Carlsbad by the Sea located in the Coastal Zone will be: 1) that they are appropriate and desirable uses at their current locations; and 2) they will not be subject to the visitor serving requirement. 2. With regard to the 35' maximum building height standard, the current Village Design Manual also specifies that "no exemption shall be granted under the redevelopment plan which would increase the height limit unless the exemption is approved by the Coastal Conraiission." This provision seems to indicate that height exemptions can be granted by the Coastal Conmiission. I was unable to locate a requirement for a development disposition agreement in the Village Design Manual. Mello n LCP 3. The Mello n Local Coastal Program does provide for variances in Attachment 5, Item 5, which amends Chapter 21.50 (Variances) of the Zoning Ordinance to include provisions for variances in the coastal zone. 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 RP 94-06/CDP 94-06 CARLSBAD BY THE SEA JUNE 15, 19954 PAGE 2 4. The project does not include any sites containing historic public use. Parcel 2 is a privately owned and fenced viewing area. The parcel has no public beach access, and the applicant's environmental analysis indicates that no access to the beach has ever been documented. 5. The Parcel 2 foundation wall/seawall location discussed in your letter is consistent with surroxmding projects approved under existing regulations by the Coastal Commission (CT 90- 07/St. Tropez Condominiums). The structure adheres to the stringline setback requirement thereby providing the required lateral beach access, and is located "in-line" with existing seawalls to the northwest and southeast in order to prevent accelerated erosion or scour within comer areas between adjacent walls as recommended by the wave run-up analysis performed for the project by Hetherington Engineering, Inc., Geotechnical Consultants. 6. As stated above, the project adheres to the structural stringline setback thereby providing the necessary lateral beach access along the shoreline. There are existing public access stairways within 60' of the project to the north and south providing public access to the beach from Grand Avenue and Christiansen Way. The project includes a public parking lot to be constructed within the unimproved Garfield Street right of way and street improvements which include curb, gutter, and sidewalk on both sides of Ocean Street and Christiansen Way. These improvements will formalize parking in the area and improve pedestrian and vehicular access to the beach. 7. The unimproved Garfield Street right of way proposed to be improved as a public parking lot was considered as a parking reservoir by the Transportation Analysis performed for the project by Urban Systems Associates. Since no formalized parking spaces exist within the unimproved right of way, the analysis includes the number of parallel parking spaces which could be accommodated along both sides of the right of way in the existing parking space inventory. By improving the right of way as a parkmg lot, a net increase of 26 spaces in this informal area is achieved and considered as partial replacement parking for the reduction of 38 parking spaces located on Christiansen Way. Except as mitigation necessary to replace on-street parking, the improvement of Garfield Street is not required for this project. If you have any questions or conmients conceming the above, please contact me at (619) 438-1161, extension 4477. Sincerely, ANNE HYSONG Assistant Planner c: Tony Lawson Chris DeCerbo Gary Wayne oEWrAH* RP9406LCC QUESTIONS FOR BILL PONDER IN RESPONSE TO HIS LETTER: HIS CONCERNS ARE SUMMARIZED AS FOLLOWS: VILLAGE LCP 1. Wants documentation that adequate (?) commercial recreational activities to meet cuurrent and future demands are provided in the area, i.e. present kinds and extent of visitor commercial uses in the planning area along with rationale and assurances that adequate land has been reserved to meet foreseeable future dem£Lnds for visitor commercial uses. - Tony will document 2. VR Zone height exemption: what is a development disposition agreement? The replication of the historic front facade results in 36.5 feet. We are processing exemptions for this and for the north side due to the driveway ramp down to the underground parking. MELLO II LCP: 3. Height variance - Mello II doesn't provide for variances - see attachment 5. 4. Historic Public Use -1 don't belive this LCP provision applies???? 5. Foundation wall is a seawall - can only be approved to protect existing development new development must be sited and designed to not require shoreline protection. Analysis indicates the seawall/foundation wall should be constructed in line with existing seawalls to avoid comer erosion. While the zoning document defines beach area to be at elevation of 10' or less, and we have adhered to the stringline for all previous new development???? 6. Shoreline structuures - required to provide public access - project provides shoreline access along beach by adhering to the required stringline???? City of Carlsbad Community Development FAX TRANSMITTAL DATE: TIME SENT: TO: COMPANY: 4 & h5 PHONE #: NUMBER OF PAGES BEING TRANSMITTED: (INCLUDING FAX TRANSMITTAL) FROM: DEPT: PHONE #: (619) 438-1161 ^iX,t!f2J FAX #: (619 438-0894 SPEOAL INSTRUCTIONS: 2 2075 Las Palmas Drive • Carlsbad, California 92009 • (619) 438-1161 05/30/95 11:50 2 619 931 2645 ADL PLRNNING P . 0 1 ADL PLANNING ASSOCIATKS, INC. (619)9.11-8637 T R A N S M I T T A L '>ATIi: Mv,j 5^0, (Iff^ 1 |> K O ; li C T N A M U : ADL IVojccl H: ^tt>^*\ Cliciii I'lojcct //: 1. t>'-»^-u^fA Land Plaiming hindscaifc Arcliilccdirc Coinpittcf iMnil/orm Madding UrOan Design 5962 Ll iMacc C'ouii .Suile 205 Carlsbad, Californift 92(K)« I'AX (619)931-2645 yi, J'AX /No. No. r*f,c>(w/eovcr)_j[^ 'llnic .SciH, D U.S. M«n D Mrilender 0 I'l'i-k-wp SJilLliUiC; n 0rif.nuli o riiiiii .D SuUmillnl .0 I'OTYourUlf. ^l^lKc^kv A Cotiiiiiciii O I>inij)j»ri>vcJ D Uciuiii |''loin: ( Copies to: I KLA 2.148 05/30/95 1 1:51 X 619 931 2645 RDL PLRNNING P.02 Moy 14.1995 LCP Amendment Request Carlsbad by the Sea RP 9406/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 /, Requesf: California Lutheran Homes, owner and operator of the Corlsbad by the Seo professional care facility requests an amendmeni to the existing certified Local Coastal Plan, LCP. This LCPA would allow for the renovotlon of the exl$tlr>g facility to be completed without the Introduction of a new land use, (tourist commercial), to the site. This Information and application is offered in response to staff deiermlnllatlon that o LCPA would be required for the atxjve listed applications, currently m process with the ctty. Additionally. It is requested that this LCPA will be processed concurrently with or will rK>t Impead the approvals the existing applications. II. AppHcation Requiremenls: It^m3(textchonges); seeattached Item 4: This amendment would allow the renovation and continued use of the Carlsbod by the Sea, Professional Core Facility. wNch has been In existence at this site for nearly 40 years. This site Is located at the Intersection of Carisbad Boulevard and Grand Avenue and classlfled as within LCP Sub-Areo 5. The LCP states that this sul>area Is chorocierted by "local heritage' and thot "Incidental and compatible uses such as those allowed In the C-2 and R-3 zones may k>e permitted". This amendment's relevance to and effect on the LCP Is limited to section Xll, Standards For the Sub-Areas, pages 19 and 20. Within this section, textural clortflcatlon would be odded to note that this specific extetlngi non-conforming use wiil be exempt from the tourist/visitor commercial use requirement. It appears that no other sections of the LCP ore effected by this requested amendment. Item 5: The Zoning measures thai will implement this LCPA shall Include: 0, The Carlsbad Village Area Redevelopmenl Plan b. The Village Design Manual c. The Carlsbod Zoning Ordinance. Title 21 Item?: No potential significant adverse Impacts to coastal resources ore ontlclpoted os a result of this LCPA. This LCPA would allow for the existing professional core facility use to remain unchanged, therefore minimizing potential Impacts, changes In use pattems or demands on coastal resources. In fact, this professional core focility has little, It any demand on coastal resources, yet as port of this project, enhancement to beach access part<lng Is being proposed. 05/30/95 11:51 Z 619 931 2645 RDL PLRNNING P.03 voeationm educational centers> auto-related services, contractor's yards, laundry and dry cleaning plants, storage areas, cabinet and furniture manufacturing, glass studios and electronic assembly, bakeries, rook shop manufacturing, wholesale sales distributing, moving van companies, and neighborhood commercial uses. pesign The Design Review Board shall be looking at methods of controlling circulation among competing uses of this sub-area. Of major concern in controlling circulation will be accommodating turning movements of vehicles and adequate safety and convenience provisions maintained for the pedestrian. .qpKpjAL TRT!ATM[EyJT AREA: EAgT gJPF OF T^LSR I the special treatment area, east side of Tyler Street that fronts on the west side of Roosevelt only uses deemed by the Housing and Redevelopment Commission to be of lesser intensity than the C-M zones uses shall be permitted. SUB-AREA 5 Traditionally, this sub-area (Exhibit B) functioned as the major north/south thoroughfare for tho downtown area and is generally known <x<i old Highway 101. The existing character of this sub-area is one which is related to tourist, highway commercial activities and local heritage. Goal This sub-area is envisioned as serving as the major tourist/tourist commercial related center for the Redevelopment Project Area. Lanfl^Ug^ Uses permitted in the C-T Zone. The following land uses are encouraged within the Sub-area 5: Travel service areas, bona fide restaurants, convention centers, theatres, novelty shops, souvenir and gift shops, florists, and parking lots. 'j» or cvyr^Hif ^y/''»r io'tif>it^ 'tl*i* ^ylf incidental and xfompatible uses such as those allowed in the and R-3 zones*=may be permitted when found by the Housing and Redevelopment Commission not to be incompatible with the above. "This sub-area is 1 ocated within the coastal ZQPe^—£gv^.^PPmentg. entirely devoted to visitoy ffpmmercjAl ueea are preferred in this sub-area. itThe entire around floor of all proiects shall be devoted tcy^visitor commercial uses^ Mixed use projects whioh do 05/30/95 11:52 S 619 931 2645 RDL PLRNNING P.04 not meet this criteria including but not limite<^,to time share'* ^ pjf-o-lectB. shall require approval by the Coastal Commission or ItB evecutive director as an amendment to the Local Coastal.Program. yn;^esa pther wise stated in this sp^ific sub-area, resident;ial dfinaitv allocations may be increased bevond those ranges provided in the General Plan if the Housing and Redevfelfipm^ent Commission ^jy^ds t^at auch an increase is consistent with the goals and p]t>iectives of the Redevelopment Plan and further, provided that such increases are approved by the Coastal Commission or its executive diyector as an amendment to the Local Coastal Program." pesign The design concept in this sub-area is to coordinate tourist, recreational and commercial activities of the beach area with the Village Centre, special attention in this area shall be given to streetscaping along Carlsbad Boulevard; specifically at the intersections of Carlsbad Boulevard and Grand Avenue and Elm Avenue. The Design Review Board will be concerned with amenities such as viewpoints, gateways, and preserving local landmarks that are, or will be established with any development. (All development plans within this sub-area will require approval by the Coastal Commission.) SPECIAL TREATMENT AREA: CARLSBAD BOULEVARD The Carlsbad Boulevard is considered ae a special treatment area ^ in thaTi the Housing and Redevelopment Commission is looking for * heavy streetscaping and open space amenities along Carlsbad Boulevard, other areas along Carlsbad Boulevard that will reguire special attention are the intersections at Carlsbad Boulevard and Grand Avenue, Carlsbad Boulevard and Elm Avenue, and Carlsbad Boulevard and Christiansen Way, The establishment of a public and private partnership in the development of the three aforementioned intersections is a possible alternative to providing additional streetscaping amenities* SUB-AREA 6 The existing character of this sub-area (Exhibit B) is residential surrounded by a buffer of office/professional uses. Goaj The area is envisioned as maintaining its existing character of maximizing the office and professional buffer zone around the sub- area. Land Uses Uses permitted in the R-3 and R-P zones. The following land uses are encouraged within the sub-area: To include but not limited to law offices, 20 05/30/95 1 1:55 S 619 931 2645 RDL PLRNNING P.05 PPO.IRCT DESCRIPTION/EXPLANATiON PROJGCT NAME: CARLSBAP »Y TMC SKA (PARCEL 1 VAfMANCi:) APPLICANT NAME: CALIFORNIA I uTMir»AN HOMES i^leasc describe fully the proposed project. Include any details necessary to adequaioly explain the scope ancJ/or opGralion of the proposed projeci. You may also include any bcickground informalion and supporting stalemenls regarding lhe reasons for. or approprialencss of, the applicalion. Use an addendum sheet if necessary. Descriplion/Explanallon, •ttet^^ I JIIIIP Ill SETBACK VARIANCE FOR PACEl ^ - BUII DI NG 2 IN ASSOCIATION WITH EXISTING SUBMITTAL RP ODP 9^1-05, CUP 90-10 AND HDP 90-08. S^J^^^-^ ^' TIIE RROPOSED FHWnWD SETBACK PfoiO#»e.(»m ntv, 4/91 • City of Carlsbad PIsnning Departnnent May 24, 1995 Califomia Lutheran Homes 2313 Freemont Avenue Alhambra, CA 91803 Attention: Mr. James Doyle SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY THE SEA LUTHERAN HOME Dear Jim: Thank you for your May 2, 1995 submittal of the various plans for the Carlsbad by the Sea project The Planning, Engineering aix! Fu:e Departments have completed their fourth issues review of the subject project, and the following corrections, requirements, and/or issues remain: Planning; 1. Please review staffs recommended revisions to draft LCPA and administrative variance applications submitted by Tony Lawson on May 31, 1995. Formal applications for the LCPA amendment and administrative variance must be submitted to the Planning Department for this projecL 2. Correct the parking table in the project data table to agree with the total off-street parking provided. According to plans, there are 233 parking spaces provided in garages. 3. The Engineering Department will request that the City Council adopt a Resolution of Intention to vacate a portion of Christiansen Way prior to project hearings. Hie Council sets the date of the street vacation public hearing which may or may not coincide with the final project hearing. The project will therefore be conditioned to require City Council approval of the partial street vacation. 4. Please remove the "location for public art to be approved by Planning Director" statement on the landscape plans (Sheet L-1). This requirement will be imposed by condition. Engineering issues which still must be resolved or adequately addressed prior to scheduling this project for hearing area as follows: Traffic and Circulation: 1. As previously requested, please delete the proposed 6" white edgeline stripe proposed for Grand Avenue west of Garfield Street on the preliminary striping plan (at the southeriy parking area between Ocean and Garfield Streets.) 2. Thank you for indicating truck tuming radii for the east and westbound left tum movements at the Grand Avenue\Carlsbad Boulevard intetsectioiL The tuming radii indicate that if two opposing vehicles tum at the same time a conflict will exist Two options are available to mitigate this occurrence, as follows: 2075 Las Palnnas Drive Carlsbad, California 92009-1576 (619) 438-1 161 ^ RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY THE SEA LUTHERAN HOME MAY 24, 1995 PAGE 2 A. Redesign the intersection so that vehicular conflicts do not occur. B. Modify the existing traffic signal to operate as a split phase signal which would not permit conflicting vehicles to tum at the same time. As previouslv stated, before this option is deemed acceptable bv staff, the traffic report must investigate the proposed elimination of the existing eastbound left-tum lane at the Carisbad Boulevard/Grand Avenue intersection. The merits of iwoviding a split-phase traffic signal at this intersection, due to left-tums impeding through traffic and potential conflicts with eastbound through and westbound left-mming vehicles, as well as the added delav due to increased pedestrian crossing times and anv other aspects associated with the proposal, must be carefuliv studied bv the applicant and included in the Traffic Reix)rt (Pease be advised, the current discussion of traffic signal modiflcations to a split-phase signal on page 23 of the traffic report is insufficient for analysis purposes If option "B* above is selected, then additional traffic signal modification analysis must be conducted and presented in the project's traffic report.) As previously stated, this is a major item, staff cannot make a recommendation on the project until this issue is addressed/resolved. Traffic and Circulation - Traffic and Parkine Study Analvsis Section Page(s) Revision 6/7. Thank you for revising the tuming movement counts for Figure's 3 and 4, however again, a discrepancy still seems to exist The Traffic Consultant stated that they are "rounding up" the tuming movement counts to the next increment of "5". Although some of the tuming movement schematics indicate this, the majority do not In an effort to stay consistent and have a working document that will not tend to confuse the public (since this project will go to a number of public hearings), these figures should be revised. Traffic and Parking Studv - Additional Information Required: 1. A traffic signal right-tum overlap for westbound right-turns would require modifications to the traffic signal as would the new pedestrian push button locations that would be required. Again, as previously requested, please address these issues in the Traffic Report Water/Drainage: 1. As previously requested, please indicate how the on-site courtyard drainage is going to eventually be discharged from the site. Is the on-site system going to be tied into the proposed public storm drain system in Ocean Street (18" RCP) or is some other design being considered? Staff recommends that the on-site system be tied into the proposed Ocean Street system. Administration /Miscellaneous: 1. As previously requested, please submit documentation from St Michael's and the Best Westem Hotel stating that they are aware of and concur with the proposed design and right of way requirements for Christiansen Way. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY THE SEA LUTHERAN HOME MAY 24, 1995 PAGE 3 2. In accordance with a letter dated February 16, 1995 from attomey, Bruce R. Wallace to Mr. James Doyle of CLH, it has come to staff's attention that a private sewer line easement, which must be quit claimed prior to project constmction, may belong to a party which may not be amenable to this proposed project Tiierefore, the processing of quit claim documents for this private easement should commence at the earliest possible date to avoid any project delays. Although this is a private matter, grading/building permits will not be issued until this matter is resolved. Therefore as previously requested, please update staff with information, as it becomes available, regarding this issue. Attached for the applicants use in making the requested revisions are red lined check prints of the following: Landscape plan and Page's 6 & 7 of the Transportation Analysis. These check prints must be returned with the various revisions to facilitate continued staff review. Fire: 1. The attached list of "Fire" conditions will be recommended for this project Upon satisfactory resolution of these final traffic issues, the project will he scheduled for public hearing. If you have any questions regarding the above, please contact me at (619) 438-1161, extension 4477. Sincerely, ANNE HYSONG Assistant Planner Attachments c: Gary Wayne Chris DeCerbo Bobbie Hoder Mike Shirey Bob Wojcik Tony Lawson, ADL Planning AH:II RP9406.LI11 Requirements Category: ^Conditions 94184 Deficiency Item: Satisfied 01 Building Permits Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. Deficiency Item: Satisfied 04 Site plan/access Appiicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. Deficiency Item: Satisfied 07 Security gate systems All security gate systems controlling vehicular access shall be equipped with a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to installation. Deficiency Item: Satisfied 08 Fire lanes Private roads and driveways which serve as required access for emergency sen/ice vehicles shall be posted as fire lanes in accordance with the requirements of section 17.04.020 of the Carlsbad Municipai Code. Deficiency Item: Satisfied 10 Fire protection systems- sprinklers, alarms, standpipes Plans and/or specifications for fire alarm systems, fire hydrants, automatic flre sprinkler systems and other fire protection systems shall be submitted to ttie Fire Department for approval pr'\or to construction. Deficiency Item: Satisfied 11 Sprinklers required for buiklings over 10,000 sqft in area An approved automatic fire sprinkler system shall be installed in buikjings having an aggregate ftoor area exceeding 10,000 square feet. In addition Co the above conditions we must be sure we have the required turning radius at the corners of Grand and Ocean and at Ocean and Christiansen Way. Page 2 04/06/95 r / ^10 ^15 ^20 X—15 15 15 '^0 5> 5—* Christiansen Wa Grand Avenue Carlsbad Village Drive Oak Avenue 10-^10 J \ V ^10 15^ Beech Avenue ; 73 O U 4. '5 Qi 00 < 2/95 Q150A CBTC-3 FIQURE 3 1994 EXISTING AM PEAK HOUR TRAFFIC CARLSBAD BY THE SEA UffBAA/ SYSTEMS N^ NO SCALE 002494 r <0 20 w ^5 30 30 1< ..4 I V ^25 to ^10 V i V t ^ 10 0 I > 1—• 10-v /^pis J \ V ^5 10-^ 15-y ^^8 <—0 ^0 Beech Avenue Christiansen Way Grand Avenue V i V 20-^ 4( 15- •65 •30 •155 Carlsbad Village Drive Oak Avenue CO E-< 2/85 Q150A CBTC-4 FIGURE 4 1994 EXISTING PM PEAK HOUR TRAFFIC CARLSBAD BY THE SEA Uf?BAA/ SYSTEMS 7 N^ NO SCALE 002494 UIGHTON AND ASSOCIATES, INC Geotechmcol and Envlronmentiil Engineering Consultonts AprU 25, 1995 Project No. 44940285-02 To: The Steinberg Group 11835 West Olympic Boulevard, Suite 1285 Los Angeles, Califomia 90064 Attention: Mr. Dave Mitani Subject: Response to Mitigated Negative Declaration for Carlsbad by the Sea, Parcel 1 - Christiansen Way and Carlsbad Boulevard and Parcel 3 - Grand Avenue and Carlsbad Boulevard, Carlsbad, Califomia As requested, Leighton and Associates, Inc. has prepared as response to the Mitigated Negative Declaration for Carlsbad by the Sea regarding the environmental site assessment at the subject parcels. A subsurface soils investigation was conducted in the area of the existing diesel UST on Parcel 1 and in the area of the reported former USTs on Parcel 3. The purpose of the investigation was to assess the presence/absence of petroleum hydrocarlwns impacted soils. A soil gas survey was conducted in the area of both USTs and no hydrocarbon vapors were detected in the three soil gas survey points around the diesel tank or in the seven soil gas survey points on Parcel 3. Soil samples were collected from a hand auger boring drilled on each parcel for chemical analyses. Petroleum hydrocarlwns were not detected in the either of the three soil samples from the two borings. Therefore, the subsurface soil samples have not been impacted by petroleum hydrocarbons. The soil samples and vapor samples collected from the area of the existing diesel UST do not indicate the soil has been impacted by petroleum hydrocarbon contaniination. Should petroleum hydrocarbon impacted soil be identified below the removed diesel UST, the impacted soil may need to be remediated. One approved method would be to properly remove and treat the impacted soil off site at an approved soil treatment facility. If remediation is required the San Diego Regional Water (pality Control Board (SD-RWQCB), and County of San Diego-Department of Environmental Health should be notified prior to the initiation of any remedial program. Any required permitting, Remedial Action Plans, Commumty Health and Safety Plans, Construction Work Site Safety Plan should bQ submitted to the lead regulatory agency (County of San Dicgo) pricr to remediation for review and approval. Upon completion of the remediation, a closure report will need to be submitted prior to obtaining closure from the lead regulatory agency. Should you have any questions regarding this response, please contact this office. RECEIVED MAY 0 2 1995 Distribution: (4) Addressee Respectfully submitted, LEIGHTON AND ASSOCIATES, INC. Thomas E. Mills, RG 4439 Director of Environmental Service 3934 MURPHY CANYON ROAD, SUITE B205, SAN DIEGO, CALIFORNIA 92123 (619) 292-8030 • (800) 447-2626 FAX (619) 292-0771 Citv of Carlsbad Housing & Redevelopment Department April 25, 1995 ANTHONY D. LAWSON ADL PLANNING ASSOCIATES 5962 LA PLACE COURT SUITE 205 CARLSBAD, CA. 92008 RE: MODEL UNIT PERMIT FOR CARLSBAD-BY-THE SEA LUTHERN HOME Dear Tony: The Carlsbad Housing and Redevelopment Department has reviewed the request by the Carlsbad-By- The-Sea Luthem Home for approval to construct a model unit and sales office within the existing conference/community room building on the Luthern Home property. It is our understanding that the model unit shall be for the purpose of advanced marketing and sales associated with the proposed redevelopment project to renovate Carlsbad-By-The-Sea. The request has been approved by the Housing and Redevelopment Department based on the plans you presented on April 20, 1995. This approval is contingent upon the model unit being constructed according to the plans you presented and the outline of the program you provided within your letter of April 20, 1995. This approval does not include any approvals for signage and/or other "attention- getting" devices, such as flags, which may be desired for marketing purposes. If the Carlsbad-By- The-Sea Luthem Home would like to have any signage related to the model unit, a separate request must be made with a complete outline of the proposed signage program. Please contact the City's Building Department to obtain all permits required for the interior improvements to the conference/community room to construct the model unit. If you have any questions regarding this matter or the approval provided, please contact my office at 434-2935. Sincerely, DEBBIE FOUNTAIN Senior Management Analyst c: Building Department, Pat Kelley Planning Department, Anne Hysong 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 AOL PLANNING ASSOCIATES Urtwn Destgn Land f-'kxining Landscape Archilecture 5962 La Place Court Suite 205 Carlsbad. CA 92008 (619) 931-8637 L April 20.1995 fs/ls. Debbie Fountain Senior Management Analyst Housing & Redevelopment Department City of Cartsbad RE: Model Unit Pemnit Request Corlskxid by the Sea Dear Debbie: Please accept this letter and the attach>ed reference information as our request for an administrative permit to construct a model unit and soles office v/ithin the existir^ conference/community room building at Carisbad bythe Sea. This request is submitted in behalf of Corifomia Lutheran Homes, the owner and operator of Carisbad by ttie Sea. This model unit shall t>e for the purpose of advanced mari<etlng and soles associated with our current redevelopment project. Per your request, the following outlines our program for this model project: • The constmction of this model and soles office stKill be contained entirely within the existing structure. • The exterior of the elevatton along Carisbad Boulevard vAW not be disturiDed. • Jhe wall behind the existing arcade olor^ the north elevation will be modified slightly to accommodate new door and window tocations along with a minor offset for the model's rooms and patio. Please note however that the exterior arcade wall will not be modified. • The offsets to the wall inside the arcade include pop-outs of approximately 2 1/2' and 4 1/2' along with a recess for a potto of approximately 3 1/2'. • Thie net change In area within the arcade is approximately 42 square feet. • The existing partdng lot vAW be restriped to accommodate 18 p>ari<ing spaces. • Landscaping shall be included at the new entrance location and against the building along the edge of the arcade and partdng. No landscaping shall be located which may conflict with required vehicular circulation. • Building permit shall be pursued after Redevelopment Department permit/approval. • L BBL Debbie Fountain April 20.1996 Page 2 Debbie. 1 believe I hove provided the appropriate required information to allow for your complete review of this application. However, should you need clarification or anything more, please contact me as soon as possible for we are very anxious to submit plans to the building department and initiate the constructton. Respectfully, ^nthony D. Lawson ADL Running Assock^tes enclosures ADL/jhl cc: James Doyle, California Lutheran Homes Dove Mitani, The Steint^erg Group 1^' MM _ 1 i~ MM «• ^i-v^riAH fly]'*' Tt>. 50.15^ .1^ s ) ^ OOlVlMUNlTY Bb^ LDING ^j7'- - -jyv;- -j- A. PROJECT LOQO- B. PROJECT RENOERINQ C. BUILDERS HISTORV D. LIFE STYLE PHOTO t DETAILS E. TOPOGRAPHICAL MAP ' FLOOR PLAHS FOH 1 « 2 BEDROOM UNITi_ SUGGEST ADDING DRY WALL / CORNER FOR BUILT-IN SHELVES^ Q Ui DC LU > d o &= I CAN <WASH T TRASH 1=^ 2 0 0 V) 0 I b / 0 I b IC m m m m I • r METER • 0 '6 V7?rr Ifz: 4—; 4' I 4:-. 0 Q V E R E D IN / 11 FICE 1 i4. OFFICE 2 r IT -. -••^ ^ ^^^^ =0" w A!% K , 17-^'* " HALL N ' WORK 177 Ife' : ROOKt , 1 f ^Ij^^, 3 •JANITOR 4i: COMMUNITY ROOM ,1 "Tl 1^ ^ <^ ^ M •S'»-4 r> •^•-T^'^ r"-r>T ^ TT . . — ,, ^ .. .. 7^ •• • ' I'' • 'I .'r 3/8" KAIM. THK. cyi^p Okl ALL. T"HRU-OUT* AS HI NO cDisix trH><^<viMe.i-. Afc QPP. SIM. ^^^^ Typ. ^ /wujL. Z"' BLOCki. CAP TVP TC>P e>Li?<C-k: WALL.6 FLASU^r^lS' ^LAV T>t6 y C^M. |>LA^ / — ©IE D FAST ELEVAt? :2) City of Carlsbad Planning Department April 12. 1995 Califomia Lutheran Homes 2313 Freemont Avenue Alhambra, CA 91803 Attention: Mr. James Doyle SUBJECT: RP 94-06/CUP 94-10/HDP 94-09/V 94-01 - CARLSBAD BY THE SEA LUTHERAN HOME Dear Jim: Thank you for your March 14,1994 resubmittal of the various plans for the Carlsbad by the Sea project. The following issues remain requiring resoluticm prior to public hearing before the Planning Commission and Design Review Board. Plflnniny; 1. Please describe cxi the pUuis the function of the tower structure on Parcel C. Uiis structure exceeds the maximum 35' building height; therefore, its purpose should be noted on the plans. 2. Please clarify whether the existing and replicated porte cochere are 36.5' as dimensioned on Sheet 11, Building Secticms, or 38.5' as illustrated on Sheet 12, Building Elevations. If the existing poite cochere is 38.5', please revise the building elevations with correct dimensions. If the existing poite cochere is 36.5', please notify me and correct the plans so that they are ccxisistent Also, the northem elevation of Building 1 must be dimensioned as shown on the attached Sheet 12. The Planning Department will support a building height exemption along this elevation due to the driveway ramp, however, the plans must be cleariy dimensioned with the requested building heights. 3. Cross sectioa E-11 and Fl 1 appear to be reversed Also, Cross Section E-11, Parcel B, is inconsistent with the westem building elevation which indicates a lower building height (Sheet 13) along the westem focade of approximately 24*. Piease correct 4. The site plan on Sheet 2 illustrating two roof structures connected by a trellis on Parcel C is inconsistent with Cross Section A-11 on Sheet 11 and the north and south building elevations cm Sheet 13. Please correct. The roof garden identified on 100% of the roof area is inconsistent with the Planning Department Administrative Policy restricting roof deck areas to a maximum of 25% of the building footprint in the beach area overlay zone. The Planning Department is supporting the proposed roof deck or garden which occupies 100% of the footprint since RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carisbad By The Sea Lutheran Home April 12, 1995 P^gg? ^ it provides a desirable altemative to the typical 24' - 30' high structure on Ocean Street and provides for on-site parking within a parking structure below the roof deck level. 5. Please submit an application for an administrative variance for the proposed front and side yard setback reductions. The pc^on of the ramp over 30" is considered a structure; therefore, the actual front yard setback is less than 1 I'l T as identified on the site plan. 6. Please correct the traffic analysis in accordance with Associate Engineer Mike Shirey's comments. 7. With regard to the assessment of contamination of on-site soils due to the presence of USTs (Parcels 1 and 3), please direct Leighton and Associates, Inc. to comment on the Mitigated Negative Declaration (currently out for public review) by submitting written comments addressing any impacts and the necessary mitigation resulting from the final laboratory tests perfomied on soil samples analyzed for total petroleum hydrocarbons as well as the mitigation recommended upon removal of the UST on Parcel 1 in Leighton and Associates February 16, 1995 letter to Mr. James Doyle. 8. Please review the landscape plancheck comments and retum all redlined checlqnints with the next submittal. The landscape plan must be consistent with the Carlsbad by the Sea redevelopment project landscape goal of preserving cx replicating the existing visual quality and theme of Carlsbad by-the-Sea which is surrouiuled by many types of mature palm trees at varying heights. Sheet L-3 provides a conceptual landscape plan identifying how the applicant will achieve preservation of existing conditions with regard to palm trees, i.e., a variety of heights and type of trees surrounding the project. The conceptual plan in which existing palm trees are either preserved at their current locations or relocated needs some revision to provide more variation in proposed height Since it is unclear how many of the existing trees are pioposed for: 1) preservation at their existing location; 2) relocation; or 3) removal, please provide a summary table with this information. Also, based on the infomoaticm sulxnitted, it appears that the trees proposed fc^* preservation may not be relocatable due to age and/or disease resulting in the need to replace the trees proposed for relocation. A condition of approval wiU be reconmiended requiring that prior to submittal of final landscape plans, the applicant shall develop and submit for Planning Director approval, a Master Tree Plan which details how the preservation or replication through retention, relocation, or replacement of pahn trees consistent with the design illustrated by the conceptual landscape plan exhibits will be achieved. It should be noted that the replacement of pahn trees at sufficient heights, types, and quantities to achieve the desired variaticm and replication of current omditicxis will be required. 9. Ilease verify on the plans that the c<xners of Grand Avenue and Ocean Street and Christiansen and Ocean Street provide the required tuming radius (407E) for fire truck access. RP 94^CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carlsbad By The Sea Lutheran Home April 12, 1995 Page? Engineering: 10. Traffic and Circulation Thank you for submitting the Grand Avenue corridor preliminary striping plan. Please submit this plan as part of the Redevelopment Permit (RP)/Conditional Use Permit (CUP) 24" x 36" plan set, with the following revisions: • Delete the proposed 6" white edgeline stripe west of Garfield Street. • Delete the proposed "Restripe for diagonal parking by others" comment • Is there a double yellow centeriine offset proposed (or is this just a "not to scale" drafting error?); and, if there is an offset proposed, please delete it, curb lines indicate that an offset is not required. Additionally, previous staff requests for revisions were made for the Grand Avenue/Carlsbad Boulevard intersection. These items still must be addressed and sulnnitted as part of the above referenced 24" x 36" plan set (the corridor and intersection preliminary striping plans should be submitted as one plan) in accordance with the following: • Please indicate standard "P" Vehicle and truck tuming radii for the east and westbound left tum movements at the Grand Avenue\Carlsbad Boulevard intersection. This is a major item, if vehicle overlap occurs then this roadway configuraticHi must be redesigned. 11. Concrete sidewalk is designated along the parcel "C frontage, however, concrete curb and gutter is not indicated (although a thick black line is shown alcmg the project frontage, which extends south.) Please indicate concrete curb and gutter along Parcel "C's frontage, as well as, any transitions required for drainage purposes to existing facilities or the edge of pavement (EP), both north and south of Parcel "Cs frontage. Is the aforementicmed southerly black line supposed to be a southerly drainage transition? 12. The southeriy driveway "X" at Parcel "C" for Building 2 must be located at a 3' minimum from the pioperty line, in accordance with City Standards. 13. Please be advised, that the fom (4) proposed handicap sptuces located on Grand Avenue will be public spaces and not just for the use of residents/patients/guests of Carlsbad Lutheran Home. 14. In order to provide more adequate driveway ingress/egress, at the proposed Building 1 driveway ramp, please change the chiveway "X"'s to radius/curb retums. 15. Since Grand Avenue is a proposed street scape project, in order to tie existing street scape improvements at other roadways in the Village area to Grand Avenue, please indicate RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carlsbad By The Sea Lutheran Home April 12, 1995 Page 4 longitudinal decorative tile strips adjacent to the curb lines (on both sides of Grand Avenue), with additional trees and decorative tree wells (on the north side of Grand Avenue.) 16. A discrepancy exists for the proposed northerly right of way location for Christiansen Way between Carlsbad Boulevard and "Garfield Street". The Site Plan indicates the sidewalk encroaching onto St. Michaels property, while the Preliminary Engineering Site Plan shows no encroachment. Please verify the right of way requirements for this Christiansen Way redesign and adjust the plans appropriately. 17. Please indicate a Christiansen Way cross section for the proposed parking directly east of Ocean Street, on plan sheet C-4. 18. Please revise the Parking Table of plan set Data Sheet 1, exactlv as noted in the red lined traffic report. 19. Delete the proposed "special pavement treatment" cross-walk at the Christiansen Way/Carlsbad Boulevard intersectioiL (Christiansen Way is now proposed to remain a public street.) 20. Provide a handicap ramp at the northeast comer of the Christiansen Way/Ocean Street intersectioiL Traffic and Circulation - Traffic and Parking Studv ^gglsl Revision 6 & 7. Thank you for revising the tuming movement counts, however, a discrepancy still seems to exist between Appendix "A", Page 20 and Figure 4. Additionally, as previously indicated. Appendix "A", Page 23, Ocean Street/Chri^iansen Way intersection numbers (ADT) do not match. Once these numbers are revised, adjust any applicable LOS caiculaticms and calculaticm sheets so that ^ numbers match. Also, as previouslv indicated, check and match all turning movement count numbers with the applicable figures, tables. exhibits, text, etc. ^gS Revision 18. Thank you for making the previously requested revisicms fc^ this page of the report, however, a serious discrepancy still exists. Christiansen Way is now being proposed to remain a through street, fh>m Carlsbad Boulevard to Ocean street, rather than being totally vacated, from Carlsbad Boulevard to "Garfield Street" RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carisbad By The Sea Lutheran Home April 12, 1995 ^g£j with minor right of way vacation, from "Garfield Street" to Ocean Street. This change to a through street designation has not been reflected in the report. Therefore, report pages 15 through 24 all must be revised reflecting the Christiansen Wav through street designation. Again, please reflect anv and all changes in figures, tables. ADTs. appendices, text, etc. Parking Section P^SSisl Revision 25 thru 28. Again, since various discrepancies exist in the North Beach Planning & Traffic Study, Village Master Plan Parking Inventory and the Traffic Engineer's field review, with regards to parking inventory, a worst case scenario should be utilized. Therefore, please make the exact requested staff changes, as indicated in the red lined report. In addition to the off-street parking which will be provided bv the construction of the various underground garages, an overaU increase of two (2) on- street parking spaces is provided with the project which is acceptable. Again. please make the revisions as indicated. P?8^($) Revision 28. Add further discussion regarding the gain in "effective" parking verses the gain in actual parking. Further discuss the addition of the 238 on-site parking ^ces, with 70 spaces that can be used by staff, which would subsequently "free-up" 70 off-site parking spaces, which are currently being used by staff. Conclusion and Recommendatton Section PSigsM Revision 30 & 31. Revised as indicated in the red lmed report. Aonendix Sectioo 21. Please revise Appendix "D" exactlv as noted in the red lined report. 22. Please revise all appendices in accordance with revisicms that were previously requested in the above Analysis SectioiL Traffic and Paridnf Studv - Additional Infonnation Required 23. The traffic report must investigate the proposed eUminaticm of the eastbound left-tum lane at the Carlsbad Boulevard/Grand Avenue intersectioiL The City's Traffic Engineering Department staff have not done a traffic study as to the impacts associated with this RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carisbad By The Sea Lutheran Home April 12. 1995 Page 6 . proposal. As previously requested, the merits of providing a split-phase traffic signal at this intersection, due to left-tums impeding through traffic and potential ccmflicts with eastbound through and westbound left-tuming vehicles, as well as any other aspects asscx^iated with the proposal, must be carefully studied by the applicant and included in the Traffic Report. 24. A traffic signal right-tum overlap for westbound right-turns would require mcxiifications to the traffic signal as would the new pedestrian push button lcx:aticms that would be required. Again, as previously requested, please address these issues in the Traffic Report. Water/Drainage 25. Thank you for submitting an on-site courtyard drainage plan. Please indicate how the drainage is going to eventually be discharged from the site. Is the on-site system going to be tied into the proposed public storm cirain system in Ocean Street (18" RCP) or is some other design being contemplated? Staff recommends that the cm-site system be tied into the proposed Ocean Street system. 26. As stated in previous correspcmdence to Mr. Tcmy Lawscm, dated September 29 and November 18, 1994 regarding the Garfield Street "Parking Lot", staff informed the applicant of concem expressed by the CMWD District Engineer over whether or not any existing water facilities, within the Garfield Street roadway section, would be required to be upgraded to acccmuncxlate the potential increase in water fiow requirements for the purposes of fire fighting. Staff asked the applicant to contact the Carlsbad Fire Marshall to cletermine if an upgrade or additk>n of any water facilities wcmld be required, so that this item could be incorporated into the parking area design and ccmstmction. Mr. Lawson has informed staff that the Fire Marshal can not make this determination until "working drawings" are produced. Therefore, please be advised, that this informaticm will be required as a Ccmditicm of Approval for tl^ projecft. 27. A sump ccmditicm and gravity fiow cieficiencies seem to exist for the pr(^)osed storm drain system at the Parcel "B" Grand Avenue/Carlsbad Boulevard frcmtage. 28. Add the fire hydrant to the northwest comer of the Grand Avenue/Carlsbad Boulevard intersecticm that is proposed to be relocated. Administrarion/Miscellaneous 29. As previously requested, please submit dcximientaticm frcmn St. Michael's and the Best Westem Hotel stating that they are aware of and ccmcur with the proposed design and right of way recjuirements for Christiansen Way. 30. Please be advised, that a General Street Vacation must be processed with this proposed project. Due to the design change for Christiansen Way, the informaticm which was previously submitted, for street vacaticm purposes, is no longer applicable. A General RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 Carisbad By The Sea Lutheran Home April 12, 1995 Page 7 Street Vac^ation takes a minimum of two (2) City Council hearings to obtain a decision. Staff would like to process this requested street vacation along with the RP and CUP for this project. So as not to delay this proposed project, please submit all of the required information to prcx:ess this street vacation at your earliest possible convenience. (Street Vacation submittal information, attached.) 31. Please submit the final RP and CUP plans as standard 24" x 36" "D" sheets. 32. A February 16, 1995 letter from Leighton and Asscx^iates, Inc. to Mr. James Doyle of Califomia Lutheran Homes (CLH), discusses the existence of an underground storage tank (UST) at Parcel 1, and, the possibility of contaminated soils at both Parcel's 1 and 3. Please be advised, that in accordance with recommendations from Leighton and Asscx;iates, as a Condition of Approval for the project, this UST and any contaminated soils will be required to be removed/mitigated. Additionally, this February 16, 1995 letter stated, that a final project soils report would be available after March 6,1995. Therefore, if this report is now complete, please provide staff with a copy. 33. In accordance with a letter dated February 16, 1995 from attomey, Bmce R. Wallace to Mr. James Doyle of CLH, it has come to staffs attention that a private sewer line easement, which must be quit claimed prior to project constmction, may belong to a party which may not be amenable to this proposed project. Therefore, the processing of quit claim dcxnunents for this private easement should commence at the earliest possible date to avoid any project delays. Althcmgh this is a private matter, grading/building permits will not be issued until this matter is resolved. Please update staff with information, as it becomes available, regarding this issue. Attached for the applicants use in making the requested revisicms are red lined check prints of the following: plan set, Transpc»taticm Analysis and the Grand Avenue preliminary corridor striping plan. These check prints must be returned with the various revisions to facilitate continued staff review. Sincerely, ANNE HYSONCr (j Assistant Planner c: Chris DeCerbo Tcmy Lawscm, ADL Planning Mike Shirey Gary Wayne Bob Wojcik AKii RP94Q6iLT1l f 4 City of Carlsbad Planning Departnnent March 20, 1995 Carlsbad Lutheran Homes 2313 Freemont Avenue Alhambra, CA 91803 Attention: Mr. James Doyle SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 - CARLSBAD BY THE SEA LUTHERAN HOME Dear Jim: Thank you for your request for a 90 day extension beyond the May 21, 1995 public hearing deadline for the subject project. The time extension should enable Plaiming and Engineering staff to complete our review, prepare the necessary reports, and schedule the project for hearings before the Design Review Board, Planning Commission, and Housing and Redevelopment Commission in accordance with Califomia Planning/Zoning and Developments laws. An environmental review of the project has been completed and the mitigated negative declaration is currently undergoing a 30 day public review. As you are aware, the Planning Department received your most recent submittal on March 14.1995 for prcx:essing. The Planning Department will notify you of any remaining project issues identified during this review or resulting from public review of the mitigated negative declaration. All issues must be resolved prior to scheduling the project for public hearing. If you have any questions, please contact me at (619) 438-1161, extension 4477. Sincerely, ANNEHYSO Assistant Planner AHA RP9406.EXT c: Chris DeCerbo Tony Lawson, ADL Planmng Mike Shirey Gary Wayne Bob Wojcik 2075 Las Palmas Drive • Carlsbad, California 92009-1 576 • (619)438-1161 ADL PLANNING /ASSOCIATES Urban Design Land Planning Landscape Architecture 5962 La Piace Court Suite 205 Carlsbad, CA 92008 (619) 931-8637 f March 15.1995 Ms. Anne Hysong Planning Department City of Corlsbad 2075 Los Polmos Drive Corlsbod CA 92009 RE: Request for Permit Extension Corlsbad by the Sea Dear Anne: I am writing this letter at the request of James Doyle of California Lutheran Homes in response to your request, regarding the processing timetable for the above referenced project. Please allow this letter to serve as a request for on extension of time to this permitting process as discussed. Consistent with our recent conversation. I would like to stress our hope that this extension will be kept to a minimum. Should you hove any questions, please coll. Respects chthony^. Lawson ADL RcaKning Associates. Inc. cc: James Doyle BL City of Carlsbad Planning Department March 10, 1995 Califomia Coastal Commission Mr. Bill Ponder 3111 Camino Del Rio North, Ste 200 San Diego, CA 92108 SUBJECT: MITIGATED NEGATIVE DECLARATION/ENVIRONMENTAL IMPACT ASSESSMENT DATED MARCH 6,1995 FOR THE REDEVELOPMENT OF CARLSBAD BY THE SEA LUTHERAN HOME Dear Bill, I have attached a copy of the Notice of Completion, Mitigated Negative Declaration, and revised Environmental Impact Assessment for the Carlsbad-by-the-Sea redevelopment project which begins its 30 day public review tcxlay. The revision consists of the addition of item 6d to the EIA which briefly adchesses the replacement of public parking eliminated by the partial vacation of Christiansen Way. Please forward to us any comments or concems Coastal staff may have regarding the project use, partial street vacation, replacement of public parking, or other project issues including staffs position regarding the need for a Lcx:al Coastal Program Amendment. If you have any questions regarding the project or environmental impact assessment, please contact me as soon as possible at (619) 438-1161, extension 4477. Sincerely, ANNE HYSONG \J Assistant Planner c: Chris DeCerbo AHA RP940dCC 2075 Las Palmas Drive - Carlsbad. California 92009-1576 • (619)438-1161 ^ City of Carlsbad Planning Department March 1. 1995 Carlsbad Lutheran Homes 2313 Fremont Avenue Alhambra. CA 91803 Attention: James Doyle SUBJECT: CARLSBAD BY-THE-SEA - RP 94-06/CUP 94-10/CDP 94-06/HDP 94-08/V 94-01 Dear Mr. Doyle: The above referenced application was deemed complete for processing on November 21, 1994. Per Section 65950 of the Califomia Plaiming/Zoning and Development Laws, "any public agency which is the lead agency for a development project for which a Negative Declaration is prepared pursuant to Section 21080(c) of the Public Resources Code shall approve or disapprove the project within six months from the date on which an application requesting approval of the project has been received and accepted as being complete by that agency, unless the project proponent requests an extension of the time limit." In view of the fact that we will not be able to resolve the remaining project issues in time to schedule the project six weeks in advance of Plaiming Cominission and City Council hearing dates of April 19.1995 and May 20, 1995. City staff recommends that you request a 90 day extension of time pursuant to Section 65957 of the Califomia Planning/Zoning and Development Laws. Failure to request this extension of time will necessitate that City staff take this project forward with a recommendation for denial. Please contact me at (619) 438-1161, extension 4477 as soon possible regarding this extension. Sincerely. ANNE HYSCP3 / / Assistant Planner ^ c: Gary Wayne Bobbie Hcxier Chris DeCerbo Hie Tony Lawson, ADL Planning Rob Steinberg, The Steinberg Group AH.^d RP9406.ext 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 UIGHTON AND ASSOCIATES, INC Geotedmicd and Environmeiitd Engineering Consultonts February 16, 1995 To: Attention: Subject: References: Introduction Project No. 44940285-02 Califomia Lutheran Homes 2312 South Fremont Avenue Alhambra, California 91803 Mr. James Doyle Progress Report for a Limited Phase II Environmental Site Assessment, Proposed Nursing Care Facility, Parcel 1 - Christiansen Way and Carlsbad Boulevard and Parcel 3 - Grand Avenue and Carlsbad Boulevard, Carlsbad, California Leighton and Associates, Inc., 1994, Phase I Environmental Site Assessment, Parcel No. I, APN 203-232-15, Proposed Nursing Care Facility, Carlsbad, Califomia, dated July 1, 1994 Leighton and Associates, Inc., 1994, Phase I Environmental Site Assessment, Parcel No. 3, APN 203-232-01, Proposed Nursing Care Facility, Carlsbad, California, dated July 1, 1994 In accordance with your request, Leighton and Associates, Inc. (Leighton) is submitting this letter to present a brief progress report of Leighton's activities regarding a preliminary site assessment of the subject parcels. Background During our Phase I Environmental Site Assessments of the two parcels (Parcel No. 1 - APN 203-231-01 and Parcel No. 3 - APN 203-235-15), historical uses of the properties were identified which indicated the probable use of petroleum hydrocarbon products. Specifically, on Parcel No. 1 a possible underground storage tank (uST; was ideniined near the southern comer of Caj isbaa Boulevard and Christiansen Way and on Parcei Iso. 3 a former gasoline station was identified at the southern corner of the intersection of Grand Avenue and Carlsbad Boulevard. Based upon these findings, Leighton recommended that additional work be performed to determine if the reported USTs at Parcel Nos. 1 and 3 were previously removed or are present and assess if contamination of the onsite soils are possibly present. 3934 VIURPHY CANYON ROAD, SUITE B205, SAN DIECJQ CALIFORNIA 92123 (619) 292-8030 • (800) 447-2626 FAX (619) 292-0771 44940285-02 Progi^gss Report Geophysical Survey On January 11, 1995, a limited geophysical survey was performed in the areas of the location of the reported underground storage tanks (USTs) on Parcels 1 and 3 to identify utilities and metal mass anomalies. The survey was performed by ULS Services Company of La Jolla, California. The survey for Parcel 1 identified the following: 1) the location of the underground storage tank below the sidewalk (main axis of the anomaly- tank lies east and west) adjacent to the basement workshop (based on measurements taken in the fill pipe of the tank, the estimated diameter of tank is 6 feet, the top of the tank is approximately 2 feet below grade and the base of the tank is approximately 8 feet below grade and about 0.25-inches of tiiel is present in the tank); 2) a natural gas line is located in the sidewalk near the location of the underground tank; 3) a telephone line runs east aixl west, parallel to the underground storage tank; and 4) a PVC irrigaiion pipe lies on the south side of the UST. The geophysical survey zone for Parcel 3 was performed in the northern two thirds of the parking lot. The southern area of the parking lot was not surveyed because of die presence of a concrete slab below the asphaltic surface. The survey identified the following: 1) anomalies related to USTs were not noted; 2) some subsurface debris (material unknown) was noted in the center of the survey area; 3) a natural gas line runs approximately southwest to northeast along the south side of the survey zone; 4) a telephone box exists at the street comer, and a telephone line runs to the southwest along the north side of the survey zone; and 5) PVC irrigation lines are present on the west side of the survey zone. Soil Gas Survey A limited soil gas survey was performed in the areas of the location of the geophysical survey areas on Parcels 1 and 3. Three (3) sample points were placed around the UST on Parcel 1 and seven (7) sample points were placed in the parking lot on Parcel 3. The soil gas samples were collected from the vadose zone at 6 to 8 feet below grade. Each soil gas sample was chemically tested in the on-site mobile laboratory for benzene, toluene, ethylbenzene and xylenes (BTEX) by EPA Method 8020 by Transglobal Environmental Geochemistry (TEG) of Solana Beach, California. BTEX were not detected in the ten soil vapor samples. Petroleum hydrocarbons odors were also not noted during the collection of the ten soil vapor samples. Hand Auger Soil Borings Alter completion ofthe soil gas survey, we selected one location on each parcel for collecting soil samples for chemical analyses. On February 15, 1995, a Leighton geologist observed and recorded the field activities during advancement of two hand auger borings for sampling. Petroleum hydrocarbon odors were not noted in the soil cuttings from the two borings. One hand auger boring was advanced near the western end of the UST adjacent to Parcel I and the second hand auger boring was advanced at the edge of the parking lot along Grand Avenue on Parcel 3. Each boring was advanced to 15 feet below grade. The borings were sampled on a 5-foot interval beginning at 5 feet below grade. The soil samples were collected directly from the sampler and immediately placed in the laboratory supplied, 4-ounce glass sample jar, then placed in an ice-cooled chest to await shipment to the LEIGHTON AND ASSOCIATES, INC 44940285-02 laboratory for analyses. During drilling an HNU photoionization detector (PID) was used to evaluate the presence or absence of petroleum hydrocarbon vapors in the soil samples. Vapors were not detected. Soil samples (3 per boring) are currendy being analyzed for total petroleum hydrocarbons (TPH) by Modified EPA 8015-CDOHA Method. The one soil sample with the highest level of TPH from each boring will also be analyzed by EPA Method 8020 for BTEX. The existing UST on Parcel 1 will need to be removed prior to site development. Should contaminated soils be identified after the diesel UST is removed or in the area of the former USTs/pump islands/underground dispensing lines on Parcel 3 the impacted soils should be properly removed and and mitigated/recycled off-site. Following receipt of the laboratory results on the soil samples, we shall complete our report. We anticipate the report will be completed during the week of March 6,1995. Should you have any questions regarding this progress report, please contact the undersigned. Respectfully submitted, LEIGHTON AND ASSOCIATES, INC. Thomas E. Mills, RG 4439 Director of Environmental Services Distribution: (2) Addressee LEIGHTON AND ASSOCIATES, INC KEVIN A. CAHILL SCOTT C. CUMMINS GCORGC SURKC HINMAN MICHAEL KUSNIR J. HICHACL MCOAOE JOHN S. MOOT ELAINE A. ROGERS BARRY J. SCHULTZ LEO SULLIVAN BRUCE R. WALLACE JOHN ROSS WERTZ OF COUNSEL JOSEPH H. CUMMINS MARSHALL L. FOREMAN EVAN S. RAVICH Sullivan Cummins Wertz McDade & Wallace A PROFCSSIONAL CORPORATION LAWYERS 9«5 FOURTH AVENUE SAN OlCCO. CALIFORNIA 92>Oi TELEPriONC (6>9) 233-iSaS FACSIMILE 696-9A76 JANE A. KUETHE ADMINISTRATOR February 16, 1995 James Doyle, Chief Financial Officer California Lutheran Homes 2320 S. Fremont Avenue Alhambra, CA 91803 Re I Carlsbad Health Care Facility Dear Mr. Doyle: You have requested my opinion regarding the effect of a private sewer line easement burdening the above-referenced property created by a Grant of Easement recorded August 7, 1957. It is my understanding that California Lutheran Homes ("CLH") may wish to construct a building over portions of the sewer line easement. I further understand that you are not sure whether the easement is actually being used. In general, the owner of land burdened by an easement has the right to make any use of the land which does not unreasonably interfere with the easement. The holder of a subsurface pipeline easement has the right to use the surface of the land in a reasonable manner for the maintenance, repair and replacement of the pipe. In the case of McCann v. City of Los Anoeles, 79 Cal. App. 3d 112 (1978), land was subject to a sewer easement in favor of the City and the land owner wanted to construct a building over the easement. The deed which created the easement stated that the easement "shall in no manner interfere with the use of the surface . . . for buildings." In order to avoid damage to the sewer line by excessive weight from the buildings, the land owner used a special straddling design which increased the construction cost. The property owner sued the City tp recover the increased construction'Cost. In the course of its decision, the court stated: 322911LDoyie/ijl James Doyle, Chief Financial Officer February 16, 1995 Page 2 "[The land owner] is not permitted to do to the surface of the land anything that unreasonably interferes with the sewer easement. Constructing on the surface a building which so weighs down on the sewer as to damage it unreasonably interferes with the easement." Accordingly, the court held that the land owner could not recover the extra construction cost from the easement holder. One could infer from this case that a land owner may construct a building over a sewer easement if the land owner constructs the building in a manner which will not interfere with the easement or harm the pipes. However, one significant difference between the McCann case and your situation is that the easement in McCann expressly stated that the use of the easement shall not interfere with the use of the surface for buildings, whereas the CLH easement has no such language. Nevertheless, the general language used by the court in the McCann case, together with language in other cases used as "precedent" in the McCann case, leads me to conclude that a court might permit CLH to build over the sewer easement provided the building does not unreasonably interfere with the use of the sewer easement, including the easement holder's right to maintain, repair and replace the pipes. It would be CLH's duty to design the building to accommodate the easement holder's rights. My conclusion is that the outcome is not certain. If the easement holder could persuade the court that the building would prevent, unreasonably increase the cost of, installing, maintaining and/or repairing the sewer line, the court would most likely deny CLH the right to build. In light of this uncertainty, the following are some suggestions for resolving the matter: 1. Ascertain whether or not the easement is actually being used. The fact (if true) that the easement has never been used could help persuade a court that the easement owner's objections are a pretext for a "hold-up." 2. Ascertain the normal and permissible depth (or range of depths) for private sewer pipes in the area where the property is located. This would be relevant to how the design of CLH's building affects the use of the easement. 322911LDoyLe/iJl James Doyle, Chief Financial Officer February 16, 1995 Page 3 3. In order to avoid a lawsuit, with its attendant costs, delay and uncertainty of outcome, CLH could negotiate to purchase the easement. One measure of a purchase price could be the additional cost to construct the building in order to accommodate the easement. This would require at least preliminary plans and cost estimates. 4. If CLH does not want to purchase the easement, or the easement holder will not negotiate reasonably, CLH could initiate a "declaratory relief" lawsuit to have the court determine in advance whether CLH's building is permissible. This would require plans and specifications as a basis for the court's ruling. It is also possible that the filing of a lawsuit could bring the easement holder to the bargaining table or make the purchase price more "realistic," since the easement holder may not wish to expend litigation costs. 5. CLH could proceed with its plans and ignore the easement. It is possible that the easement holder would not want to expend the legal fees to contest the issue. However, CLH would run the risk that the easement holder might obtain an injunction after CLH has expended considerable funds on plans and specifications, signed a construction contract, and obtained financing, or even (less likely) an injunction after construction has been completed, requiring the building to be modified or removed. This is a risky alternative. You have also inquired whether CLH could require the pipeline easement holder to change the location or depth of the pipes (assuming they were already installed). The general rule in California is that neither the easement holder nor the land owner can change the location of an easement without the consent of the other, even if the new location would be more beneficial. However, changing the location of the pipes within the easement area is arguably a different matter. In other words, the pipes would still be located within the northeasterly 3 feet as described in the easement deed, but at a higher or lower level. I could find no California case law directly on point. However, the McCann case referred to a Pennsylvania case, Minard v. Pennzoil Co., in which a land owner was allowed to construct a road over an oil pipeline on condition that the land owner pay the cost of relocating the pipe line to a lower depth. The Pennsylvania case is not binding authority in California but could be persuasive, particularly since it was cited with approval in McCann, a California case. 322911LDoyLe/ijl James Doyle, Chief Financial Officer February 16, 1995 Page 4 The issue of changing the location of the pipes within the easement, like the question of building over the easement, does not have a clear and certain answer. If, in fact, there are pipes installed within the easement, the issue of changing their depth should be treated in accordance with the suggestions listed above. I hope that this letter addresses your questions regarding the easement. Please contact me if you have any questions or comments, or if I can be of furthei assistance in assessing or pursuing CLH's alternatives. / ir^6^uiy^vyours, Bruce R. Wallace f SULLIVAN CUMMINS WERTZ McDADE & WALLACE A Professional Corporation 3229llLDoyle/ijl Sullivan Cummins Wertz McDade & Wallace KEVIN A. CAHILL SCOTT C. CUMMINS GEORGE BURKE HINMAN J. MICHAEL KUSNIR J. MICHAEL MCOAOE JOHN S. MOOT ELAINE A. ROGERS BARRY J. SCHULTZ LEO SULLIVAN BRUCE R. WALLACE JOHN ROSS WERTZ OF COUNSEL JOSEPH H. CUMMINS MARSHALL L. FOREMAN EVAN S. RAVICH PROrcSSiONAL CORPORATION LAWYERS 9*5 FOURTH AVENUE SAN OlEGO. CALIFORNIA 92lOi TELEPHONE (619) 233-lSaa FACSIMILE (619) 696-9-476 JANE A. KUETHE ADMINISTRATOR February 16, 1995 James Doyle, Chief Financial Officer California Lutheran Homes 2320 S. Fremont Avenue Alhambra, CA 91803 Re: Carlsbad Health Care Facility Dear Mr. Doyle: You have requested my opinion regarding the effect of the reservation by Standard Oil Company of California of the oil, gas, water and mineral rights to property owned by California Lutheran Homes ("CLH") in Carlsbad, California. This reservation is contained in the deed to CLH recorded November 22, 1968. By the terms of the deed. Standard Oil retains title to the oil, gas, water and other minerals, but does not have the right of surface entry. Standard Oil may drill wells only below a depth of 500 feet. Any exploitation of the mineral rights must be reasonable and may not disrupt CLH's use of the surface. It seems unlikely that this reservation^would adversely affect CLH operation of the property. ^ Very tru^y yours. Bruce/ R/ Wallace of /SULLIVAN CUMMINS WERTZ / McDADE & WALLAC:E A Professionjil Co.rT>c:rir^oi 32291iLDo7le2/ijl RECORD OF TELEP#DNE CONVERSATION 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 Office of tfie City Engineer By (EitB of (Carlfibaii Date ^/^'(Jl<^ T Individual ^fl^->v^ TELEPHONE (619) 438-1161 Project Nn %P ^ ¥-^O /ChU9 ¥^-/<D Project Title^ (amjjtpm) Organization. Ti Location Subject ITEMS DISCUSSED COMMENTS OR ACTION REQUIRED Meeting Report To: City of Cailsbad Pianning Department 2075 Las Palmas Drive Carlsbad, CA 92009 Attn: Anne Hysong Date: December 22,1994 Re: Carlsbad By The Sea Senior Housing Project No: 93025 05, G6 Meeting Place: CityofCarlsbad Present: See Below Meeting Date: December 19,1994 Time: 2:00 PM to 4:30 PM Meeting Purpose: Planning/Engineering Comments/Review Minutes Attendees: Anne Hysong Jeff Mitchell Mike Shirey Rob Steinberg Tony Lawson Da\id Mitani Peter Nosier L PLANNLNG ISSUES 1. TSG to study and adjust building height reduction at Christiansen Way (Parcel 1). 2. a. TSG presented a scheme of terracing down the top floor of the building along Garfield. The top floor units will be reduced in square footage to allow a two story frontage and the retaining wall will be replaced with landscape berming, Anne Hysong will review and comment. b. TSG to improve elevations of building at Carlsbad Blvd. (Parcel 3) possibly introduce elements of the Grand Avenue elevations (arches, etc.) c. Mitigation of setback at interior property line of Parcel 3 to be handled by sound attenuation along walls (possibly no wndows). (Dutreach program may be helpfiil in addressing neighborhood concems. 3. a. In order to avoid an increase in the height variance at Parcel 2, TSG will study pulling back the roof trellis away from the edge. Need to study railings and windscreen at edge. Combine elevator and storage building into singie building. If .required, variance to be amended by ADL. b. TSG to indicate the decks of the neighboring buildings at westem side of Parcel 2. This will clarify that the proposed decks do not encroach past the string line. c. TSG clarified that the stairs and garage ramps at Parcel 2 are open. Anne Hysong will review side setbacks as they relate to existing conditions. By: David Mitani, AIA cc: All Attendees Please notiiy originator for any corrections, omissions, or deletions within three working days of receipt of this meeting report Architecture Planning Interiors 60 Pierce Avenue San Jose, California 95110 408-295-5446 word/meeting^carisbd/jo Minutes "6^ je-i^^gwl^ . y * Note: Present application to pr^^; however, if land adjacent to Parcel 2 is acquired, application ~ . i4 ^i^^^b-i^p-i>«t^^ may be amended at a later date. ^'^^^-'t-t>>*^i--- "tfU^ f^^x^-^iL^ ofiija^^^.'^^^ii^^^i'^^^ 4. TSG provided a scheme which integrated Parcel I's roof screen into the building's form and character. Anne ^ /IIUM^ Hysong to review. Pending comments, TSG to provide scheme for Parcel 3*s mechanical equipment screen.-^-^^^*^^^'^-^ TKG to confirm that the mechanical unit heights may be reduced. 5. Local circulation pattems to be addressed by traffic analysis (to be submitted by U.S.A./week of December 19, 1994). 6. ADL to set up conference call with Anne Hysong/Larry Black/SWA to address landscaping issues (Palm replacement). 7. a. Acoustic report by Salter to be submitted to Anne Hysong. Report to address impact from mechanical equipment on roof Salter and TKG to discuss. This item must be addressed by Deceml)er 21, 1994 since it is critical for Anne Hysong's environmental report, b. TSG clarified that no stmcture is located within the 20 foot setback for Building 1 along Ocean Street. Drawings to be changed to clarify the proposed sidewalks. 8. An interim solution for St. Michael's parking should be proposed. The parking lot should not l>e a part of this application. 9. ADL to check if a local coastal program amendment is needed. 10. All landscape items to be addressed through a conference call. See Item #6. a ENGINEERING ISSUES 1. O'Day to indicate dimensions of e.xisting streets. 2. Striping plan for Grand Avenue to be submitted by U.S.A. 3. Mike Shirey to send out comments for Garfield Street parking design. 4. O'Day to add handicap ramp at Garfield/Christiansen. 5. Vacated portion of Christiansen east of Garfield to be addressed by interim solution for St. Michael's parking (see Planning Issues, Item #8). 6. Mike Shirey to review intermediate crosswalks at Grand and Ocean. 7. To be addressed by traffic analysis (U.S.A. to submit). 8. Proposed St. Michael's driveway \o be addressed by interim solution for parking lot design (see Planning Issues, Item #8). \ 9. Seawall to be incorporated into building foundation. KPFF Consulting Engineers to address impacts or concems of high velocity wave action. 10. O'Day to show cross section of gravel filter/inlet system on drawings. 11. O'Day to address drainage in courward by providing a preliminary grading and drainage plan. SWA to check and coordinate. / 12. Water facilities upgrade to be determined at a later date. May be designated as a condition of approval. Tony Lawson to document discussions with Mike Smith. 13. Cross gutter at Grand/Ocean to be reviewed by Mike Shirey. 14. A Community Outreach Program including the adjacent neighbors is being prepared. Tony Lawson to coordinate extent of area with outreach consultant. Consultant to contact Anne Hysong. Tapes of Army/Navy meetings should be studied. 15. Preliminary TiUe report/Item #13 to be clarified by letter from titie company. 16. Parcel labels to be changed as follows: Parcel 1 becomes Parcel A Parcel 2 becomes Parcel C Parcel 3 becomes Parcel B Minutes 17. Parcel A vault locations and it's elevation heights were explained. TSG to study placement and solutions to mitigate hazards of 14 foot drop down to the ramp area. TSG to coordinate with TXG and SDG & E. m. CITY PROCESS 1. All planning issues to be completed by die first week ofMareh 1995. 2. Pending no environmental concems, hearings may be completed by June/July 1995. cc: Jim Doyle, Cal Lutheran Gary Wheeler, Cal Lutheran Kevin Gert)er, Cal Lutheran Bob Francouer, Francoeur & Company Diane Carstens, Gerontological Services, Inc. Lloyd Rochambeau, Carlsbad By The Sea Maureen Simmons, The SWA Group Joe Ross, Tsuchiyama, Kaino & Gibson Mike Wall, Tsuchiyama, Kaino & Gibson Marc Press, KPFF Consulting Engineers Charles Salter, Charles M. Salter Associates, Inc. Kathy Turmala, The Steinberg Group California Lutheran Homes 2320 South Fremont Ave. • Alhambra, CA 91803-4317 • (818) 570-5600 • Fax (818) 570-5610 September 19,1994 Ms. Anne Hysong Assistant Planner CityofCarlsbad 2075 Las Palmas Drive Carlsbad, CaHfomia 92009-4859 Dear Anne: Just a brief note to thank you and the Carlsbad staff for the time that you have devoted to the review of oiu* application. The possibility of a re-development of the Carlsbad campus is critically important to our organization and to the seniors that we serve. We expect to re-subnut our application before the end of October. Sincerely, rv James Doyle Chief Financial Officer \J JMD:kw Citv of Carlsbad Engineering Department September 29, 1994 Mr. Tony Lawson ADL Planning Associates 5962 La Place Court, Suite 205 Carlsbad, CA 92008 RP 94-06; CARLSBAD-BY-THE-SEA GARFIELD STREET PARKING LOT COMMENTS Thank you for submitting the two Garfield Street preliminary parking lot exhibits for staff review. Of the two exhibits, staff requests that you pursue the Exhibit "A" design, 90° parking on the east side with parallel parking on the west side, with the addition of the following comments: Engineering 1. The proposed 90** parking on the east side of the roadway with parallel parking on the west side is an acceptable design. However, an issue still exists with only proposing sidewalk on the west side of the roadway. Since this area is located near the beach, a City Park, a church and the downtown area, providing facilities for pedestrians are a major concern to staff. Therefore, as was previously indicated, sidewalk must be provided on both sides of this corridor. Since St. Michael's is aware of this project, and is requesting access to Garfield Street, they should not be adverse to the granting of right of way for providing sidewalk and a landscape strip on the east side of this corridor. Staff requests that this item be investigated and will be available to attend any meetings with the parties involved to discuss this issue further. Regarding the westerly sidewalk, be advised that a grade separation exists between existing Garfield Street and the properties directly to the west. Therefore, slope easements will have to be acquired to facilitate installation of this proposed sidewalk. 2. Regarding St. Michael's request to have access to Garfield Street from their existing parking lot, this is potentially acceptable, however, staff requests that the proposed driveway be widened to 24' minimum, to accommodate two-way vehicular traffic. 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 ^ RP 94-06; CARLSBAD-BY-THE-SEA; T. LAWSON PAGE: 2 GARFIELD STREET PARKING LOT COMMENTS SEPT. 29, 1994 3. Please provide two Handicap Parking Spaces. 4. Please provide a handicap ramp at the southerly end of the westerly sidewalk. 5. To standardize this parking area please provide additional landscape treatment islands among the proposed parking spaces and perimeter landscaping (See the attached Planning Dept. comments regarding landscaping). 6. Please identify the "back up area" located In the northeastern corner of St. Michael's westerly parking lot. What is this intended to be used for? 7. In a recent discussion with the Carlsbad Municipal Water District (CMWD), District Engineer, regarding the paving of the Garfield Street parking area, concern was expressed over water flow requirements for fire fighting standards/capability; and, if any such requirements will necessitate the upgrading or addition of any facilities within the Garfield Street right of way. Piease contact the Carlsbad Fire Marshall to determine if an upgrade or addition of any water facilities may be required so that this item can be incorporated into the parking area design and construction. Please provide staff with a response from the fire Marshall over this issue. Attached for your use are redlined check prints of Parking Study "A". If you have any questions, please contact me at telephone 438-1161, extension 4388. Michael As^isldiil engineer - Land Use Review c. Assistant City Engineer Principal Civil Engineer - Land Use Review Traffic Engineer Assistant Planner - Anne Hysong Attachment MEMORANDUM DATE! September 28, 1994 TO; Mike Shirey, Assistant Engineer FROM; Anne Hysong, Assistant Planner SURTECT; RP 94-06 CARLSBAD LUTHERAN PARKING STUDY "A" PROPOSAL I have completed a review of the preliminary Parking Study "A" submitted for the subject project and have the following comments: Planning: 1. Although the parking lot design submitted appears to be an acceptable design with the addition of landscaping (discussed below), it is not yet known whether this proposal will mitigate the significant environmental impact of lost public parking on Christiansen Way and/or what impact to traffic circulation the vacation of Christiansen Way may have on the North Beach/Redevelopment area. The preliminary paridng study does not identify how many spaces are lost or how many spaces need to be replaced. The North Beach Planning Study identified the Garfield right of way as an opportunity for "additional" beach parking. The parking study does not identify how many spaces are replacement spaces and how many are additional spaces. Since the proposal will eliminate parking spaces currently existing along the south side of Christiansen Way between Ocean Street and Garfield which is in very close proximity to the beach, it is strongly advised that you investigate improving the north side of the Christiansen Way right of way between Ocean Street and Garfield with sidewalk, curb, and 90 degree parking spaces. This would formalize the area with 90 degree parking (as it is currently used) and result in an extension of the public parking lot on Garfield. 2. The installation of landscaping and irrigation will be required on both sides of the parking lot. The Planning Department recommends that landscape islands be located on the eastem side of the lot as shown on the attached exhibit as well as the provision of a 5* landscape easement in back of the sidewalk. Landscape islands should also be integrated into the parallel spaces along the westem side for visual relief. The necessary slope easement along the westem boundary will require landscaping to provide a visual buffer between the parking lot and the property to the west. 3. Additionally, proposed changes shown on the preliminary parking study to the St. Michael's vacated right-of-way beyond the entry driveway proposed by the CLH project will require an amendment to the St. Michael's Redevelopment Pennit. c: Chris DeCerbo City of Carlsbad Planning Department August 25, 1994 Califomia Lutheran Homes 2313 Fremont Avenue Alhambra, CA 91803 Attention: Mr. James Doyle SUBJECT: CARLSBAD BY THE SEA - RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08 Pursuant to the Planning Department's incomplete/issues letter forwarded to you last week, the Engineering Department has completed a review of the above referenced project for Engineering issues. Engineering issues which need to be resolved or adequately addressed prior to scheduling this project for a hearing date are as follows: Traffic and Circulation 1. Public parking is a major issue associated with this area of the City. Since the applicant is requesting the vacation of an existing utilized public roadway, which will result in the loss of existing public parking and paved roadway, altematives to replacing this public parking and paved roadway must be investigated. The City's North Beach Planning and Traffic Study recommends, and City Council previously adopted, that the existing Garfield Street right of way, between Christiansen Way and Beech Avenue, be constructed as a public parking lot. Since beach parking is at a premium in this area, staff wishes to pursue this recommendation and requests the applicant to investigate different design options for creating a parking lot, to City Standards, at Garfield Street. To maximize public parking and maintain acceptable roadway widths for vehicular traffic, the applicant should investigate any additional right of way requirements that may be necessaiy. Additionally, please be advised that construction of this parking lot will be a Condition of Approval for this project. Possible cost sharing or phased construction of this parking lot could be investigated with adjacent property owners (St. Michael's and The Best Westem) and individuals with other projects in the vicinity (The Army/Navy Academy). Attached for your use are some schematics which were prepared by staff of possible parking lot configurations. (These schematics are just suggestions to aid the applicant and do not necessarily reflect what may ultimately be required.) 2. A number of issues involve the Proposed underground parking garages, as follows: • The three ramps to the underground parking are being shown vdth a gradient of 18, 20 & 24% with a width of only 20 ft. This is unacceptable. Please revise these ramps to a maximum gradient of 14% with a width of 24 ft. minimum. If 14% cannot be obtained a steeper gradient (potentially up to 20%) can be approved by the City Engineer. If the applicant proposes a steeper slope they must provide a driveway profile indicating that motorists will not bottom out upon accessing the driveway, and, a letter of request to the City Engineer must be submitted. 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 13. Please relocate the tire hydrant at the northwest comer ot me Grand Avenue/L.arisDaa Bomevara intersection to 5 ft. from the face of curb. (This will move it from the effective sidewalk "walkway" area.) RP 94-06 - CARLSBAD BY TH^A AUGUST 25, 1994 PAGE 2 • The current design of the small underground parking lot on the west side of Ocean Street is inadequate, the area is too small for motorist maneuverability. This garage must be redesigned so that motorists can maneuver their vehicles in and out of the parking spaces and around the garage. As discussed in Wednesdays meeting please investigate putting the parking along the easterly wall and relocating the easterly wall to the east to create a larger maneuvering area. Please utilize a "P" Vehicle tuming template to facilitate this new design. • Please provide minimum 24 ft. aisle widths within the underground garages. • Please label the building support colunms within the underground garages. Parking spaces must have a 9 ft. (8.5 ft. min.) clear width and not be measured O.C. to the support columns. • Parking spaces which are located adjacent to a wall must be 2 ft. wider than a standard parking space to accommodate motorist maneuverability within the parking stall. • National Pollutant Discharge Elimination criteria must be met for this project. Therefore, please provide for garage floor and loading dock surface pollutant mitigation. This may be accomplished with some type of filtration system, grease trap, separator, etc. Attached, for your information, is one possible filter design which could be used. • In the underground garage located south of Grand Avenue, please delete the two proposed parking spaces which are located at the bottom of the ramp. These spaces will not function adequately due to sight distance constraints and being located directiy adjacent to the bottom of the ramp. 3. Provide a preliminary striping plan for the intersection of Grand Avenue with Carlsbad Boulevard and the Grand Avenue corridor. Please show traffic loops and signal head aUgnment. (The Traffic Engineer retained for the traffic analysis should do this design) 4. Staff has some concem with regards to the improvements shown for Christiansen Way. Staff previously requested that a paved section with curb, gutter and sidewalk, constmcted to public street standards, be shown for Christiansen Way, from Ocean Street to Garfield Street. As a Condition of Approval for this project improvements will be required. Therefore, the following improvements should be shown: • A/C pavement (constmcted to local street standards). • Concrete curb, gutter and sidewalk on both sides of the roadway. • Standard radius curb retums on both sides of the roadway for east bound Christiansen to north bound Garfield. *The above street design should be integrated into a public parking lot design for the Garfield Street right of way, as previously stated. 5. Staff also has concems with the treatment of the vacated portion of Christiansen Way east of Garfield Street. The plans indicate this section of vacated roadway as being left in its original state, i.e. with the pavement still intact. This is unacceptable. Please be advised, that as a Condition of Approval for the project the applicant shall have to remove this A/C pavement and landscape this section of Christiansen Way. Therefore, please indicate this on the Site Plans and Landscape Plan. RP 94-06 - CARLSBAD BY THE TEA AUGUST 25, 1994 PAGE 3 Additionally, since the proposed sidewalk in this area terminates at the driveway ramp and staff is requesting sidewalk on the northerly portion of this vacated area, please delete this proposed southerly sidewalk. Finally, at the vacated Christiansen Way/Carlsbad Boulevard intersection please provide a pavement special treatment area to designate this roadway as private. 6. Please indicate a pubHc easement over any proposed public sidewalk through the vacated portion of Christiansen Way. 7. Show complete cross gutters at the intersections of Ocean Street/Grand Avenue and Ocean Street/Christiansen Way. 8. Please indicate concrete sidewalk along the westerly frontage of Ocean Street. 9. Please remove the crosswalk designation on Ocean Street. 10. Please identify existing and proposed street Hght standards and fire hydrants. 11. As was previously discussed a "standard" traffic report wiU not be required for this project. However, some traffic analysis must be conducted in regards to pubHc parking issues and environmental documentation issues. In regards to this item, the foUowdng traffic information must be provided: • Indicate project Average DaUy Traffic (ADT). • Indicate project trip distribution. Take into account the potential closure of Cypress Avenue. • Supply parking exhibits indicating : existing parking, loss of existing parking, replacement of existing parking and additional parking added above existing parking. • Conduct peak hour tuming movement counts at the foUowing intersections: • Carlsbad Boulevard/Christiansen Way • Carlsbad Boulevard/Grand Avenue • Christiansen Way/Ocean Street • Garfield Street/Beech Avenue Please be advised, to aid you in this traffic study effort, City staff have already conducted the roadv^y segment counts that would be required of this project, for you. • In regards to traffic review for environmental impacts, provide an analysis of the traffic circulation in the North Beach area. Does the increased traffic (due to the potential closure of Christiansen Way) on surrounding roadways cause a significant impact with regards to roadway segment volumes, beach access, residential access, parking, etc? Provide text discussion of any impacts and proposed mitigation. 12. Where are the trash faciHties located? 13. Please relocate the fire hydrant at the northwest comer of the Grand Avenue/Carlsbad Boulevard intersection to 5 ft. from the face of curb. (This wiU move it from the effective sidewalk "walkway" area.) RP 94-06 - CARLSBAD BY TH^A AUGUST 25, 1994 PAGE 4 14. At parking spaces adjacent to waUs/curbs a 5 ft. clear area must be provided. 15. Please be advised, that as a Condition of Approval for the project, under grounding of existing over head utiHties wiU be required. Drainage 1. To determine that there is adequate drainage within the easterly half of the courtyard area, please provide some additional spot elevations. 2. How wiU drainage occur at the northerly underground garage ramp between the southerly retaining waU and the building. 3. FaU safe over flow must be provided between the retaining waU and the buUding, along the southerly side of the large buUding. Constmction I. Please be advised that this area lacks adequate staging areas for constmction equipment. Staging of constmction equipment wiU not be permitted within the pubHc right of way. Administration 1. Staff requests that the appHcant contact aU of the surrounding neighbors, with regards to this project, not just the immediate adjacent neighbors. The proposed Street Vacation, Garfield Street Parking Lot and Ocean Street improvements are major issues associated with this project and everyone in the area (300'-600' radius) should be notified and involved in the process. If you have any questions regarding the above Engineering issues, you may contact the project planner, Anne Hysong, at (619) 438-1161, extension 4477, or the project Engineer, Mike Shirey, at extension 4388. Sincerely, MICHAEL J. HOLZMILtER Planning Director MJH:AH:vd c: Chris DeCerbo Mike Shirey Bob Wojcik Attachments POTENTIAL PARKING LOT DESIGNS LJ 3 > < X o UJ LxJ GD GARFIELD STREET r 75' R.O.W. 24' 90 PARKING (PREFERRED) APPROXIMATELY 52 SPACES X o > < o LJ UJ CQ GARFIELD STREET 71.2' R.O.W. 45 PARKING APPROXIMATELY 35 SPACES X o LOCATION: GARFIELD STREET BETWEEN CHRISTIANSEN WAY AND BEECH AVENUE INLET AS SPEORED ON PLAN 6' CONC CURB STORU DRAIN PER PLAN i 6" CONCRETE CURB k GUTTER PLAN I JO' yPL^^HC GRA)/EL GUARD /nuED mm KA GRAVEL I 1 1 11 1 L ^ STORM DRAIN PER PLAN' BEDOiNG AS " SPEOPIED ON PLANS fUPERHEABlE UNING MATERIAL TO PRESENT WATER FROM LEACHING THROUGH SOIL UNDER BOX k FLOmNG UNDER PIPE. (ADJACENT TO INLET ONLY) 4' PERFORATED PVC DRAIN 4.0' SECTION A-A GRAVEL DRAINAGE FILTER HL TRA TION PIT K MIRAR FILTER FABRIC 500X NTS ADL PLANNING ASSOCIATES Urban Design Land Planning Landscape Architecture 5962 La Place Court Suite 205 CarlslDOd, CA 92008 (619) 931-8637 August 19.1994 Ms. Anne Hysong Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad CA 92009 RE: Corlsbad by the Sea - Street Vacation Processing RP 94-06; CDP 94-06; CUP 94-10; HDP 94-08 Dear Anne: Per our recent conversation, 1 offer this letter for your file to clarify our request for processing the street vacation for Christiansen Way concurrent with our Redevelopment Permit and Coastal Development Permits as submitted on July 19.1994. While we recognize that there may be various issues associated with the street vacation, it is our understanding that the street vacation application is complete with the exception of addressing mitigation for the lost public parking. With respect to this parking issue, I agree with your suggestion that improvements to Garfield Street for parking should be considered for such mitigation of any losses of public parking on Christiansen Way. It Is also our understanding that this issue would be addressed after we receive direction from staff regarding needed components of a Circulation and Parking Analysis. With this in mind, 1 would therefore believe that this would be treated as an "issue" item and not a "completeness" item. Should any of my understandings or request be incorrect or incomplete, please call. Respectfolly, I Lawson ADL Plar)6ing Associates, Inc. ADL/jh cc: James Doyle - CLH Rob Steinberg - TSG Jeff Mitchell - O'Day City of Carlsbad Planning Department August 10, 1994 Califomia Lutheran Homes 2313 Fremont Avenue Alahambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08 - CARLSBAD BY THE SEA LUTHERAN HOME Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed the subject appHcations, as to their completeness for processing. The appHcation is incomplete, as submitted. Attached are two Hsts. The first Hst is information which must be submitted to complete your appHcation. This list of items must be submitted directiv to vour staff plaimer bv appointment AU list items must be submitted simultaneouslv and a copy of this Hst must be included with your submittals. No processing of your appHcation can occur untU the appHcation is determined to be complete. The second Hst is issues of concem to staff. When aU required materials are submitted the City has 30 days to make a determination of completeness. If the appHcation is determined to be complete, processing for a decision on the appHcation wiU be initiated. In addition, please note that you have six months from the date the appHcation was initiaUv filed, July 19, 1994, to either resubmit the appHcation or submit the required information. FaUure to resubmit the appHcation or to submit the materials necessary to determine your appHcation complete shaU be deemed to constitute withdrawal of the appHcation. If an appHcation is withdrawn or deemed withdrawn, a new appHcation must be submitted. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the appHcation. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:AH:Ih:vd c: Gary Wayne Tony Lawson, ADL Planning Chris DeCerbo Jeff MitcheU, O'Day Engineering Bobbie Hoder Bob WojcUc Mike Shirey FUe Copy Data Entry Marjorie/Rich 2075 Las Palmas Drive • Carlsbad, Caiifomia 92009-1576 • (619) 438-1161 ^ Street). 8. Correct the project summary table and include the foUowing: Parcel 1: VR/R-3/BA0Z Parcel 2: R-3/BA0Z Parcels: VR Zone Please add the 33 beds in the nursing facihty to the use chart. Change the total for BuUding 1 in the commercial Hving units table to 103. UST OF ITEMS NEEDED TO COMPLETE APPUCATION: No. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08 - CARLSBAD BY THE SEA LUTHERAN HOME PLANNING: 1. Identiiy tiie project numbers on the site plan: RP 94-06, CDP 94-06, CUP 94-10, HDP 94- 08. Also identify Carlsbad sewer and water district. 2. Provide a cross section through BuUding 1 at the westem end of the nursing facihty at the location of the waU cormecting the nursing facUity to the Hving units. 3. The buUding elevations submitted are incomplete and consist of renderings rather than detaUed and dimensioned elevations. Provide interior elevations (north and south) of the Parcel 1 stmctures fronting the intemal courtyard. Provide buUding elevations for Parcel 2 (north, south, east, and west). Provide buUding elevations for Parcel 3 (north, south, and west). AU elevations must be dimensioned; indicate on the plans the actual elevation at the highest roof peak and the "at grade" (floor level) elevation of stmctures immediately adjacent to exterior waUs. Submit dimensioned and detaUed elevations of aU stmctures including iUustrations of window and door recesses and popouts and any facade detailing,and/or width of roof overhangs. Provide detaUs (height and materials) of the proposed waU (Parcel 3) along Carlsbad Boulevard and any portion of the proposed retaining waUs along Grand Avenue and Christiansen Way which are above grade. The Carlsbad Blvd. waU should include pUasters and interesting detailing such as tUes or brick which are compatible with the proposed street enhancement. 4. Show on the site plan the number and location of pubHc parking spaces lost and replaced by the proposed project. The plan submitted identifies replacement of 55 pubHc parking spaces on Grand Avenue only. The North Beach Plarming smdy identifies 38 existing spaces on Christensen Way, 55 existing spaces on Grand Avenue, and 12 existing spaces on Ocean. 5. As previously explained, buUding height is measured from proposed grade (if proposed grade differs from existing grade) to the peak of the stmcmre above the point of measurement. Please provide height dimensions accordingly. 6. Provide top of waU and bottom of waU elevations. The extension of the 10' masonry waU to the east adjacent to the skiUed nursing facUity portion of stmcmre 1 results in excessive buUding height along the southem side of the project. It is necessary that you maintaui the at grade elevation adjacent to the nursing facihty stmcmre. The exterior stairs and waU requires that buUding height be measured from the lower grade created adjacent to the buUding. 7. Provide photographs of Parcel 2 from the east and west and Parcel 1 from the west (Ocean Street). 8. Correct the project summary table and include the foUowing: Parcel 1: VR/R-3/BA0Z Parcel 2: R-3/BA0Z Parcels: VR Zone Please add the 33 beds in the nursing facihty to the use chart. Change the total for BuUding 1 in the commercial Hving units table to 103. 9. The project as submitted requires the submittal of a height and front yard setback variance appHcation for Parcel 2 west of Ocean Street. The Planning Department does not support the necessary exemption to the height limitations for the portion of the Parcel 1 stmcmre located within the VR Zone (see Issues item 5 below). 10. Show on the grading plan the volume of cut and fUl and the area or extent of grading (area of cut and fiU) for Parcel 2 only. Also provide the area or extent of grading for the entire project. 11. The North Beach Study identifies Christiansen Way as a potential view corridor to the beach. Provide an exhibit which iUustrates the existing westerly views from Christiansen Way, and the impact to views which result from the proposed project. Also, provide an exhibit iUustrating the westerly view to the ocean from Grand Avenue and Carlsbad Blvd. upon completion of the proposed project. The exhibit should identify views from the centeriine of Grand east of Carlsbad Blvd. and from the northeast comer (sidewalk) of this intersection. 12. Submit a separate site plan showing the underlying topography and existing site conditions including stmcmres, parking, and landscaping, and pubHc improvements. 13. Provide text detailing proposed comphance with the RECON mitigation recommendations necessary to reduce the significant impact of demoHshing the historic stmcmre (i.e., size and scale, architecmral style, constmction materials, etc.). ENGINEERING: 1. An Assessor's parcel map page should have heen included as part of the Preliminary Title Report (PTR) indicating which parcel is Parcel A, B, and C, corresponding to the legal description. Please provide this information. 2. Please plot PTR Item No.'s 5 and 13 on the Engineering Site Plan with their fumre disposition. If these easements are not appHcable to this project, then please indicate this as a note. Also, please provide a copy of PTR Item No. 7. 3. Please indicate the width of the existing streets adjacent to the project. 4. The FEMA Flood Insurance Rate Map shows portions of this area as being in a 100 to 500 year flood zone with the potential for high velocity wave action. Please plot the potential high water mark flood line on the Engineering Site Plan and/or address this issue. 5. Indicate the appHcation types, on the Site Plan. 6. Provide the name of the sewer, water and utiHty agencies serving the project on the Site Plan. ISSUES OF CONCERN PLANNING: 1. A critical project issue is the replacement of beach parking lost due to the proposed Christiansen Way street vacation. It is unclear during this review whether or not the appHcant intends that the street vacation be processed ahead of the proposed professional care facihty project, or whether the appHcant intends that the street vacation be processed concurrentiy with the proposed project. If the street vacation is to be processed separately, a coastal development pennit appHcation for the street vacation is required. Please submit a letter to the Planning Department confirming how the appHcant wishes to proceed. The Planning and Engineering Departments strongly advise that the appHcations be processed concurrentiy. If the street vacation and professional care facihty are to be processed concurrentiy, an acceptable proposal must be submitted to mitigate the significant environmental impact of lost pubHc parking on Christiansen Way and any potential impact to traffic circulation in the North Beach/Redevelopment area. Please consuh the North Beach Traffic Study in which 38 pubHc parking spaces are identified on Christiansen Way, and Garfield Street between Beech and Christiansen Way is identified as a potential pubHc parking lot. The improvement of a parking lot within this pubHc right-of-way may offer an oppormnity for mitigating the loss of Christiansen Way including pubHc parking spaces. 2. As previously identified, the project does not include a tourist serving commercial use on the entire ground floor as required by the ViUage Design Manual. This may require the approval of a Local Coastal Plan Amendment by the Coastal Commission instead of a coastal development pennit by the Housing and Redevelopment Commission. 3. Provide an analysis of the noise generated by the proposed roof equipment. What noise impact, if any, v^ result? How wiU it be mitigated? 4. Remove the proposed entry pylons at the entry to Grand Avenue from the landscape plans. Grand Avenue is not a private street. The Planning Department strongly reconunends that some form of pubHc art such as a sculpture or mosaic be proposed at the comer of Carlsbad Boulevard and Grand depicting Carlsbad's history. 5. The project exceeds buUding height. BuUding height is measured from proposed grade to the peak of the roof above every point surrounding and within the stmcmre. The top of the retaining waU proposed around the Hving units adjacent to the nursing facihty is not the point of measurement. Height is measured from the floor line to the roof line since the waU is not a part of this stmcmre. Parcel 1: Maximum buUding height in the VR zone is 35'. The plans submitted are inconsistent; buUding height iUustrated by Sheet 12 (Parcel 1 Section A) does not agree with buUding height iUustrated by the Sheet 13 (buUding elevations). BuUding parapets or roof stmcmres are permitted to exceed the buUding height for the sole purpose of screening roof equipment. The roof of proposed BuUding 1 above the sun porch level incorporates a roof design which does not entirely function as roof equipment screening. Also, the portion of the roof serving as a parapet surrounding the roof equipment above this level does not screen the equipment. Elevation plans from Christiansen and Grand identify another 5-6' of visible roof equipment. A roof parapet above buUding height is permitted only if it screens the roof equipment. The Planning Department therefore recommends that the sun porch level be omitted from this proposal to enable sinking the roof equipment to an elevation which would enable a pitched roof above the nursing facihty to entirely screen the necessary roof equipment and StUl satisfy height requirements. The Planning Department carmot support the proposed roof above buUding height since its primary purpose is to cover the sun porch level of the stmcmre rather than to screen roof equipment. AdditionaUy, Sheet 12, Parcel 1-Section C iUustrates that BuUding height exceeds 35' from proposed grade to the peak of the roof. Parcel 2: BuUding height of Parcel 2 measured from the westem elevation at grade to the top of the stmcmre is 40'. The maximum height is 24' for a flat roof. See the attached plan identifying what may be done to accomphsh a 30' buUding height which would stiU require approval of a height variance in the R-3 zone. 6. This project should include a sign program. Submit plans for proposed signage including a table identifying the aUowed area of signage (.6 sq feet of signage per lineal foot of frontage on Ocean and Carlsbad Blvd.). The sign program should include sign types, location, proposed materials and colors and reflect the recommendations included in the historical analysis submitted for this project. Specific sign copy can be reviewed after project approval. 7. The North Beach Smdy identifies a bicycle route on Grand Avenue. This should be reflected on the proposed site plan exhibit. 8. The proposed landscape plan does not propose retaining any of the existing palm trees around the stmctural perimeter. These pahn trees are an important element of the existing project which should be incorporated into any attempt to repHcate the front facade and/or to enhance the street scene along Grand Avenue. 9. Leighton and Associate's environmental site assessment investigating the potential for the presence of hazardous materials/waste contamination of the subject site indicates that mitigation is required on Parcel No. 1 8c Parcel No. 3. 10. Item 3.1.6 of the Phase I Environmental Site Assessment for Parcel No. 3 and the Titie Report (Parcel B) identiiy Standard OU Company drilling rights into or through the parcel. Please address this issue as it relates to Item V-F-2 of the Carlsbad ViUage Area Redevelopment Plan dated April 1981. 11. Please address Landscape Consultant, Larry Black's, plancheck comments (remm the enclosed redlined checkprints with resubmittal): 1) Relocate aU existing Washingtonia and Phoenix Palms onsite (include "storage" during constmction). 2) Provide cross sections through planters (above parking garage) to show depth of soU for trees. 3) Provide flowers to enhance street scene for pedestrians and motorists. 4) Provide water conservation plan per Landscape Manual (ok to combine with the landscape plan). 5) As a condition of approval, provide Master Plan of existing trees. 12. Although RECON's historical assessment submitted with the project indicates that mitigation through repHcation is possible to reduce significant impacts resulting from stmctural demoHtion, the Planning Department beheves that to avoid possible community concem and/or opposition, the retention of the historical facade is the preferable altemative. ENGINEERING: Engineering completeness issues wiU be provided at a later date along with a redlined checkprint. mm St. Michael's By-the-Sea Episcopal Church 2775 Carbbad Boulevard Carlsbad, Califorma 92008 Mail: P.O. Box 127 Carlsbad CA 92018-0127 Telephone: (619) 729-8901 Fax: (619) 729-0737 July 3, 1994 Ms. Anne Hysong Planning Department 2075 Las Palmas Drive City of Carlsbad, CA 92009 Dear Anne: We have met with Mr. Lloyd Rochambeau and Mr. Tony Lawson to review the plans for the Carlsbad-by-the-Sea Lutheran Home's redevelopment project. This plan is well conceived and aesthetically pleasing. We understand that Christiansen Way will be narrowed to include an entrance for underground parking and a service entrance. There will be some parking on Christiansen Way. Also, it will be the responsibility of the Lutheran Home to improve Garfield street between Christiansen Way and Beech, which will provide parking for the area. Our concerns are: First, we would like the access from our parking lot to Garfield street to remain the same width so that we will not lose any parking spaces. The traffic through this area is very light. Second, we currently have access for funeral coaches and service vehicles to the Lych Gate between the Chapel and Ede Hall. We need that access maintained. The staff of the Lutheran Home have always been good neighbors and we are pleased by their concern for our needs in planning this venture. Sincerely yours. The Reverend Douglas E. Woodridge, Rector for the Vestry of St. Michael's-by-the-Sea Episcopal Church CC Mr. Anthony Lawson Mr. Lloyd Rochambeau MEETING NOTES DATE: September 9, 1993 Subject: CARLSBAD BY THE SEA LUTHERAN HOME ATTENDEES: See attached agenda Grand Avenue Vacation - Leave the existing ROW alone Christian Way - one-half street vacation wUl give them 40' they need and is a more desirable alternative if they can reconcile the beach parking loss - an important Coastal issue. For the partial street vacation they will enhance and possibly add parking on Grand. I asked David Hauser if diagonal parking on both sides with landscaping (islands) to break up parking within the 80' ROW is possible. I was instmcted to work with redevelopment team in eluding Debbie Fountain to come up with potential enhancements for Grand Avenue and advise the applicant accordingly. Marty/Gary advised them that the bridge over Grand will not be supported due to visual impact through the corridor. Building Height Applicant was instmcted to bring the building height down to 35' in redevelopment area and 30' - 2 levels in the beach area. They were advised that it is unlikely that the 45' building height will be adopted in Redevelopment as recommended in draft Village Master Plan. We talked about what constitutes existing grade in terms of building height. They want to put more than two levels along Ocean Street and asked about a variance. Their proposal is to excavate for garage except that at Ocean Street,the garage is 8' above grade and considered a level. They are also still trying to extend the "first floor" out without having to step down that level. I suggested that they put more than one subterranean level so that they can get their two or three levels and comply with building height and use the first level and partial subterranean level for uses other than residential. Gary explained that Coastal Commission really doesn't care about buUding height - that it is the City, however, Coastal will use the height issue to get other things they want like more parking. I don't think we told them that we would support a height variance, but they are going to try for more height and possibly another level in beach area. Rob, Tony and I will work together on this issue. Zone Code Amendment The issue of the type of use these units are has to be addressed. Marty explained that it is not the intent of Growth Management to preclude Professional Care facilities in the City. He indicated that it may be possible to process concurrentiy with the ZCA processed along with the Time Share ZCA. (I spoke to Brian this aftemoon about the possibility and justification for not counting the independent care units as dwelling units according to growth management in case he is directed to include it in his ZCA. We also talked about a possible GM mitigation fee we could impose on units with kitchens as a creative way to address possible impacts to facilities.) Michael's Sythe-Sea Episcopal Church 2775 Carlsbad Boulevard Carlsbad, California 92008 Mail' P.O. Box 127 Carlsbad CA 92018-0127 Telephone: (619) 729-8901 June 17, 1994 Ms. Anne Hysong Planning Department City of Carlsbad RE: Carlsbad by the Sea Redevelopment Project and Street Vacation of Christiansen Way Dear Anne: We, the undersigned, have met with representatives of Carlsbad by the Sea on several occasions to review their preliminary plans and to be informed of their proposal to redevelop their entire facility, which includes a street vacation of Christiansen Way between Carlsbad Boulevard and Ocean Street. While we understand that these plans are only preliminary and have not been finalized, we offer this letter of support of the project and street vacation as it has been presented to us and under the agreement that we will continue to be involved in the refinement process and that our support of the final plans will be required. Respectful 1y, The Reverend Douglas E. Woodridge, Rector <^ * *> • *^ 1 UNIQUE INNS ON THE SHORES OF CARi Beach TepracG Inn Be4CH View Lodce THE INN ON THE BEACH 2775 OCEAN STREET PHONE 618-7294051 • CAUF. SOOON BEACH USA/CAN. 800-433^15 • FAX 619-729-1078 OVERLOOKING THE BEAUTIFUL BLUE PACIFIC . CARLSBAO, CAUFORNIA 92008. 3180 CARLSBAD BOULEVARD PHONE 619-729-11S1 • CAUF. 800-BEACH VU USA/CAK 800-535-5588 • FAX 619-434-6405 June 10, 1994 Ms. Anne Hysong Planning Department City of Carlsbad Re: Carlsbad by the Sea Redevelopment Project and Street Vacation of Christiansen Way We the undersigned, have met with representatives of Carlsbad by the Sea on several occasions to review their preliminary plans and to be informed of their proposal to redevelop their entire facility, which includes a street vacation of Christiansen Way between Carlsbad Boulevard and Ocean Street. While we understand that these plans are only preliminary and have not been finalized, we offer this letter of support of the project as it has been presented to us and under the agreement that we will continue to be involved in the refinement process and that our support of the final plans will be required. Rick/6mock, CHA General Manager Barbara Howard-Jones General Partner ONLY 30 MINUTES NORTH OF SAN DIEGO EASY WALK TO VILLAGE RESTAURANTS & STORES City of Carlsbad Planning Departnnent July 11, 1994 Tony Lawson 5962 La Place Court Suite 205 Carlsbad, CA 92008 SUBJECT: JUNE 27, 1994 MEETING REPORT - CARLSBAD BY THE SEA Dear Tony: I have reviewed the subject meeting report forwarded to me by Rob Steinberg regarding the Carlsbad Lutheran project and request that the meeting report be revised as follows: Project Description; Anne requested an indepth project description including an explanation of why the historic facade cannot be preserved as well as a functional description of the project which explains the need for locating the nursing home at the eastern end of the facility along Carlsbad Boulevard. Coastal Commission; Anne explained that the Village Design Manual/Coastal Plan for the area requires that the ground floor of all projects be devoted to visitor serving commercial uses. The City's revised Master Plan, if approved by Council and the Coastal Commission prior to Carlsbad Lutheran, may resolve this requirement for Carlsbad Lutheran by allowing professional care facilities as a provisional use. Anne recommended that consultants meet with Coastal staff regarding this issue to determine if they considered the expansion of the existing facility to be exempt from this tourist serving requirement. If you have any questions regarding the above, please contact me at 438-1161, extension 4477. Sincerely, ANNE HYSONG _ Assistant Planner c: Rob Steinberg, San Jose CA 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 'Meeting Report To: City of Carlsbad - Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009 Attn: Ann Hysong Re: Carlsbad by the Sea The Steinberg Group Date: June 27, 1994 Project No: 93-025, G-6 Meeting Place: Carlsbad Community Development Present: Ann Hysong Meeting Date: Tony Lawson Time: 4:30 to 6:00 p.m. Rob Steinberg Meeting Purpose: To review latest drawings Minutes Rob and Tony presented a series of plans that have been developed since we last met with the City. Plans included revisions from Januaiy, March and drawings prepared during and May and June. Observations and questions from Ann Hysong are as follows: Parking • Parking - Substantially more parking has been included in the current plans. Ann felt the addition of so much parking clouded the issue as to whether this was really senior apartments or a professional care facility. • She looked at the plans to see, if there was an excess of parking, could possible beach parking be segregated from resident parking. It was detennined a single access probably would prohibit this option. Replacement vs. Restoration Rob explained the reasons the team is proposing replacement versus renovation • Ann Ustened carefully and asked several questions of clarification in order to make sure she understood our reasoning. • She expressed support for our historical consultant. • She raised the issue of what public perception would be when the building was tom down. By: Rob Steinberg, A.I.A., NCARB cc: Please notify originator for ai^ coirecticms, omissions, or deletions within three woiking days of receipt ofthis meeting reptxt. Architecture Planning Interiors 60 Pierce Avenue San Jose, Califomia 95110 408-295-5446 kd/wi/doc/meeling/hysong Ann Hysong June 27, 1994 Page 2 of2 Minutes My general impression was that she did not seem outright opposed to the concept of replacement. At this point, Ann became confused as to which portion of the original building was currendy proposed to be either restored or replicated. Rob explained that we were retaining the two pods and the porte cochere only. This is consistent with all previous submittals to the City. Mechanical Roof Screen Rob and Tony explained the concept of the mechanical screenwall for the kitchen and mechanical roof mounted equipment on the OSHPD building. Because Ann felt that the roof moimted equipment was a part of the new construction she was less siue whether the screenwall above 35' would be acceptable. Tony discussed this with her at some length. She said she would have to review the ordinance. Fireplace Ann questioned possible retention of the existing fireplace. It was explained it was not possible to retain it and that a new one would be created as a focal point for the lobby. Proiect Description Ann asked for more in-depth description of the project than what would be ordinarily expected. She requested specific information regarding the «b.relocation of the residents during construction and opportunities for residents to retum after completion of the facilities. Coastal Commission Ann suggested we meet soon with the Coastal Commission. Tony explained that we wouldn't have all the traffic information. It was generally agreed a meeting with the Coastal Commission should be set up right away. Tony will coordinate this with Rob. Ann expressed that there were some jurisdictional differences between the City and the Coastal Commission at the current time. The City's revised master plan would help clarify this jurisdictional overlap. However, the Redevelopment Agency Master Plan is bogged down and may not precede our application. One possible area of conflict could be regarding the requirements for retail at street level. kdAn/doc/ineeting/hysong City of Carlsbad Pl3nning Department December 3, 1993 ADL Planning Associates 5962 La Place Court, Suite 205 Carlsbad, CA 92008 Attention: Tony Lawson SUBJECT: PRE 93-33 - CARLSBAD LUTHERAN HOMtf APN: 203-^31 253-^-151 Preliminary review of your project was conducted. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analvsis of vour project. Additional issues of concem mav be raised after your apphcation is submitted and processed for a more specific and detailed review. It is apparent that Carlsbad Lutheran Homes is making a genuine and concerted effort to provide the City of Carlsbad with a quahty development while also attempting to satisfy CLH's requirements. The proposed facility would offer senior residents many fine amenities, as well as provide Carlsbad citizens a promenade to the beach and additional formaUzed beach parking. While the Professional Care use at this location remains a desirable one, the issue of compatibility in the Beach Area Overlay Zone/VR Zones is an extremely important one that the City cannot overlook. The scale (height) and intensity (coverage) of the proposed development exceeds that which the City considers to be consistent with surrounding development in both the BAOZ and VR zones. The following issues addressing compatibility as well as other general issues and items that need to be addressed prior to formal apphcation submittal are offered to assist Carlsbad Lutheran in their project redesign: Planning Department Compatibilitv 1. The project (Buildings 1, 2, and 3) exceeds maximum building height permitted in both the BAOZ/R-3 and VR Zones. The proposed berms surrounding Buildings 1 and 3 do not allow the lower level to qualify as basement units and building height is therefore measured from existing grade. The height measurement along the west elevation of Building 2 also exceeds 30'. The Plarming Department cannot make the necessary variance findings to permit building height to exceed the standard for each zone and therefore cannot support the project unless the project is redesigned to comply with maximum building height standards. 2. Compatibility concems necessitate the provision of the required 20' minimum landscaped setback along Ocean Street to reduce intensity of buildings at this location. Due to the proposed intensity of the development, landscaped setbacks will ensure compatibility with the surrounding residential development in the BAOZ. 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 PRE 93-33 - CARLSBAD LWHERAN HOME APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 2 General Issues/Comments 3. In addition to the proposed benches and landscaping at the comer of Grand Avenue and Carlsbad Boulevard, the Planning Department recommends an amenity such as a clock, sculpture, fountain, or monument which focuses on Carlsbad's history. 4. The proposed island separating lanes at the Grand Avenue/Carlsbad Boulevard intersection should be omitted to avoid the appearance of a private street. 5. Also of concem is the building facade of Building 3 facing Carlsbad Boulevard. This facade should be designed to tie this segment of the development together with the main facihty. 6. The proposed use will have to comply with noise standards through the submittal of a noise analysis identifying exterior noise levels. The General Plan Update (Noise Element) likely to be adopted identifies as conditionally acceptable an exterior noise level for this use of 65 CNEL. Interior noise levels may not exceed 45 dBA. It may be necessary to step the second and third levels of Building 3 (south of Grand) back from Carlsbad Boulevard to achieve this noise level. 7. In addition to the previous comments regarding environmental review of this project, a cultural resource analysis of the existing CLH stmcture must be performed to determine its historical status. If the proposed development represents a significant impact, the analysis must include a recommendation of satisfactory mitigation. 8. The issue of unit classification must be resolved by the proposed zone code amendment in advance of a decision on this project. Engineering Department: 1. Please show all easements with future disposition, as indicated in a current Preliminary Titie Report (PTR). (Current PTR must be submitted with formal submittal application.) 2. Although the potential for full right-of-way width street vacation was previously discussed for Christiansen Way, to accommodate for enhanced beach area circulation and to provide for additional parking on Garfield Street staff reconunends that a 24' (curb to curb) alley be constructed with a 5' concrete sidewalk within a 30' right-of-v^ay at Christiansen Way from Ocean Street to Garfield Street. Staff wiU require that agreement be obtained from adjacent property owners (Best Westem) to accommodate this design. If the adjacent property owners do not agree with this design, then the proposed Christiansen Way alley will have to be shifted southerly thereby impacting the proposed development. In regards to any street vacations, please be advised that a street vacation application must be submitted and signed by all of the involved property owners. 3. Please show courtyard drainage pattems and drainage facilities, i.e., sump drains and failsafe overflow. 4. Please show handicap ramps at all intersections. PRE 93-33 - CARLSBAD Llfl^ERAN HOME W APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 3 5. Please identify rectangular areas shown on Ocean Street along the project frontage. If this is proposed vehicular parking striping, please delete it. Parking stall striping is not required in this area. 6. Please show all existing underground and overhead utihties, i.e., sewer, storm drain, water, light standards, SDG&E, etc. 7. Please show existing and proposed topography and finished floor elevations. 8. Please show typical street sections for aU of the roadways adjacent to the project. 9. Please indicate average daily traffic (ADT) generated by the project. 10. Please indicate grading quantities for the project, i.e., amount of cut/fill. 11. Please supply a striping plan for all legs of the Grand Avenue/Carlsbad Boulevard intersection. Underground Garage Issues 12. Chculation design of the underground parking garage is slightly confusing. Why caimot 90° parking be put on the westerly side of the garage as well as on the easterly side? This could create a standard two-way traffic circulation pattem and add more parking spaces. Depending on whichever design is used, please redesign the corner parking spaces to facihtate better vehicular ingress, egress and tuming movements. 13. Please show the stmcture colunms in the garage. Note that all parking stall dimensions must be "clear" dimensions around these colunms. 14. Please show garage drainage and garage water discharge location. Be advised, that National Pollutant Discharge Elimination System (NPDES) criteria will be required for this project. 15. Please indicate percent grade of the garage driveway ramp. 16. Building and Fire Department staff were contacted regarding the underground garage and the following are their comments: Building Department: Be advised that underground parking will require substantial ventilation. Since this garage is entirely subterranean, extensive ducting may be required. It is staffs recommendation that prior to formal submittal the applicant contact Mr. Mike Peterson of the Carlsbad Building Department for direction on any building issues. Fire Department: The use of underground parking results in various Fire Department personnel access issues. It is staffs recommendation that prior to formal submittal the applicant contact Mr. Mike Smith of the Carlsbad Fire Department for direction on any fire issues. PRE 93-33 - CARLSBAD BWHERAN HOME W APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 4 Please contact Arme Hysong at (619) 438-1161, extension 4477 if you have any questions. Sincerely, GARY/E. WAYNI Assistant Planning Director c: Michael J. Holzmiller Bobbie Hoder Adrienne Landers File Copy Data Entry James Doyle GEW:AH:vd Meeting Report The Steinberg Group To: Cfiiifomia Lutheran Homes 2312 South Fremont Avenue Alhambra, CA 91803 Attn: Jim Doyle Re: Carlsbad by the Sea/Marty Orenyak Meeting Date: 9/13/93 Project No: 93025 G6 Meeting Place: Marty Orenyak's Office at Carlsbad Admin. Bidg. Present: Marty Orenyak Meeting Date: September 9,1993 David Hauser Time: 11:30 am -12:45 pm Gary Wayne Meeting Purpose: Dept. Head Review of Proposed Design Direction Anne Hysong Evan Becker Pat O'Day Tony Lawson Jim Doyle Gary Wheeler Rob Steinberg Gary Wheeler presented a brief history of CLH. He expressed CLH's desire to obtain critical mass necessary to continue an economic operation, approximately 170 units. Rob Steinberg reviewed two altemate schemes previously submitted to the City. The need to increase the unit count and size of dwelling units required additional land, hence the request for vacationing of Grand Avenue. Staff concern regarding abandonment of Grand focused on Grand Avenue being a major east/west street that provides a physical and visual connection to the ocean. Vacationing or narrowing would impede vehicular and pedestrian circulation, as well as eliminate any remaining view corridor. The loss of existing By: and potential future public parking would also be considered very negative. It was strongly advised that 100' Right of Way of Grand Avenue not be reduced. An upper level bridge connection between the main campus and the proposed health center building was also discouraged. Robert T. Steinberg, AIA Bob Francoeur Peter Nosier Please notify originator for any corrections, omissions or deletions. Architecture Planning Interiors 60 Pierce Avenue San Jose, Califomia 95110 408-295-5446 / meeting/ tteiobrg/doyle A /jo MEETING REPORT Jim Doyle September 9,1993 (Meeting Date) Page 2 of 3 It was suggested CLH, the engmeering dept. and redevelopment work together on an "enhanced design" for Grand Avenue to maximize on street parking and encourage a pedestrian friendly streetscape. Dave Hauser suggested that vacationing of Christiansen Way would have substantially less unpact to vehide drcuiation and loss of parking, due to its more remote location to public beach access. " It as agreed that any displaced street parking due to vacationing must be replaced. Pat O'Day and Gary Wayne suggested that the Episcopal Church had at sometime in the past requested abandonment of Garfield and possibly Christiansen Way. If abandonment occurred, adjacent land owners would receive the benefit of additional land. This in- cludes CLH, the Episcopal Church and the Best Westem Motel (it was believed that Best Western owned the property along the northwest edge of Christiansen Way). • Abandonment of Christiansen Way would provide CLH with approximately 40 additional feet, similar to the additional land utilized in the latest architectural scheme. Abandonment of Christiansen Way would require coordination with the Church to not land lock the 2 small parking lots on the southeast edge of their property. Building Heights Marty Orenyak strongly cautioned that building height limits should be respected. The 4th story element was strongly discouraged. The City is more concemed about building heights than the Coastal Commission. Rob Steinberg explained three concems regarding height requirements: 1. 35' would in all likely hood require very low pitched or flat roofs. 2. Measuring height from existing grade with an 8' fall from one end of the site to the other, made even a three story building difficult to achieve. 3. Two story limit in the Beach Overlay zone, area west of Garfield, would significantly reduce critical number of units. • City staff responded that flat roofs were not ideally supportive to a "village character" and that some flexi- bility of interpretation of building he^ts as measured from new grades was possible. Marty Orenyak directed the design team to work with Anne Hysong to explore alternatives. It was agreed that three stories in the Beach Overlay zone would not be resolved without a variance. However, Marty Orenyak concurred that a credible case could be made that this is necessary in order to justify the additional cost and loss of land along Carlsbad Blvd. in order to preserve the front of the origi- nal hotel/spa building. Marty Orenyak made no promises as to whether or not a variance would be granted, however, he encour- aged CLH to piu"sue this option further. /meeting/tteinbrg/doyiejt/jo MEETING REPORT Jim Doyle September 9,1993 (Meeting Date) Page 3 of 3 Growth Management Zone Code Amendment Marty Orenyak stated that the Growth Management Ordinance was not intended to predude updating of an existing CCRC. It was intended to modulate growth of new residential construction that would strain existing dty resources. " Marty Orenyak the manner in which this was resolved was administrative and would be accomplished by the City. One possible scenario would classify Carlsbad by the Sea as a commercial facility. How to Proceed CLH was encoiuaged to proceed as soon as possible to submit a revised preliminary application that maintained the existing 100' Right of Way along Grand, incorporating 40' of vacated Christiansen, that re spected the bmlding height limits as much as possible, with the possible exception of three stories in the Beach Overlay zone. /meeting/Meinbrg/doyleji/io 'T-SEP 13 '93 05:52PM THE S^INBERG GRP. 408-295-5928 P. 1/6 Facsimile Transmission Cover Sheet ' iOjr\ ro: i^jor^ n'^^ ^^^^^ <*«No.) (PhoaeNo.) From: <>ttUjOfal^i] (Name) ^ Ref: (^JX>JM)0(1J ^-^ (fTojeot) The Steinberg Group (Date) (Time) (Nuaber of page** iBCliuilng cover.) Note: The Sttinbcre Group. 60 Pierce Avenue. S« Jose. CA 9SUQ, (408) 295-5446, (Fax) 295 -5928 SEP 13 '93 05:52PM THE STEINBERG GRP. 408-295-5928 P.2/6 Steinberg Group Septeinber 13,1993 Mr. James M. Doyle Chief Financial Officer Caliibrnia Lutheran Homes 2312 South Fremont Avenue Alhambra, Califonua 91803 Re: Carlsbad By The Sea, TSG Project No. 93-025 (03) Dear Jim: Below, in adcUtion to the enclosed Meeting Report from last Thursday's meeting with the City of Carlsbad, is a recommended list of tasks for your consideration. • Christiansen Way Street Closure: • Coordination with the Episcopal Church. • Coordination with the Best Western Motel. e Grand Avenue Redesign: • Coordinate input from redevelopment and engineenng departments. • Pxoposed landscape design, maximizing diagonal paiking both sides with a wide pedestrian sidewalk align with the public beach rigbt^-wty. e Architectural Redesign Package (appropriate for new preliminary submittal to City); • Design unit plans fbr residential care* assisted living and skilled nursing for roview by Lloyd, Maria, and Kevin. • Analyze building height to conform to City ordinances and coordinate with Anne Hysong and Pat O'Day. • Prepare new preliminary site plan with precise unit count. • Coordinate with Historic Society (intention for historic facade): • Possible meetings widi Mrs. Christiansen. e Meeting with Mr. Gamer and family (regarding possible land swap). • Review with Peter Nosier if infladon &ctor is incorporatod into present pcrforma numbers.. • CivU Engineering Reconnaissance: • Is Christiansen Way a reversion street? • Utilities in Christiansen Way. " Title search to confirm Best Westem owns property along Christiansen Way. e Confinn accommodation fees per revised design, e Revise project schedule. Architecture 60 Pierce Avenue Planning San Jose, Caiifomia 95110 Interiors 408-295-5446 Fax 408-295.5928 "v/wo««owc^«t«a*^i txx: SEP 13 '93 05:53PM THE WEINBERG GRP. 408-295-5928 ^ F.3/6 i Mr. James M. Doyle | The Sep^^i3.»M I Steinberg Group e Revise project performa. It is my rooommendation we tiy to accomplish the above tasks for a November 1, 1993 resubmittal to the City ofCarlsbad. Sincerely, THE STEINBERG 9^ Robert T. Stoini Prosident Enclosure (as stated above) oe : James Yee Kathleen Tunhala JJV/Wwd2(WX3OLetlciVDeyl»l.D0C SEP 13 '93 05:53PM THE^EINBERG GRP. 408-295-5928 Meeting Report p. 4/6 The Steinbei^ Group Tb: Attn: Re: California I nthrran Homes -3313 South Fremont Avenue- Jim Doyle Cof Isbad by tho Sea/Marty Orenyak Meeting • Date; -J/1,3/9S. Project No: ^3025 G6^ Meeting Place: Meeting Date: Marty Orenyak's Office at Carlsbad Admin. Bidg. September 9,1993 ll;30 am • 12:45 pm Meeting Purpose: pept. Head Review of Proposed Design Direction Present; Marty Orenyak David Hauser Time: Gary Wayne Anne Hysong Evan Becker Pat O'Day Tony Lawson Jim Doyle Gary Wheeler Rob Steinberg By: cc: Gary Wheeler presented a brief history of CLH. He expressed CLH's desire to obtain critical mass necessary to continue an economic operation, approximately 170 units. Rob Steinberg reviewed two alternate schemes previously submitted to the Gty, The need to increase the unit count and size of dwelling units required additional land, hence the request for vacationing of Grand Avenue. Staff concern regarding abandonment of Grand focused on Grand Avenue being « rnjjoT east/west street that provides a physical and visual connection to thc ocean. Vacationing or narrowing would impede vehicular and pedestrian circulation, as well as eliminate any remaining view corridor. The loss of easting and potential future public parking would also be considered very negative- It ym strongly advised that lOff Right of Way of Grand Avenue not be reduced. An upper level bridge connection between the main campus and the proposed health center building was also discouraged. Robert T. Steinberg. AlA Bob Francoeur 7^ Peter Nosier Please notify originator for any corrections, emissions or deletions. Architecture Planning hiieriors 60 Pierce Avenue San Jose, Califomia 95110 408-295-5446 /niee(jnj^tt«tabf|/doykj«/io SEP 13 '93 05:54PM THE SIEINBERG GRP. 408-295-5928 ^ P.5/6 MEETING REPORT Jim Doyle September 9,1993 (Meeting Date) Page 2 of 3 • It was suggested CLH, the engineering dept. and redevelopment work together on an "enhanced design" for Grand Avenue to maximize on street parking and encourage a pedestrian friendly streetscape. • Dave Hauser suggested that vacationing of Christiansen Way would have substantially less impact to vehicle circulation and loss of parking, due to its more remote location to public beach access. " It as agreed that any displaced street parking due to vacationing must be replaced. • Pat O'Day and Gary Wayne suggested that tbe Episcopal Church had at sometime in the past requested abandonment of Garfield and possibly Christiansen Way. ^ If abandonment occurred, adjacent land owners would receive the benefit of additional land. This in- cludes CLH, the Episcopal Qiurch and thc Best Western Motel (it was believed that Best Western owned the property along the northwest edge of Christiansen Way). Abandonment of Christiansen Way would provide CLH with approjomately 40 additional feet, similar to the addidonal land utilized in the latest architectural scheme. • Abandonment of Christiansen Way would require coordination with the Church to not land lock the 2 small parking lots on the southeast edge of their property. Buildint^ Heights • Marty Orenyak strongly cautioned that building height Umits should be respected. The 4th story element was strongly discouraged. • The City is more concerned about building heights than die Coastal Ck>mmission. Rob Steinberg e]q>lained three concerns regarding height requirements: 1. 35' would in all likely hood require very low pitched or fiat roofs. 2. Measuring height from enstmg grade with an 8' fall from one end of the site to the other, made even a tlvee story building difficult to achieve. 3. Two story limit in the Beach Overlay zone, area west of Garfield, wouid significantly reduce critical number of units. • City staff responded that flat roofs were not ideally supportive to a ^Village character" and that some flexi- biliiy of interpretation of builduig heights as measured fi'om new grades was possible. " Marty Orenyak directed the design team to work with Anne Hysong to explore alternatives. • It was agreed that three stories in the Beach Overlay zone wouid not be resolved without a variance. However, Marty Orenyak concurred that a credible case could be made tiiat tius is necessaiy in order to justify the additional cost and loss of land along Carlsbad Blvd. in order to preserve tiie front of the origi- nal hotel/spa building. • Marty Orenyak made no promises as to whetiier or not a variance would be granted, however, he encour- aged CLH to pursue tills option furtiier. /ineeriii|/itelabrg/tfQykJ«/jo SEP 13 '93 05:55PM THE STEINBERG GRP. 408-295-5928 ^ P.6/6 MEETING REPORT Jim Doyle September 9,1993 (Meeting Date) Page 3 of 3 Growth Management Zone Code Amendment Marty Orenyak stated that tiie Growtii Management Ordinance was not rntended to preclude updating of an existing CCRC. It was intended to modulate growth of new residential construction that would strain existing city resources. • Marty Orenyak the manner in which this was resolved was administrative and would be accomplished by tiie City. One possible scenario would classify Carlsbad by the Sea as a commercial facility. HQW to Pfocftftd CLH was encouraged to proceed as soon as possible to submit a revised prelimmary application that maintained the existing 100' Right of Way along Grand, incorporating 40' of vacated Christiansen, that re spected tiie building height limits as much as possible, with die possible exception of tiiree stories in the Beach Overlay zone. /llK«t|||f/9tC<rtbi|t/d«yle.i«/Jo 0 CiTY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW TO: ASSISTANT PLANNER - A. HYSONG Date: June 19, 1995 FROM: Associate Engineer - M. Stiirey|^^ Project ID: CUP 94-10, RP 94-06 VIA: Assistant City Engineer Q [{^j^ CARLSBAD LUTHERAN HOME PROJECT REPORT AND CONDITIONS TRANSMITTAL The Engineering Department tias completed its review of the above referenced project and is recommending: X That the project be approved subject to the conditions' as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Use Review project report for inclusion in the staff report for this project. LAND USE REVIEW SEC PROJECT REPORT PROJEC" ID: CUP 94-10, RP 94-06 PREPARiiD BY: Michael J. Shirey PROJECT NAME: Carlsbad Lutheran Home (CLH) APPROVED BY: LOCATION: West Side of Carlsbad Boulevard, between Carlsbad Village Drive and Christiansen Way. BRIEF DESCRIPTION: Entire reconstruction of an existing elderly care facility. ENGINEERiNG ISSUES AND DISCUSSION: Traffic and Circulation: Projected Average Daily Traffic (ADT): 879 Traffic Study Performed by: Urban Systems Associates Comment: Three main Traffic and Circulation issues are associated with this proposed project. These issues shall be discussed in accordance with the following: • Existing/proposed public parking. • Carlsbad Boulevard/Grand Avenue traffic signal modifications. • Excess street right of way vacation for Christiansen Way. The existing facility has on-site parking available for 16 vehicles. There are a total of 100 parking spaces available on the roadways directly adjacent to the site and an additional 30 parking spaces available in the unimproved right of way for Garfield Street, directly north of the project. However, many of these parking spaces are currently being utilized by staff, residents and visitors of the existing facility, thereby not making them available for general public parking. To mitigate this deficiency Jthe applicant will construct three (3) underground parking garages which will provide for 23^ on-site parking spaces. This will make available the existing roadway parking directly adjacent to the site. Additionally, as an exchange for vacating a portion of the excess right of way for Christiansen Way (as discussed later in this report), the applicant has agreed to construct a parking lot within the Garfield Street right of way north of and off-site of the project, from Christiansen Way to Beech Avenue. This parking lot, which is shown in the City's adopted North Beach Planning and Traffic Study, will add an additional 51 off-site parking spaces within the vicinity of the project, beach access and Magee Park, resulting in a total effective gain of 132 spaces for public parking. LAND USE REVIEW SECTION PROJECT REPORT Page: 2 CARLSBAD LUTHERAN HOME A. HYSONG MEMO; JUNE 19, 1995 A second traffic issue is the redesign of the Grand Avenue/Carlsbad Boulevard intersection. The Grand Avenue corridor, from Carlsbad Boulevard to Ocean Street will be improved and aesthetically enhanced; however, to accomplish this improvement, the west "leg" of the Grand Avenue/Carlsbad Boulevard intersection must be narrowed. This narrowing will change the geometries of the intersection which will result in a potential modification to the existing traffic signal operation. The project's traffic report (prepared by Urban Systems Associates) analyzed what affect any modifications (split-phase) to the traffic signal would have on the existing operation of this intersection. In summary, the traffic report states that additional delay for movements on Carlsbad Boulevard may be incurred; however, this additional delay would be minimal and not negatively impact the level of service (LOS) of the intersection. Additionally, a split-phase traffic signal will conversely reduce delay for pedestrians at the intersection. A final traffic issue is the vacation of excess street right of way for the Christiansen Way corridor, from Carlsbad Boulevard to Ocean Street. Currently, there is 80 feet of right of way for this segment of Christiansen Way. A standard local street only requires 60 feet of right of way. This project proposes to reduce the right of way for Christiansen way to 38 feet (with a 28 foot traveled way, no parking and two (2) 5 foot sidewalks), from Carlsbad Boulevard to Garfield Street and to 56 feet (with a 28 foot traveled way, 18 foot perpendicular parking and two (2) 5 foot sidewalks), from Garfield Street to Ocean Street. Christiansen Way serves as a lightly traveled local street. The only buildings which front this portion of Christiansen Way are the Carlsbad Lutheran Home, St. Michael's church and the Best Western hotel. No residences front on this portion of Christiansen Way, and, as evidenced from the low traffic volumes, this street is not highly utilized. Therefore, roadway operations and LOS will not be negatively impacted with this reduced right of way and yet a benefit of having sidewalks installed on both sides of the roadway will still be achieved, which would not have been the case if regular frontage improvements had been required (the northern side of the roadway would not have been required to be improved.) As previously stated, the applicant has agreed to construct an off-site parking lot, within the Garfield Street right of way directly north of the project. Construction of this parking lot would not have been able to be achieved if the applicant would only have been required to improve the project frontage in accordance with general City procedures. Sewer: Sewer District: Carlsbad Sewer EDU's Required: Utilizing the total number of units @ 1 EDU/unit + the total number of beds @ 1 EDU/bed: 159 Units = 159 -h 33 Beds = 33 Total EDU's = 192 LAND USE REVIEW SECTION PROJECT REPORT Page: 3 CARLSBAD LUTHERAN HOME A. HYSONG MEMO; JUNE 19, 1995 Water: Water District: Carlsbad EDU's Required: 192 GPD Required: 192 * 220 gpd = 42,240 gpd Comment: The potential exists for construction of water facilities within the Garfield Street right of way to meet future fire flow requirements for the main Carlsbad Lutheran Home facility. To address this possibility, in conjunction with the proposed parking lot construction within the Garfield Street right of way, a Condition of Approval shall be placed on the project which shall require coordination between the applicant, Fire Marshall and Carlsbad Municipal Water District (CMWD) staff prior to the issuance of any building permits for the project. Grading: Quantities: Parcel Cut (cv) Fill (cv) 1 36,100 2,400 2 500 1,200 3 11,300 500 -f- Garfield Street 2.000 100 Total = 49,900 4,200 Export = 45,700 cy Permit Required: YES Off-site Approval required/obtained: YES/NO (An export storage/stock pile site will have to be submitted by the applicant and approved by the City prior to site development.) Hillside Grading Requirements met: YES Preliminary Geotechnical Investigation Performed by: Leighton and Associates LAND USE REVIEW SECTION PROJECT REPORT Page: 4 CARLSBAD LUTHERAN HOME A. HYSONG MEMO; JUNE 19, 1995 Comment: An addendum to the Soils Report (February 16, 1995 Leighton and Associates letter to CLH) states that a diesel underground storage tank (UST) and former pump islands exist at Parcel's "A" and "B", respectively. The UST at Parcel "A" will have to be removed concurrently with site development. The addendum states that should any soil contamination be discovered beneath the UST at Parcel "A" or in the area of the former pump islands and underground dispensing lines at Parcel "B", then this impacted soil should be removed and mitigated. A Condition of Approval shall be placed on the project to address this issue. Drainage and Erosion Control: Drainage Basin: A Preliminary Hydrology Study Performed by: Hetherington Engineering, Inc. Erosion Potential: HIGH (Carlsbad Geo. Haz. Analysis, 11/92) Comment: A preliminary hydrology study was not required for this project. However, since the Federal Emergency Management Agency (FEMA) Flood Rate Insurance maps indicated a potential impact regarding "wave action" aiong the shoreline, a coastal analysis was required with regards to the development of Parcel "C". Analysis was conducted to determine the design parameters of the foundation/seawall for the structure proposed for Parcel "C". Conclusions based on this analysis indicate that this parcel can be developed in accordance with the recommendations outlined in the report. At a minimum the seawall/foundation should extend to a crest elevation of + 17 feet Mean Sea Level (MSL) and be constructed in-line with the existing adjacent seawalls to the north and south of the project. Constructing the seawall/foundation in-line with these existing walls will prevent accelerated erosion within the corner areas between these adjacent walls. Land Title: Conflicts with existing easement: YES Easement dedication required: NO Site boundary coincides with land title: YES LAND USE REVIEW SECTION PROJECT REPORT Page: 5 CARLSBAD LUTHERAN HOME A. HYSONG MEMO; JUNE 19, 1995 Comment: No major Land Title issues are associated with this project; however, one private easement issue does exist. A private sewer easement to South Coast Land Company, recorded August 7, 1957, exists across Parcel "B". This easement will be impacted with the proposed construction of a building on this parcel. It is staff's understanding that the easement holder may not be cooperating with the applicant over redevelopment of this site. This easement will have to be quit claimed (as well as any other impacted easements on-site) or the building will have to be redesigned to accommodate the easement, prior to site development. This shall be reflected in the Conditions of Approval for the project. Improvements: Off-site improvements: YES Standard Modification Required: YES Comment: All major improvement issues have been previously addressed underthe Traffic and Circulation section of this report. However, there are some standard's modifications with regards to this project. Both the Grand Avenue and Christiansen Way traveled ways shall be narrowed to 30' and 28', respectively. The minimum width for a local street is 36'. However, due to the low traffic volumes, low vehicular speeds and good sight distances, narrowing of these roadways will not create a negative impact with regards to traffic operations. Also, the sidewalks will be constructed to a 10' width, rather than the standard 5' width. The proposed sidewalk widths are going to be in excess of the City standard. The benefit that the City will receive in permitting these standard's modifications will be the enhanced streetscaping that is proposed around the perimeter of the project. As part of this roadway decorative treatment, the Grand Avenue corridor, from Carlsbad Boulevard to Ocean Street, will be enhanced with decorative sidewalk pavers, street trees, benches and landscaping to match the existing City streetscape project in the Village area. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME ENGINEERiNG CONDiTIONS OF APPROVAL Enaineerina Conditions: 33. This project is located within the Mello II Local Coastal Program (LCP). All development design shall comply with the requirements of that plan. 35. The applicant shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. 36. The applicant shall be responsible for coordination with S.D.G.& E., Pacific Bell Telephone, and Cable TV authorities. 45A. Prior to grading or building permit issuance, the applicant shall pay all current fees and deposits required. 47. Prior to approval of the building permit, the owner of the subject property shall execute an agreement holding the City harmless regarding drainage across the adjacent property. 54. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Prior to issuance of a building permit for the project, a grading permit shall be obtained and grading work be completed in substantial conformance with the approved grading plans. 57. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, the applicant shall submit to and receive approval from the City Engineer for the proposed haul route. The applicant shall comply with ail conditions and requirements the City Engineer may impose with regards to the hauling operation. 65. Prior to issuance of building permits, the applicant shall underground all existing overhead utilities along the project boundary. 71. The applicant shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The applicant shall provide best management practices to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer prior to issuance of grading or building permit, whichever occurs first, in accordance with the following: i. An ongoing program to remove dirt, litter, grease, oil and other debris from the underground garage floor area and the above ground common areas shall be established and enforced. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME PAGE: 2 ENGINEERiNG CONDITiONS OF APPROVAL JUNE 19, 1995 ii. Carlsbad Lutheran Home's management staff shall make use of and coordinate with the City's established program regarding the removal and proper disposal of toxic and hazardous waste products. iii. Gravel drainage filters shall be installed at all on-site storm drain inlets to reduce surface pollutants entering the public storm drain system. 72. Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer prior to issuance of grading permit. In accordance with City Standards, the applicant shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the site plan, which consist of the following improvements: Grand Avenue - Garfield Street to Carlsbad Boulevard 1. Concrete curb, gutter and sidewalk (10' sidewalk on the north side, 5' sidewalk on the south side.) 2. Enhanced longitudinal streetscape paving strips/tiles along the back of curb to the satisfaction of the City Engineer. 3. 3' PCC ribbon gutter along the back of the angled parking spaces. 4. A/C overlay. 5. Tree wells and street trees to the satisfaction of the City Engineer and Planning Director. 6. Perpendicular parking space striping (Including handicap space striping) in accordance with the Caltrans Traffic Manual. 7. Double-yellow centeriine stripe in accordance with the Caltrans Traffic Manual, with recommendations from the Traffic Engineer, and, to the satisfaction of the City Engineer. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME PAGE: 3 ENGiNEERING CONDiTIONS OF APPROVAL JUNE 19, 1995 Grand Avenue - Garfield Street to Ocean Street 1. Concrete curb, gutter and sidewalk (10' sidewalk on the north side.) 2. Enhanced longitudinal streetscape paving strips/tiles along the back of curb to the satisfaction of the City Engineer. 3. Minimal A/C overlay (at Garfield Street.) 4. Installation of one (1) street light standard at approximately 150' O.C. from the existing street light standard on the south side of Grand Avenue. 5. Tree wells and street trees to the satisfaction of the City Engineer and Planning Director. 6. Perpendicular parking space striping in accordance with the Caltrans Traffic Manual. 7. Double-yellow centeriine stripe in accordance with the Caltrans Traffic Manual, with recommendations from the Traffic Engineer, and, to the satisfaction of the City Engineer. 8. Storm drain inlet and 18" RCP at the northeast corner of the Grand Avenue/Ocean Street intersection. 9. Handicap Ramps on the "north" and southeast corners of the Garfield Street/Grand Avenue Intersection and on the northeast corner of the Ocean Street/Grand Avenue intersection. Grand Avenue/Carlsbad Boulevard Intersection 1. Reconstruction of the existing curb returns on the west side of the intersection (narrowing the roadway width ultimately to 30'.) 2. Two (2) handicap ramps on each of the north and southwest sides of the intersection. 3. Installation of new traffic detector inductive loops on the east and west "legs" of the intersection. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME PAGE: 4 ENGINEERiNG CONDITIONS OF APPROVAL JUNE 19, 1995 4. Double-yellow centeriine stripe on the west "leg" of the intersection, in accordance with the Caltrans Traffic Manual, with recommendations from the Traffic Engineer, and, to the satisfaction of the City Engineer. 5. 8" white turn lane stripe on the east "leg" of the intersection, in accordance with the Caltrans Traffic Manual, with recommendations from the Traffic Engineer, and, to the satisfaction of the City Engineer. 6. Modification of the existing traffic signal to a split-phase operation in accordance with Caltrans design criteria, with recommendations from the Traffic Engineer, and, to the satisfaction of the City Engineer. 7. Relocation of the existing fire hydrant, at the northwest corner of the intersection, to 5' north of the relocated curb line. Ocean Street - Grand Avenue to Christiansen Way (along the project's east and west frontage) 1. Concrete curb, gutter and sidewalk (5' sidewalk), within a reduced 50' right of way. 2. A/C overlay along the west side of Ocean Street with a 2' minimum swaie at the existing flow line of the roadway to obtain positive northerly drainage. 4. Installation of one (1) street light standard at approximately the center of the east side of the Ocean Street frontage. 5. Two (2) storm drain inlets and 18" RCP. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME PAGE: 5 ENGINEERING CONDITiONS OF APPROVAL JUNE 19,1995 Christiansen Wav - Garfield Street to Carlsbad Boulevard 1. Concrete curb, gutter and sidewalk (5' sidewalk), within a reduced (38' minimum right of way.) 2. A/C pavement to Local Street City Standards. 3. Installation of one (1) street light standard at approximately the center of the south side Christiansen Way frontage. 4. One (1) handicap ramp on each of the north and southwest sides of the Christiansen Way/Carlsbad Boulevard intersection. Christiansen Wav - Ocean Street to Garfield Street 1. Concrete curb, gutter and sidewalk (5' sidewalk), within a (56' minimum right of way.) 2. A/C pavement to Local Street City Standards. 3. installation of one (1) street light standard at the northeast corner of the Christiansen Way/Garfield Street intersection. 4. Installation of one (1) street light standard at the southeast corner of the Christiansen Way/Ocean Street intersection. 5. One (1) handicap ramp on each of the northeast and "southeast" sides of the Christiansen Way/Garfield Street intersection. 6. One (1) handicap ramp on the northwest side of the Christiansen Way/Garfield Street intersection. 7. One (1) handicap ramp on each of the north and southeast sides of the Christiansen Way/Ocean Street intersection. 8. Parking space striping at 90° In accordance with the Caltrans Traffic Manual. CUP 94-10; RP 94-06 CARLSBAD LUTHERAN HOME PAGE: 6 ENGINEERING CONDITIONS OF APPROVAL JUNE 19, 1995 Garfield Street (Parking Lot) - Christiansen Wav to Beech Avenue 1. Concrete curb, gutter and sidewalk (5' sidewalk on the west side only.) 2. A/C pavement to Local Street City Standards (with a 24' minimum drive aisle.) 3. Installation of one (1) street light standard at approximately the center of the west side of Garfield Street. 4. Installation of one (1) street light standard at the southeast corner of the Garfield Street/Beech Street intersection. 5. One (1) handicap ramp on each of the southeast and southwest sides of the Garfield Street/Beech Street intersection. 6. Parking space striping at 90° (including handicap space striping) in accordance with the Caltrans Traffic Manual. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. Special Conditions: 1. Prior to issuance of any building permits the existing Underground Storage Tank (UST) located at Parcel "A" shall be removed and salvaged/recycled. Any contaminated soils which are identified under the UST (Located at Parcel "A") and at the former pump islands/underground dispensing lines (located at Parcel "B") shall be removed and mitigated/recycled off-site. 2. Prior to issuance of any building permits the applicant shall contact the City Fire Marshall, and coordinate with the District Engineer of the Carlsbad Municipal Water District (CMWD), to determine if any water facilities within the Garfield Street right of way need to be installed/upgraded for fire flow purposes, for the new facility. 3. Prior to issuance of any grading permits the following specific private easement shall be quit claimed: • Private sewer easement to South Coast Land Company, per book 6698, page: 17. Recorded August 7, 1957, located on Parcel "B". 4. Prior to issuance of any grading permits an approved excavation export site must be submitted to the City. MEMORANDUM May 10, 1995 TO: ASSISTANT PLANNER - ANNE HYSONG FROM: Associate Engineer - Land Use Review VIA: Principal Civil Engineer - Land Use Review RP 94-06; CARLSBAD BY-THE-SEA FOURTH ISSUES REVIEW Engineering Department staff have completed a fourth issues review of the above referenced project. Engineering issues which still must be resolved or adequately addressed prior to scheduling this project for a hearing are as follows: Traffic and Circulation 1. As previously requested, please delete the proposed 6" white edgeline stripe proposed for Grand Avenue west of Garfield Street on the preliminary striping plan (at the southerly parking area between Ocean and Garfield Streets.) 2. Thank you for indicating truck turning radii for the east and westbound left turn movements at the Grand Avenue\Carlsbad Boulevard intersection. The turning radii indicate that if two opposing vehicles turn at the same time a conflict will exist. Two options are available to mitigate this occurrence, as follows: A. Redesign the intersection so that vehicular conflicts do not occur. B. Modify the existing traffic signal to operate as a split phase signal which would not permit conflicting vehicles to turn at the same time. As previouslv stated, before this option is deemed acceptable bv staff, the traffic report must investigate the proposed elimination of the existing eastbound left-turn lane at the Carisbad Boulevard/Grand Avenue intersection. The merits of providing a split-phase traffic signal at this intersection, due to left-turns impeding through traffic and potential conflicts with eastbound through and westbound left-turning vehicles, as well as the added delav due to increased pedestrian crossing times and anv other aspects associated with the proposal, must be carefuliv studied bv the applicant and included in the Traffic Report. (Pease be advised, the current discussion of traffic signal modifications to a split-phase signal on page 23 of the traffic report is insufficient for analysis purposes. If option "B" above is selected, then additional traffic signal modification analvsis must be conducted and presented in the project's traffic report.) As previously stated, this is a major item, staff cannot make a recommendation on the project until this issue is addressed/resolved. RP 94-06; CARLSBAD BY-iV-SEA W PAGE: 2 FOURTH ISSUES REVIEW A. HYSONG MEMO; MAY 10, 1995 Traffic and Circulation - Traffic and Parl<ina Studv Analvsis Section Page(s) Revision 6 & 7. Thank you for revising the turning movement counts for Figure's 3 and 4, however again, a discrepancy still seems to exist. The Traffic Consultant stated that they are "rounding up" the turning movement counts to the next increment of "5". Although some of the turning movement schematics indicate this, the majority do not. In an effort to stay consistent and have a working document that will not tend to confuse the public (since this project will go to a number of public hearings), these figures should be revised. Traffic and Paridna Studv - Additional Information Reauired 1. A traffic signal right-turn overlap for westbound right-turns would require modifications to the traffic signal as would the new pedestrian push button locations that would be required. Again, as previously requested, please address these issues in the Traffic Report. Wa ter/Drainaae 1. As previously requested, please indicate how the on-site courtyard drainage is going to eventually be discharged from the site. Is the on-site system going to be tied into the proposed public storm drain system in Ocean Street (18" RCP) or is some other design being considered? Staff recommends that the on-site system be tied into the proposed Ocean Street system. A dministra tion/l\/fiscellaneous 1. As previously requested, please submit documentation from St Michael's and the Best Western Hotel stating that they are aware of and concur with the proposed design and right of way requirements for Christiansen Way. 2. In accordance with a letter dated February 16, 1995 from attorney, Bruce R. Wallace to Mr. James Doyle of CLH, it has come to staff's attention that a private sewer line easement, which must be quit claimed prior to project construction, may belong to a party which may not be amenable to this proposed project. Therefore, the processing of quit claim documents for this private easement should commence at the earliest possible date to avoid any project delays. Although this is a private matter, grading/building permits will not be issued until this matter is resolved. Therefore as previously requested, please update staff with information, as it becomes available, regarding this issue. RP 94-06; CARLSBAD BY-'j||l-SEA FOURTH ISSUES REVIEW A. HYSONG MEMO; MAY 10, 1995 PAGE: 3 Attached for the applicants use in making the requested revisions are red lined check prints of the following: Landscape plan and Page's 6 & 7 of the Transportation Analysis. These check prints must be returned with the various revisions to facilitate continued staff review. If you or the applicant have any questions, please either see or call me at extension 4388. VEL jf;^^^^^^ Use Review MICHAEL J Associ Attachment CITY OBL^CARLSBAD REVIEW AND COMME?^ MEMO DATE: TO: ^3 /REVISED PLAN [H^ ENGINEERING DEPARTMENT POLICE DEPARTMENT - ATTN: J. SASWAY FIRE DEPARTMENT - MIKE SMITH BUILDING DEPARTMENT - PAT KELLEY COMMUNITY SERVICES - MARK STEYAERT COMMUNITY SERVICES - VIRGINIA McCOY FROM: NORTH COUNTY TRANSIT DISTRICT - THOMAS LICHTERMAN SAN DIEGO GAS & ELECTRIC - BICH TRAN (Memo Only) Always Send Exhibits Planning Department REO0EST i^H REVIEW AKD COHMEHT OK APPLICATIOK KO NOTE: PLEASE USE THIS NUMBER OK ALL PROJECT TITLE: APPLICANT: PROPOSAL: and submit written comments and/or conditions to the Project Planner i|i the_^ o^^t^J^ 7 , tne pro;] ecr Planner in tne 'at 2075 Las Palmas Drive, by /f cj? If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact fA^^ji Qw^^a-ts^-y^ at 438-1161 xtyyyy . ^ Y THAN u 5/^22- COMMENTS: PLANS ATTACHED FRM0020 5/94 City of Carlsbft 4 94184 Fire Department Plan Review: Requirements Category: Fire Conditions Date of Report: Thursday. April 6.1995 Contact Name Anne Hysong Address Las Paimas Bureau of Prevention Reviewed City, State CBD OA 92009 BIdg. Dept. No. Planning No. CUP94-10 Job Name Carisbad by the Sea Job Address 2855 Carisbad Ste. or Bidg. No. Kl Approved - The item you have submitted for review has been approved. The approval is based on plans; information and/or specifications provided in your submittal; therefore any changes to these items after this date, including field modifica- tions, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully ail comments attached, as failure to comply with instructions in this report can result in suspension of permit to construct or install improvements. n Disapproved - Please see the attached report of deficiencies. Please make corrections to plans or specifications necessary to indicate compliance with applicabie codes and standards. Submit corrected plans and/or specifications to this office for review. For Fire Department Use Only Review 1st 2nd 3rd Other Agency ID CFDJob# 94184 File# 2560 Orion Way • Carlsbad, California 92008 • (619) 931-2121 MEMORANDUM March 24, 1995 TO: ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land Use Review Via: Principal Civil Engineer - Land Use Review RP 94-06; CARLSBAD BY-THE-SEA THIRD ISSUES REVIEW Engineering Department staff have completed a third issues review of the above referenced project. Engineering issues which still must be resolved or adequately addressed prior to scheduling this project for a hearing are as follows: Traffic and Circulation 1. Thank you for submitting the Grand Avenue corridor preliminary striping plan. Please submit this plan as part of the Redevelopment Permit (RP)/ Conditional Use Permit (CUP) 24" x 36" plan set, with the following revisions: • Delete the proposed 6" white edgeline stripe west of Garfield Street. • Delete the proposed "Restripe for diagonal parking by others" comment. • Is there a double yellow centeriine offset proposed (or is this just a "not to scale" drafting error?); and, if there is an offset proposed, please delete it, curb lines indicate that an offset is not required. Additionally, previous staff requests for revisions were made for the Grand Avenue/Carlsbad Boulevard intersection. These items still must be addressed and submitted as part of the above referenced 24" x 36" plan set (the corridor and intersection preliminary striping plans should be submitted as one plan) in accordance with the following: • Please indicate standard "P" Vehicle and truck turning radii for the east and westbound left turn movements at the Grand Avenue\Carlsbad Boulevard intersection. This is a major item, if vehicle overlap occurs then this roadway configuration must be redesigned. RP 94-06; CARLSBAD BY-THE-SEA PAGE: 2 THIRD ISSUES REVIEW A. HYSONG MEMO; MARCH 24, 1995 2. Concrete sidewalk is designated along the parcel "C" frontage, however, concrete curb and gutter is not indicated (although a thick black line is shown along the project frontage, which extends south.) Please indicate concrete curb and gutter along Parcel "C"s frontage, as well as, any transitions required for drainage purposes to existing facilities or the edge of pavement (EP), both north and south of Parcel "C"s frontage. Is the aforementioned southerly black line supposed to be a southerly drainage transition? 3. The southerly driveway "X" at Parcel "C" for Building 2 must be located at a 3 ft. minimum from the property line, in accordance with City Standards. 4. Please be advised, that the four (4) proposed handicap spaces located on Grand Avenue will be public spaces and not just for the use of residents/patients/guests of Carlsbad Lutheran Home. 5. In order to provide more adequate driveway ingress/egress, at the proposed Building 1 driveway ramp, please change the driveway "X"s to radius/curb returns. 6. Since Grand Avenue is a proposed street scape project, in order to tie existing street scape improvements at other roadways in the Village area to Grand Avenue, please indicate longitudinal decorative tile strips adjacent to the curb lines (on both sides of Grand Avenue), with additional trees and decorative tree wells (on the north side of Grand Avenue.) 7. A discrepancy exists for the proposed northerly right of way location for Christiansen Way between Carlsbad Boulevard and "Garfield Street". The Site Plan indicates the sidewalk encroaching onto St. Michaels property, while the Preliminary Engineering Site Plan shows no encroachment. Please verify the right of way requirements for this Christiansen Way redesign and adjust the plans appropriately. 8. Please indicate a Christiansen Way cross section for the proposed parking directly east of Ocean Street, on plan sheet C-4. 9. Please revise the Parking Table of plan set Data Sheet 1, exactlv as noted in the red lined traffic report. 10. Delete the proposed "special pavement treatment" cross-walk at the Christiansen Way/Carlsbad Boulevard intersection. (Christiansen Way is now proposed to remain a public street.) 11. Provide a handicap ramp at the northeast corner of the Christiansen Way/Ocean Street intersection. RP 94-06; CARLSBAD BYTHE-SEA PAGE: 3 THIRD ISSUES REVIEW A. HYSONG MEMO; MARCH 24, 1995 Traffic and Circulation - Traffic and Parking Studv Analvsis Section Page(s) Revision 6 & 7. Thank you for revising the turning movement counts, however, a discrepancy still seems to exist between Appendix "A", Page 20 and Figure 4. Additionally, as previously indicated. Appendix "A", Page 23, Ocean St./Christiansen Wy. intersection numbers (ADT) do not match. Once these numbers are revised, adjust any applicable LOS calculations and calculation sheets so that aii numbers match. Also, as previouslv indicated, check and match all turning movement count numbers with the applicable figures, tables, exhibits, text, etc. Page Revision 18. Thank you for making the previously requested revisions for this page of the report, however, a serious discrepancy still exists. Christiansen Way is now being proposed to remain a through street, from Carlsbad Boulevard to Ocean street, rather than being totally vacated, from Carlsbad Boulevard to "Garfield Street" with minor right of way vacation, from "Garfield Street" to Ocean Street. This change to a through street designation has not been reflected in the report. Therefore, report pages 15 through 24 all must be revised reflecting the Christiansen Wav through street designation. Again, please reflect anv and all changes in figures, tables. ADT's. appendices, text, etc. Parking Section Page(s) Revision 25 thru 28. Again, since various discrepancies exist in the North Beach Planning & Traffic Study, Village Master Plan Parking Inventory and the Traffic Engineer's field review, with regards to parking inventory, a worst case scenario should be utilized. RP 94-06; CARLSBAD BYn^HE-SEA PAGE: 4 THIRD ISSUES REVIEW A. HYSONG MEMO; MARCH 24, 1995 Therefore, please make the exact reguested staff changes, as indicated in the red lined report. In addition to the off-street parking which will be provided bv the construction of the various underground garages, an overall increase of two (2) on-street parking spaces is provided with the proiect which is acceptable. Again, please make the revisions as indicated. Page(s) Revision 28. Add further discussion regarding the gain in "effective" parking verslis the gain in actual parking. Further discuss the addition of the 238 on-site parking spaces, with 70 spaces that can be used by staff, which would subsequently "free-up" 70 off-site parking spaces, which are currently being used by staff. Conclusion and Recommendation Section Page(s) Revision 30 and 31. Revised as indicated in the red lined report. Appendix Section 1. Please revise Appendix "D" exactlv as noted in the red lined report. 2. Please revise all appendices in accordance with revisions that were previously requested in the above Analysis Section. Traffic and Parking Studv - Additional Information Reguired 1. The traffic report must investigate the proposed elimination of the eastbound left-turn lane at the Carlsbad Boulevard/Grand Avenue intersection. The City's Traffic Engineering Department staff have not done a traffic study as to the impacts associated with this proposal. As previously requested, the merits of providing a split- phase traffic signal at this intersection, due to left-turns impeding through traffic and potential conflicts with eastbound through and westbound left-turning vehicles, as well as any other aspects associated with the proposal, must be carefully studied by the applicant and included in the Traffic Report. 2. A traffic signal right-turn overlap for westbound right-turns would require modifications to the traffic signal as would the new pedestrian push button locations that would be required. Again, as previously requested, please address these issues in the Traffic Report. RP 94-06; CARLSBAD BY^HE-SEA PAGE: 5 THIRD ISSUES REVIEW A. HYSONG MEMO; MARCH 24, 1995 Water/Drainage 1. Thank you for submitting an on-site courtyard drainage plan. Please indicate how the drainage is going to eventually be discharged from the site. Is the on- site system going to be tied into the proposed public storm drain system in Ocean Street (18" RCP) or is some other design being contemplated? Staff recommends that the on-site system be tied into the proposed Ocean Street system. 2. As stated in previous correspondence to Mr. Tony Lawson, dated September 29 and November 18, 1994 regarding the Garfield Street "Parking Lot", staff informed the applicant of concern expressed by the CMWD District Engineer over whether or not any existing water facilities, within the Garfield Street roadway section, would be required to be upgraded to accommodate the potential increase in water flow requirements for the purposes of fire fighting. Staff asked the applicant to contact the Carlsbad Fire Marshall to determine if an upgrade or addition of any water facilities would be required, so that this item could be incorporated into the parking area design and construction. Mr. Lawson has informed staff that the Fire Marshall can not make this determination until "working drawings" are produced. Therefore, please be advised, that this information will be required as a Condition of Approval for the project. 3. A sump condition and gravity flow deficiencies seem to exist for the proposed storm drain system at the Parcel "B" Grand Avenue/Carlsbad Boulevard frontage. 4. Add the fire hydrant to the northwest corner of the Grand Avenue/Carlsbad Boulevard intersection that is proposed to be relocated. Administration/Miscellaneous 1. As previously requested, please submit documentation from St Michael's and the Best Western Hotel stating that they are aware of and concur with the proposed design and right of way requirements for Christiansen Way. 2. Please be advised, that a General Street Vacation must be processed with this proposed project. Due to the design change for Christiansen Way, the information which was previously submitted, for street vacation purposes, is no longer applicable. A General Street Vacation takes a minimum of two (2) City Council hearings to obtain a decision. Staff would like to process this requested street vacation along with the RP and CUP for this project. So as not to delay this proposed project, please submit all of the required information to process this street vacation at your earliest possible convenience. (Street Vacation submittal information, attached.) 3. Please submit the final RP and CUP plans as standard 24" x 36" "D" sheets. lY^HE-SEA RP 94-06; CARLSBAD BV^HE-SEA PAGE: 6 THIRD ISSUES REVIEW A. HYSONG MEMO; MARCH 24, 1995 4. A February 16, 1995 letter from Leighton and Associates, Inc. to Mr. James Doyle of California Lutheran Homes (CLH), discusses the existence of an underground storage tank (UST) at Parcel 1, and, the possibility of contaminated soils at both Parcel's 1 and 3. Please be advised, that in accordance with recommendations from Leighton and Associates, as a Condition of Approval for the project, this UST and any contaminated soils will be required to be removed/mitigated. Additionally, this February 16,1995 letter stated, that a final project soils report would be available after March 6, 1995. Therefore, if this report is now complete, please provide staff with a copy. 5. In accordance with a letter dated February 16, 1995 from attorney, Bruce R. Wallace to Mr. James Doyle of CLH, it has come to staff's attention that a private sewer line easement, which must be quit claimed prior to project construction, may belong to a party which may not be amenable to this proposed project. Therefore, the processing of quit claim documents for this private easement should commence at the earliest possible date to avoid any project delays. Although this is a private matter, grading/building permits will not be issued until this matter is resolved. Please update staff with information, as it becomes available, regarding this issue. Attached for the applicants use in making the requested revisions are red lined check prints of the following: plan set. Transportation Analysis and the Grand Avenue preliminary corridor striping plan. These check prints must be returned with the various revisions to facilitate continued staff review. If you or the applicant have any questions, please either see or call me at extension 4388. Attachments DATE: AND COMMENT MEMO |||^ ^-'O^O " f 5^ REVISED PLAN TO: ENGINEERING DEPARTMENT GROWTH MANAGEMENT (MEMO ONLY) * POLICE DEPARTMENT - ATTN: J. SASWAY FIRE DEPARTMENT * BUILDING DEPARTMENT PARKS AND RECREATION DEPARTMENT * UTILITIES/MAINTENANCE DEPARTMENT * WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT . SCHOOL DISTRICT * NORTH COUNTY TRANSIT DISTRICT - 311 S. Tremont Street, Oceanside, CA 92054-3119 * Always Send Exhibits FROM: Planning Department REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO^P^Y-^^W NOTE: PLEASE USE THIS NUMBER ON ALL CORRESPONDENCE CONCERNtNG THIS APPLICATION. PROJECT TITLE: APPLICANT: PROPOSAL: (!^2^^t^^^42-^^ C><M^tfu^^ S4^^^h^>^^t^<2- PROJKT PLANNER: ^^f2xvw^^ ^f--/-^^j,^l^.G^r^^ Please review and subnut wntten comments and/or conditions to the Planmng Department^ .ae^i^ by V^- D Y—^ . If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. THANK YOU COMMENTS: PLANS ATTACHED FRM0020 8/92 MEMORANDUM January 9, 1995 TO: ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land Use Review Via: Assistant City Engineer RP 94-06; CARLSBAD BY-THE-SEA SECOND ISSUES STATEMENT "CONTINUED" (12-19-94 MEETING FOLLOW-UP) In regards to the above referenced meeting with representatives of Carlsbad Lutheran Homes, the following are Engineering Department staff's comments regarding outstanding items of concern, in accordance with staff's second issues review of the above referenced project: Traffic and Circulation Item No. 2: Please delete the island type "pop-outs", marked crosswalk designation and the handicap spaces proposed on Grand Avenue between Carlsbad Boulevard and Ocean Street and add additional angled parking. Relocate the northerly "pop-out" to the west, aligning it with the southeast corner of the Garfield Street\Grand Avenue intersection; then, provide handicap ramps at this relocated "pop-out" and the southeast corner of the intersection. Do not indicate a marked crosswalk at this location. To facilitate employee crossing, at the existing proposed location, staff recommends investigation of providing a tunnel below Grand Avenue thereby connecting the two facilities. 2. Label aH roadway width dimensions. 3. Add two more handicap ramps at the marked crosswalks located on the west side of the Carlsbad Boulevard\Grand Avenue intersection. 4. At the Grand Avenue\Carlsbad Boulevard intersection, please delete the first three parking spaces on the south side of Grand Avenue and make a note designating this area as No Parking. 5. Carlsbad generally does not utilize diverging lane lines to designate between turn and through lanes. Therefore, please indicate a standard 8" white lane line designation for differentiating between the westbound through and westbound left turn movements on the east side of the Grand Avenue\Carlsbad Boulevard intersection. RP 94-06; CARLSBAD BY-THE-SEA PAGE: 2 SECOND ISSUES STATEMENT "CONTINUED" (12-19-94 MEETING FOLLOW-UP) JANUARY 9, 1995; A. HYSONG MEMO 6. Please indicate standard "P" Vehicle and truck turning radii for the east and westbound left turn movements at the Grand Avenue\Carlsbad Boulevard intersection. This is a major item, if vehicle overlap occurs then this roadway configuration must be redesigned. 7. As previously requested, a preliminary striping plan must be submitted for the Grand Avenue corridor from Carlsbad Boulevard to Grand Avenue. Traffic and Circulation Item No. 3: 1. Providing sidewalk only on the west side of the Garfield Street Parking Lot is acceptable. 2. Please delete the parallel parking space striping designations on the west side of the Garfield Street Parking Lot and on the west side of Ocean Street. Traffic and Circulation Item No. 6: 1. As previously requested, due to safety concerns of both Land Use Review staff and the City Traffic Engineer, please delete any mid-block crosswalk designation on Ocean Street. Note: The above Traffic and Circulation items are also included in the Traffic and Parking Study staff review memorandum (January 1995.) Water and Drainage Item No. 5: 1. The proposed cross gutter at the Grand Avenue\Ocean Street intersection can be deleted. Attached for the applicant's use in making the requested revisions is a redlined check print of the Preliminary Striping Plan. If you or the applicant have any questions, please either see or call me at extension 4388. cc. Principal Civil Engineer - Land Use Review Attachment MEMORANDUM January 9, 1995 TO: ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land use Review Via: Assistant City Engineer 00^ RP 94-06; CARLSBAD BY-THE-SEA, TRAFFIC AND PARKING STUDY FIRST STAFF REVIEW (INCLUDING CITY TRAFFIC ENGINEER'S COMMENTS) Engineering Department staff have conducted a review of the Traffic and Parking Study, conducted by Urban Systems Associates, for the above referenced project. In regards to Environmental Documentation, regarding roadway operation. Level of Service (LOS) and Existing/Proposed Parking analysis, at this time, due to the report requiring various revisions, Engineering Department staff cannot determine if the proposed project will have any significant impact on the surrounding circulation system (although due to the low traffic numbers it is believed that this project will not cause any significant impacts to the surrounding circulation system.) Therefore, since the report is still "in work", staff recommends that another "Environmental/EIR" extension be given to the applicant, so that the requested revisions can be made and a final determination can be made on the project with regards to potential traffic impacts. Additionally, the following revisions/clarifications must be made to the Traffic and Parking Study: '^^^^i^f^^^^ Analvsis Section Page Revision 5. On Ocean Street, between Grand Avenue and Christiansen Way, please change the 1260 Average Daily Traffic (ADT) to 1630 to reflect the City counts which were provided to USA, in accordance with Appendix "A". Revise any subsequent LOS calculations to reflect this revision. 6. Since Turning Movement Counts were not conducted on the same days, use worst case, or, greatest ADT for LOS analysis. Example: Page 6, Ocean St. from Grand Ave. to Christiansen Wy., and, LOS calculation on Page 9. All numbers, ADT, Charts & Tables must coincide. RP 94-06; CARLSBAD BY-mE-SEA, TRAFFIC AND PARKING STUDY PAGE: 2 FIRST STAFF REVIEW A. HYSONG MEMO; JANUARY 9, 1995 Page Revision 7. The eastbound Turning Movement Count at the Carlsbad Blvd./Christiansen Wy. Intersection seems incorrect. Also, Appendix "A", Page 20, Turning Movement Count does not coincide with Page 7, (existing Peak Turning Movement for this intersection.) Additionally, Appendix "A", Page 23, Ocean St./Christiansen Wy. intersection numbers (ADT) do not match. Once these numbers are revised, adjust any applicable LOS calculations and calculation sheets so that aN numbers match. Also, check and match ali Turning Movement Count numbers with the applicable Figures, Tables, Exhibits, Text, etc. 9. Please utilize worst case, or, greatest link ADT, in accordance with the Turning Movement Counts, for all LOS calculations. See comment for Page 6 above. 10. Revise if needed, after the above revisions are made. 15. All directional distribution percentages must be checked. Staff discovered a discrepancy at the Carlsbad Blvd./Christiansen Wy. intersection. (Staff calculated 69% and 31 % for the roadway volumes on Christiansen Wy. and Grand Ave., contributed by the facility.) Also, USA staff should contact Engineering staff regarding the 50/50 split, for the potential Cypress Ave. closure, with regards to the Army & Navy Academy's Preliminary Traffic Report 2/3 - 1/3 split proposal. 18. Please fix the typing error in the second sentence. Also, please change the text regarding "any change in LOS as significant impact." Please delete "which will be the responsibility of the church to construct" in the last sentence of the fourth paragraph. This section of the report (as well as the Conclusions and Recommendations Section on Page 30) must include discussion of specific impacts and potential mitigation with regards to the closure of Christiansen Way on the surrounding street system. Not only LOS must be discussed as impacts to the surrounding street system; reference and discussion must also be made to indicate exactly how much more traffic will be added to the surrounding roadways and intersections ,and what impacts this additional traffic will have on these roadways and intersections. This information is considered to be an integral part of the proposed project and must be more fully addressed. RP 94-06; CARLSBAD BY-TflE-SEA, TRAFFIC AND PARKING STODY PAGE: 3 FIRST STAFF REVIEW A. HYSONG MEMO; JANUARY 9, 1995 Page 19. 22. 24. Note: Revision How were these numbers derived? Also, please check the numbers for pages 20 & 21. Are these ADT numbers correct? This Table may need to be revised based on existing ADT and percentage distribution revisions. Same as Page 22, above. Please reflect any and all changes in Figures, Tables, ADT's, Appendices, etc., in the text sections of the report. Parking Section Page 25. 26. 27. 28. Revision Since various discrepancies exist in the North Beach Planning & Traffic Study, Village Master Plan Parking Inventory and the Traffic Engineer's field review, with regards to parking inventory, a worst case scenario should be utilized. Therefore, the 84 spaces should be adjusted to 110 (this includes the Village Master Plan Parking Inventory adjustment.) Discrepancies exist on the "Existing Parking Spaces" figure (Figure 12) with regards to Appendix "D". All Figures, Tables, Text, etc. must be consistent. spaces are propooctf to be provided at the 6?^a>»|r**'^^ Christiati^n Way/Ca/lsbad Boul|E(9Qrd inter )e re|lecte>d in the see A[ re Parking Sf^ac^" fiWire D" at>d-Page 25 comments above.) [ Also, Planning Department staff may reouest that parking be provided onr'^Ple north side/df^hristiansen Way diredtly ^ast of Ocean Street, riease discuss this item with rlsfrriing Department stafK^nd j^^ise any apTplicable Tables, Figures,' ext,/txhibits, etc. Please revise the text in accordance with revised Appendix "D" numbers. -^E-SEA, TRAFFIC AND PARKING ST^^V RP 94-06; CARLSBAD BY-^E-SEA, TRAFFIC AND PARKING STUDY PAGE: 4 FIRST STAFF REVIEW A. HYSONG MEMO; JANUARY 9, 1995 Conclusion and Recommendations Section Page Revision 29. The first sentence of the fifth paragraph may need to be revised if any LOS change. (See Pages 6 & 9 comments.) 30. The second sentence of the first paragraph must be revised as noted on the red lined Traffic Report check print. The last paragraph may need to be revised if any LOS change. (See Pages 6 & 9 comments.) Also, include comments from Page 18 above, regarding impact and mitigation of the surrounding street system, with regards to the proposed Christiansen Way closure. 31. The first paragraph may need to be revised if any LOS change. (See Pages 6 & 9 comments.) Also, please change the paragraph as noted on the red lined Traffic Report check print. Additionally, in the second paragraph.i)lease revise the existing parking spaces from 84 to i^tH and in the third paragraph from 47ttr2D. (See Page 28 and Appendix "D" for additional reference.) Finally, in the fifth paragraph, please revise the proposed parking spaces from 131 to (See Appendix "D" for additional reference.) CITY TRAFFIC ENGINEERS & LUR STAFF ADDITIONAL COMMENTS (Regarding Traffic Report & Preliminarv Engineering Site Plan) 1. It appears the parallel parking spaces along Garfield Street and Ocean Street are shown to be striped. I recommend no striping of these spaces so that additional parking capacity may be obtained. This type of striping is costly from a maintenance standpoint and 24 feet is a design number and is not the distance needed for all vehicles to adequately parallel park. 2. On Grand Avenue at Carlsbad Boulevard, angled parking is shown adjacent to the traffic signal loops. Vehicles in the queue for eastbound Grand Avenue will block access to several parking spaces or make backing out very difficult. I recommend that at least three of the parking spaces be eliminated that are closest to Carlsbad Boulevard. With drivers attempting to back out of an angled parking space, confronting the usual sight restrictions due to an adjacent high profile vehicle, and with an eastbound Grand Avenue vehicle accelerating to "beat" the yellow indication, we may have the potential for traffic collisions, fjiz^cu^ ^j&ijS-fcife:^* -"^-SEA, TRAFFIC AND PARKING ST3R RP 94-06; CARLSBAD BY-WlE-SEA, TRAFFIC AND PARKING STUW PAGE: 5 FIRST STAFF REVIEW A. HYSONG MEMO; JANUARY 9, 1995 3. I recommend that the mid-block crosswalk shown on Grand Avenue be eliminated. The location of the two disabled parking spaces adjacent to this mid-block crosswalk will result in the vehicle backing into and across the crosswalk to complete the backing maneuver. Conflicts with a pedestrian, wheelchair-bound person, slow moving elderly or otherwise disabled person are obvious and result in unacceptable risk on the part of the City of Carlsbad. The crosswalk at the intersection of Grand/Carlsbad Boulevard is only about 170 feet to the east. Additionally, as previously requested by Land Use Review staff, please eliminate the proposed mid-block crosswalk on Ocean Street. 4. The 5-foot clear space at the disabled parking stall appears to be on the wrong side. A wheelchair-disabled person would have difficulty exiting the drivers side and getting into the wheelchair if a vehicle is parked adjacent to the disabled space. Additionally, rear loading/unloading of a disabled person would be in the street. I don't see how these disabled spaces are going to be safe and efficient and recommend their removal. Check and submit ADA criteria for angled parking requirements. Additionally, since these spaces are being recommended for removal please add some on-site handicap parking spaces. Staff recommends adding these spaces at the circular driveway at the front of the facility. 5. Your concern with the elimination of the eastbound left-turn lane has merit. Staff has not done a traffic study as to the impacts associated with this proposal. The applicant should address this issue in the Traffic Report regarding the merits of their proposal. It appears we might need a split-phase traffic signal at the intersection of Carlsbad Boulevard/Grand Avenue due to left-turns impeding through traffic and potential conflicts with eastbound through and westbound left-turning vehicles. Also, the turn radius overlap of left-turning vehicles in the intersection will conflict. All aspects associated with their proposal should be carefully studied by the applicant and included in the Traffic Report. 6. A traffic signal right-turn overlap for westbound right-turns would require modifications to the traffic signal as would the new pedestrian push button locations that would be required. Please address this issue in the Traffic Report. 7. The new ramps shown on the west side of Carlsbad Boulevard at Grand Avenue do not align with the painted crosswalks that exist. It appears that two ramps per corner will be required. Please add these handicap ramps to the applicable plan set sheets. Attached for the applicant's use in making the requested revisions is a red lined check print of the Traffic Report and the Preliminary Engineering Site Plan. These red lined check prints must be re|urned with the revised Traffic Report to facilitate continued staff review. If yqu or^tb^^^^Sant^Y^'^y'qLfestions, please either see or call me at extension 4388. Shin cc. ^rrirrgTple Civil Engineer - Land Use Review Attachment ISSUES OF CONCERN Proiect No. RP 94-06/CDP 94-06/HDP 94-lO/CUP 94-08/AV 94-01 PLANNING: Planning issues will be forwarded to the applicant under sepaiate cover. ENGINEERING: Traffic and Circulation 1. 6. 7. Thank you for providing an Existing Conditions Plan and providing the right-of-way widths and right-of-way to centeriine widths of the adjacent streets. However, as previously requested, for ease of reading (for lay people and the Planning Commission) the actual edge of pavement (EP)/curb to curb widths of the adjacent streets must be indicated. Therefore, at certain locations, please indicate the minimum (worst case) widths of the existing streets adjacent to the project. Thank you for submitting the Carlsbad Boulevard/Grand Avenue Preliminary Striping Plan. Staff comments regarding this intersection striping plan will be forwarded to you at a later date. Also, this preliminary striping plan was supposed to include the Grand Avenue corridor, from Carlsbad Boulevard to Ocean Street. This conidor striping plan still must be provided. Thank you for submitting a Garfield Street "Parking Lot" design. The ciurent onfiguration is acceptable, however, some issues still remain to be resolved, i.e. curb retum tangents, landscaping, sidewalks, etc. Staff comments regarding tliis item will be forwarded to you at a later date. Please add a handicap ramp at the southerly "curb retum" at the Garfield Street/Christiansen Way intersection, across from the proposed handicap ramp on the north side of the intersection. Staff still has concems with the treatment of the vacated portion of Christiansen Way east f Garfield Street. The resubmitted plans indicate some grading within this section of the J:^^^^jlf2Lca.ted roadway, with a portion of the roadway being left in its original state, i.e. with me pavement still intact. Although you have indicated that St. Michaels may improve ^ their parking lot in the future the current proposal to leave the existing paving intact is still unacceptable. Please be advised, that as a Condition of Approval for the project the applicant shall have to remove this A/C pavement and landscape this entire section of (Christiansen Way. Therefore, please indicate this on the Site Plans and Landscape Plan. Again, please remove any crosswalk designation on Ocean Street./(S^«^2^^'^*^^^2j^ . As was previously discussed a "standard" traffic report will not be required for this project. However, some traffic analysis must be conducted in regards to public parking issues and environmental documentation issues. In regards to this item, the following traffic information must be provided: Indicate project Average Daily Traffic (ADT). 8. Indicate project trip distribution. Take into account the potential closure of Cypress Avenue. Supply parking exhibits indicating : existing parking, loss of existing parking, replacement of existing parking and additional parking added above existing parking. Conduct peak hour tuming movement counts at the following intersections: • Carlsbad Boulevard/Christiansen Way • Carlsbad Boulevard/Grand Avenue • Christiansen Way/Ocean Street • Garfield Street/Beech Avenue • In regards to traffic review for environmental impacts, provide an analysis of the traffic circulation in the North Beach area. Does the increased traffic (due to the potential closure of Christiansen Way) on surrounding roadways cause a significant impact with regards to roadway segment volumes, beach access, residential access, parking, etc? Provide text discussion of any impacts and proposed mitigation. Please provide a driveway profile for the proposed St. Michael's driveway to Garfield Street. Water/Drainage Thank you for providmg tiie high water mark (HWM) at Parcel "C". The HWM, as indicated, does encroach into the foundation of the stmcture. However, as stated in the Geotechnical Investigation a seawall is being proposed for this project. There are still some questions with regards to this item, however. Is the proposed seawall actually part of the structure fotmdation and, as previously requested, what are the impacts of high velocity wave action, as referenced in the FEMA maps, to this proposed seawaJl/foundation and stmcture? \/^ Thank you for indicating NPDES criteria. Rather than call out a City Drawing for the gravel filter/inlet system, please add a cross-section of this system to the plans and call out the cross-section. 11. To determine that there is adequate drainage within the easterly half of the courtyard area, you were previously requested to provide some additional spot elevations. Instead you chose to state "Courtyard area to drain through building." Please indicate how this will be accomplished. On site drainage is a serious concem with staff with regards to the potential for flooding or water seepage into the stmcture. Please address this issue. In a letter to Mr. Tony Lawson, dated September 29,1994 regarding the Garfield Street "Parking Lot", staff infonned the applicant of concem expressed by the (CMWD District Engineer over whether or not any existing water facilities, within the Garfield Street roadway section, would be required to be upgraded to accommodate the potential increase in water flow requirements for the purposes of fire fighting. Staff asked the applicant to contact the Carlsbad Fire Marshall to determine if an upgrade or addition of any water facilities would be required so that this item could be incorporated into the paridng area design and constmction. Therefore again, please provide staff with a response from tiie Fire Marshall over this issue. Thank you for indicating a full cross-gutter at the Christiansen way/Ocean Street intersection. With regards to the Grand Avenue/Ocean Street intersection you A^ ^'C^^^ve indicated "potential curb and cross-gutter" at the southerly portion of the fx ^AA/ intersection. Again, constmction of only a segment of this cross-gutter is gfi^A^ unacceptable. To facilitate adequate drainage please indicate the constmction of y ^® entire cross-gutter and curb retum, and, any transitional surficial flow devices, i.e. depression, berm, etc., which may be required south of the curb retum on Ocean Street. Administration/Miscellaneous ^7 15. Staff requests that the applicant contact all of the surrounding neighbors, with regards to this project, not just the immediate adjacent neighbors. Hie proposed Street Vacation, Garfield Street Parking Lot and Ocean Street improvements are major issues associated with this project and everyone in the area (300-600 ft. radius) should be notified and involved in the process. Thank you for plotting/providing Preliminary Title Report (PTR) items No.'s 5 & 7. PTR item 13 still must be addressed, however. Therefore, as previously requested, please plot or address PTR item No. 13. 17. 16. Staff previously requested that the parcels be labeled in conformance with the PTR. Although the applicant did label the parcels, the labels (i.e. 1, 2 & 3) still do not conform to the PTR and therefore it is still difficult to determine the legal property boundary. To assist in deeming the application complete, staff researched the parcels and have detennined the correct parcel designation. Therefore, please label the parcels as indicated on the attached check print. At Parcel "A", at the westerly end of the underground garage driveway ramp, the grading has been revised to accommodate two electric transformer boxes. The boxes are located, however, below grade in a 14 ft. deep vault. The current design indicates that this vault is intended to be uncovered with trees planted in the bottom. This design is unacceptable, this vault must be covered with a standard metal plate (i.e. Uke an S.D.G.&E. or PacBell vault.) ^^A redlined checkprint is attached for your use in making the requested revisions. This checkprint must be retumed with the revised plans to facilitate continued staff review. CONSULTA / N T S October 20, 1994 J.N. 93-1015 Mr. Lloyd Hubbs City Engineer City of Carisbad 2075 Las Palmas Drive Carisbad, CA 92008 RE: Driveway Grades for Carlsbad by the Sea RP 94-06 / CDP94-06 / CUP94-10 / HDP 94-08 Dear Mr. Hubbs: This letter is to request the use of driveway grades steeper than 14% for the proposed Carlsbad by the Sea project. The preliminary plans for the project as submitted include profiles for the three driveway ramps, with a maximum grade of 20%. Examination of the profiles shows that the ramps are negotiable at these grades and that all other City standards regarding driveway grades have been incorporated so that vehicles will not "bottom out" while using these driveways. Thank you for your consideration. Very tmly yours, O'Day Consultants Jeffrey L. Mitchell Project Manager 7220 Avenida Encinas Suite 204 Carlsbad, California 92009 619-931-7700 Fax: 619-931-8680 Civil Engineering. Planning Processing Surveying HETHERINGTON ENGINEERING, INC. GEOTECHNICAL CONSULTANTS October 18, 1994 Project No. 1235.1 Log No. 1477 O'Day Consultants 7220 Avenida Encinas Suite 204 Carlsbad, CA 92009 Attention: Mr. Jeffrey Mitchell Subject: COASTAL DESIGN CRITERIA FOR PROPOSED SEAWALL California Lutheran Complex Ocean Street North of Grand Avenue Carlsbad, California References: Attached Dear Mr. Mitchell: In accordance with your request, we have performed coastal engineering services relative to the proposed construction of a seawall along the seaward margin of the subject property. The purpose of our work was to provide pertinent coastal engineering parameters to be incorporated by the project engineering team into the design of the seawall. The work performed consisted of research and review of available pertinent oceanographic and geotechnical reports and plans relative to the project, analysis of coastal design criteria relative to the proposed seawall, and the preparation of this report providing the results of our analyses, and our conclusions and recommendations. SITE DESCRIPTION The subject site consists of an approximate 0.29 acre undeveloped ocean-front parcel of land located west of Ocean Street and north of Grand Avenue, Carlsbad, California. The parcel is part of the large Carlsbad-By-The-Sea residential retirement complex that encompasses the property east of the subject site. The subject site presently consists' of a terraced scenic view area that contains a concrete patio, stairs, benches, and is vegetated with a heavy growth of ice-plant. The lot is fronted by a sandy to cobbly beach, with the landward edge of the beach consisting of a heavy concentration of sub-rounded gravel to cobble clasts. Vertical concrete seawalls that form the seaward extent of hotel/apartment buildings exist both northwest and southeast of the subject property. 5245 AVENIDA ENCINAS • SUITE G • CARLSBAD, CALIFORNIA 92008 • (619) 931-1917 COASTAL DESIGN CRITERIA FOR PROPOSED SEAWALL Project No. 123 5.1 Log No. 1477 October 18, 1994 Page 2 PROPOSED DEVELOPMENT We understand that development of the ocean front lot will consist generally of a split-level one to three story condominium complex with a vertical concrete seawall built along the southwestern margin of the structure. The seawall will evidently also function as the foundational support for the southwest wall of the condominium structure, with a deck for the lowest level of structure cantilevered out over the top of the wall. No plans for the seawall were available for our review at the time of this report, however, we anticipate the seawall will consist of a smooth-faced, reinforced concrete vertical wall similar to existing walls in the site vicinity. GEOTECHNICAL CONDITIONS Geotechnical conditions for the site are discussed in "Geotechnical Investigation, Carlsbad-By-The-Sea, California Lutheran Homes...," prepared by Leighton and Associates (see Reference 5) . In general, for the area of the proposed seawall, subsurface conditions reportedly consist of beach deposits overlying Terrace Deposits or Santiago Formation bedrock. Subsurface work by Leighton and Associates, Inc., did not penetrate to bedrock within the area of the proposed seawall. Based on review of available geotechnical reports as well as previous work by our firm within the site vicinity, we have estimated Santiago Formation bedrock to exist at an elevation of approximately +2 feet (MSL) beneath the area of the proposed seawall. This estimate is considered to be conservative and should be verified prior to construction so that design changes to the wall may be made if necessary. The likely presence of groundwater within the area of the seawall along the Terrace Deposits/Santiago Formation interface is also a condition that should be considered prior to construction so that proper mitigative measures can be taken to facilitate planned excavations. COASTAL DESIGN CRITERIA The following coastal design parameters are based on data taken from the referenced oceanographic literature that is considered appropriate for the subject location. Calculations have been performed in accordance with the guidelines presented in "Coastal Flood Plain Development, Orange County Coastline..." (Reference 3) and "Shore Protection Manual...," (Reference 8). HETHERIIMGTOIVI EiyCINEERIIMG, INC. COASTAL DESIGN CRITERIA FOR PROPOSED SEAWALL Project No. 1235.1 Log No. 1477 October 18, 1994 Page 3 Still Water Elevation - San Diego Harbor (Hw) = -1-8.35 ft. MLLW or +5.78 ft. NGVD. Scour Elevation - 1.0 foot below estimated bedrock contact (Hsc) = +1.0 ft. NGVD Water Depth (ds) = +4.78 ft. NGVD Design Wave Period for elevation of breaking wave (T) = 22 sec. Design Wave Period for run up elevation = 8 sec. Elevation of Breaking Wave (Hb) = 10.56 ft. Run-up Elevation (HR) = 17.40 ft. (For smooth vertical wall) CONCLUSIONS AND RECOMMENDATIONS Parameters relating to the coastal environment that have been provided in this report should be incorporated into the final seawall design by the project engineering team. The results of our study indicate that the wall should extend to a crest elevation of at least +17 feet MSL, or up to the bottom of the cantilevered portion of the lowest level of the proposed structure if the building design depicted in the referenced "Parcel 1 and 2, Section A" is utilized. The portion of the lowest level of the structure that is cantilevered out seaward over the top of the seawall should be designed to resist uplift pressure produced by wave runup during severe storm events. Uplift pressures will be determined by the final design elevation of the cantilevered deck of the lowest level. The wall should be built "in-line" with the existing seawalls to the northwest and southeast in order to prevent accelerated erosion or scour within corner areas between adjacent walls. Foundational support, backfill, and drainage should be addressed by the Geotechnical Consultant. Plans for the seawall should be reviewed by our firm to confirm conformance with the recommendations included in this report and to provide modification as necessary. If you have any questions, please call. Very truly yours, HETHEBJEi«SP0N>^J*3B^RING, INC IGTON Civil Engin^^ 30488 Geotechnical ingmee (expire 3/31/96) MDH/ss BRANDON A. BOKA Project Geologist HETHERINGTON ENGINEERING, INC. REFERENCES 1) "Assessment and Atlas of Shoreline Erosion Along the California Coast," Department of Navigation and Ocean Development, July, 1977. 2) "Coastal Design Criteria In Southern California," Walker, James R., Nathan, Robert A., Seymour, Richard J., and Strange, R. Read, in Coastal Engineering, 1984 proceedings. 3) "Coastal Flood Plain Development, Orange County Coastline," Moffatt and Nichol, Engineers, January, 1985. 4) "Coastal Storm Damage, Winter 1983," US Army Corps of Engineers Task Force Report, April 1984. 5) "Geotechnical Investigation, Carlsbad-By-The-Sea, California Lutheran Homes, Carlsbad, California," by Leighton and Associates, June 30, 1994. 6) "Plot Plan and Parcel 1 and 2 - Section A, Parcel 2, Building 2," by O'Day Consultants, undated. 7) "San Luis Rey Quadrangle," USGS Topographic Survey, Revised 1975. 8) "Shore Protection Manual," US Army Corps of Engineers, 1984. 9) "Geotechnical Investigation, St. Tropez West Condominiums, 2901 Ocean Street, Carlsbad, California," Western Soil and Foundation Engineering, Inc., April 16, 1990. HETHERINGTON ENGINEERING, INC. City of Carlsbad Planning Department August 10, 1994 California Lutheran Homes 2313 Fremont Avenue Alahambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08 - CARLSBAD BY THE SEA LUTHERAN HOME Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed the subject applications, as to their completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of iteins must be submitted directly to your staff planner bv appointment All hst items must be submitted simultaneously and a copv of this list must be included with your submittals. No processing of your appUcation can occur until the appUcation is detennined to be complete. The second Ust is issues of concem to staff. When aU required materials are submitted the City has 30 days to make a determination of completeness. If the appUcation is determined to be complete, processing for a decision on the appUcation wiU be initiated. In addition, please note that you have six months from the date the appUcation was initiaUv filed, July 19, 1994, to either resubmit the appUcation or submit the required information. FaUure to resubmit the appUcation or to submit the materials necessary to determine your appUcation complete shaU be deemed to constitute withdrawal of the appUcation. If an appUcation is withdrawn or deemed withdrawn, a new appUcation must be submitted. Please contact your staff plaimer, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the appUcation. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:AH:lh:vd c: Gary Wayne Tony Lawson, ADL Planning Chris DeCerbo Jeff MitcheU, O'Day Engineering Bobbie Hoder Bob Wojcik Mike Shirey FUe Copy Data Entry Marjorie/Rich 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 UST OF ITEMS NEEDED TO COMPLETE APPUCATION: No. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08 - CARLSBAD BY THE SEA LUTHERAN HOME PLANNING: Identify tiie project numbers on tiie site plan: RP 94-06, CDP 94-06, CUP 94-10, HDP 94- 08. Also identify Carlsbad sewer and water district. Provide a cross section through BuUding 1 at the westem end of the nursing faciUty at the location of the waU connecting the nursing faciUty to the Uving units. The buUding elevations submitted are incomplete and consist of renderings rather than detaUed and dimensioned elevations. Provide interior elevations (north and south) of the Parcel 1 stmcmres fronting the intemal courtyard. Provide buUding elevations for Parcel 2 (north, south, east, and west). Provide buUding elevations for Parcel 3 (north, south, and west). AU elevations must be dimensioned; indicate on the plans the acmal elevation at the highest roof peak and the "at grade" (floor level) elevation of stmcmres immediately adjacent to exterior waUs. Submit dimensioned and detaUed elevations of aU stmcmres including iUustrations of window and door recesses and popouts and any facade detailing,and/or width of roof overhangs. Provide detaUs (height and materials) of the proposed waU (Parcel 3) along Carlsbad Boulevard and any portion of the proposed retaining waUs along Grand Avenue and Christiansen Way which are above grade. The Carlsbad Blvd. waU should include pUasters and interesting detailing such as tUes or brick which are compatible with the proposed street enhancement. Show on the site plan the number and location of pubUc parking spaces lost and replaced by the proposed project. The plan submitted identifies replacement of 55 pubUc parking spaces on Grand Avenue only. The North Beach Planning smdy identifies 38 existing spaces on Christensen Way, 55 existing spaces on Grand Avenue, and 12 existing spaces on Ocean. As previously explained, buUding height is measured from proposed grade (if proposed grade differs from existing grade) to the peak of the stmcmre above the point of measurement. Please provide height dimensions accordingly. Provide top of waU and bottom of waU elevations. The extension of the 10' masonry waU to the east adjacent to the skiUed nursing faciUty portion of stmcmre 1 results in excessive buUding height along the southem side of the project. It is necessary that you maintain the at grade elevation adjacent to the nursing faciUty stmcmre. The exterior stairs and waU requires that buUding height be measured from the lower grade created adjacent to the buUding. Provide photographs of Parcel 2 from the east and west and Parcel 1 from the west (Ocean Street). Correct the project summary table and include the foUowing: Parcel 1: VR/R-3/BA0Z Parcel 2: R-3/BA0Z Parcel 3: VR Zone Please add the 33 beds in the nursing faciUty to the use chart. Change the total for BuUding 1 in the commercial Uving units table to 103. 9. y The project as submitted requires the submittal of a height and front yard setback variance / appUcation for Parcel 2 west of Ocean Street. The Planning Department does not support ^ the necessary exemption to the height limitations for the portion of the Parcel 1 stmcmre located within the VR Zone (see Issues item 5 below). 10. Show on the grading plan the volume of cut and fiU and the area or extent of grading (area of cut and fiU) for Parcel 2 only. Also provide the area or extent of grading for the entire project. 11. The North Beach Smdy identifies Christiansen Way as a potential view corridor to the beach. Provide an exhibit which iUustrates the existing westerly views from Christiansen Way, and the impact to views which result from the proposed project. Also, provide an exhibit iUustrating the westerly view to the ocean from Grand Avenue and Carlsbad Blvd. upon completion of the proposed project. The exhibit should identify views from the centerUne of Grand east of Carlsbad Blvd. and from the northeast comer (sidewalk) of this intersection. 12. Submit a separate site plan showing the underlying topography and existing site conditions including stmcmres, parking, and landscaping, and pubUc improvements. 13. Provide text detaiUng proposed compUance with the RECON mitigation recommendations necessary to reduce the significant impact of demoUshing the historic stmcmre (i.e., size and scale, architecmral style, constmction materials, etc.). ENGINEERING: 1. An Assessor's parcel map page should have been included as part of the Preliminary Title Report (PTR) indicating which parcel is Parcel A, B, and C, corresponding to the legal description. Please provide this information. 2. Please plot PTR Item No.'s 5 and 13 on the Engineering Site Plan with their fumre disposition. If these easements are not appUcable to this project, then please indicate this as a note. Also, please provide a copy of PTR Item No. 7. 3. Please indicate the width of the existing streets adjacent to the project. 4. The FEMA Flood Insurance Rate Map shows portions of this area as being in a 100 to 500 year flood zone with the potential for high velocity wave action. Please plot the potential high water mark flood line on the Engineering Site Plan and/or address this issue. 5. Indicate the appUcation types, on the Site Plan. 6. Provide the name of the sewer, water and utiUty agencies serving the project on the Site Plan. ISSUES OF CONCERN PLANNING: 1. A critical project issue is the replacement of beach parking lost due to the proposed Christiansen Way street vacation. It is unclear during this review whether or not the appUcant intends that the street vacation be processed ahead of the proposed professional care faciUty project, or whether the appUcant intends that the street vacation be processed concurrentiy with the proposed project. If the street vacation is to be processed separately, a coastal development permit appUcation for the street vacation is required. Please submit a letter to the Planning Department confirming how the appUcant wishes to proceed. The Planning and Engineeiing Departments strongly advise that the appUcations be processed concurrentiy. If the street vacation and professional care faciUty are to be processed concurrentiy, an acceptable proposal must be submitted to nutigate the significant environmental impact of lost pubUc parking on Christiansen Way and any potential impact to traffic circulation in the North Beach/Redevelopment area. Please consult the North Beach Traffic Smdy in which 38 pubUc parking spaces are identified on Christiansen Way, and Garfield Street between Beech and Christiansen Way is identified as a potential pubUc parking lot. The improvement of a parking lot within this pubUc right-of-way may offer an oppormnity for mitigating the loss of Christiansen Way including pubUc parking spaces. 2. As previously identified, the project does not include a tourist serving commercial use on the entire ground floor as required by the ViUage Design Manual. This may require the approval of a Local Coastal Plan Amendment by the Coastal Commission instead of a coastal development pennit by the Housing and Redevelopment Commission. 3. Provide an analysis of the noise generated by the proposed roof equipment. What noise impact, if any, wiU result? How wiU it be mitigated? 4. Remove the proposed entry pylons at the entry to Grand Avenue from the landscape plans. Grand Avenue is not a private street. The Planning Department strongly recommends that some form of pubUc art such as a sculpmre or mosaic be proposed at the comer of Carlsbad Boulevard and Grand depicting Carlsbad's history. 5. The project exceeds buUding height. BuUding height is measured from proposed grade to the peak of the roof above every point surrounding and within the stmcmre. The top of the retaining waU proposed around the Uving units adjacent to the nursing facUity is not the point of measurement. Height is measured from the floor line to the roof line since the waU is not a part of this stmcmre. Parcel 1: Maximum buUding height in the VR zone is 35'. The plans submitted are inconsistent; buUding height iUustrated by Sheet 12 (Parcel 1 Section A) does not agree with buUding height iUustrated by the Sheet 13 (buUding elevations). BuUding parapets or roof stmcmres are permitted to exceed the buUding height for the sole purpose of screening roof equipment. The roof of proposed BuUding 1 above the sun porch level incorporates a roof design which does not entirely function as roof equipment screening. Also, the portion of the roof serving as a parapet surrounding the roof equipment above this level does not screen the equipment. Elevation plans from Christiansen and Grand identify another 5-6' of visible roof equipment. A roof parapet above buUding height is pennitted only if it screens the roof equipment. The Planning Department therefore recommends that the sun porch level be omitted from this proposal to enable sinking the roof equipment to an elevation which would enable a pitched roof above the nursing faciUty to entirely screen the necessary roof equipment and StiU satisfy height requirements. The Planning Department cannot support the proposed roof above buUding height since its primary puipose is to cover the sun porch level of the stmcmre rather than to screen roof equipment. AdditionaUy, Sheet 12, Parcel 1-Section C iUustrates that BuUding height exceeds 35' from proposed grade to the peak of the roof. Parcel 2: BuUding height of Parcel 2 measured from the westem elevation at grade to the top of the stmcture is 40'. The maximum height is 24' for a flat roof. See the attached plan identifying what may be done to accompUsh a 30' buUding height which would stiU require approval of a height variance in the R-3 zone. 6. This project should include a sign program. Submit plans for proposed signage including a table identifying the aUowed area of signage (.6 sq feet of signage per lineal foot of frontage on Ocean and Carlsbad Blvd.). The sign program should include sign types, location, proposed materials and colors and reflect the recommendations included in the historical analysis submitted for this project. Specific sign copy can be reviewed after project approval. 7. The North Beach Smdy identifies a bicycle route on Grand Avenue. This should be reflected on the proposed site plan exhibit. 8. The proposed landscape plan does not propose retaining any of the existing palm trees around the stmcmral perimeter. These palm trees are an important element of the existing project which should be incorporated into any attempt to repUcate the front facade and/or to enhance the street scene along Grand Avenue. 9. Leighton and Associate's environmental site assessment investigating the potential for the presence of hazardous materials/waste contamination of the subject site indicates that mitigation is required on Parcel No. 1 & Parcel No. 3. 10. Item 3.1.6 of the Phase I Environmental Site Assessment for Parcel No. 3 and the Titie Report (Parcel B) identify Standard OU Company drilling rights into or through the parcel. Please address this issue as it relates to Item V-F-2 of the Carlsbad ViUage Area Redevelopment Plan dated AprU 1981. 11. Please address Landscape Consultant, Larry Black's, plancheck comments (remm the enclosed redUned checkprints with resubmittal): 1) Relocate aU existing Washingtonia and Phoenix Palms onsite (include "storage" during constmction). 2) Provide cross sections through planters (above parking garage) to show depth of soU for trees. 3) Provide flowers to enhance street scene for pedestrians and motorists. 4) Provide water conservation plan per Landscape Manual (ok to combine with the landscape plan). As a condition of approval, provide Master Plan of existing trees. /Although RECON's historical assessment submitted with the project indicates that nutigation rough repUcation is possible to reduce significant impacts resulting from stmcmral lemoUtion, the Planning Department beUeves that to avoid possible community concem 'and/or opposition, the retention of the historical facade is the preferable altemative. ENGINEERING: Engineering completeness issues wiU be provided at a later date along with a redlined checkprint. Citv of Carlsbad Engineering Department February 8, 1995 Mr. Anthony Lawson ADL Planning Associates 5962 La Place Court, Suite 205 Carlsbad, CA 92008 RP 94-06; CARLSBAD BY-THE-SEA CHRISTIANSEN WAY PRELIMINARY DESIGNS Pursuantto your request, Engineering Department staff recently compleled a review ofthe two preliminary designs which were submitted for Christiansen Way, forthe above referenced project At this time, staff recommends thatthe design which retains Christiansen Way as a public roadway be pursued, given thatthe following items can be resolved: 1. As discussed at our meeting on Wednesday, February 1, 1995 the proposed driveway ramp must "tee" into Christiansen Way at 90 degrees (or ata minimum with a 10 degree skew), fora minimum of one car length (24 ft.) 2. Also, as discussed at our meeting on Wednesday, February 1, 1995 adequate queuing distance must be achieved on the north side of Christiansen Way at its intersection with Carlsbad Boulevard, with regards to the proposed paricing spaces at this location. 3. In regards to the driveway ramp and potential curvilinear alignment for Christiansen Way, stopping sightdistance of 150 ft minimum mustbe achieved. 4. Staff has reviewed this proposed design (schematic) with regards to technical viability, However, another issue that arises regarding this design is an equity issue with regards to the proposed street vacation for the adjacent property owner (St Michaels). Therefore, as previously stated, staff concun-ence with this design also depends upon written support from StMichaels for the proposed design and subsequent street vacation, 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 ^ RP 94-06; CARLSBAD BY-THE-SEA CHRISTIANSEN WAY PRELIMINARY DESIGNS T LAWSON LETTER; FEBRUARY 8, 1995 PAGE: 2 If these issues cannot be resolved then different des ign alternatives will have to be investigated for Christiansen Way, Regarding this issue, staff does retain the discretion to request that additional designs be investigated should any inadequacies with this proposed design or opposition ofthe project become evident ffyou have any questions, please contact me at telephone 438-1161, extension 4388. ng ineer - Land Use Review cc. Assistant City Engineer Principal Civil Engineer - Land Use Review Assistant Planner - Anne Hysong f Charles M Salter Associates inc Consultants in Acoustics & Audio/Visual System Design 130 Sutter Street San Francisco California 94104 Tel: 415 397 0442 Fax: 415 397 0454 20 January 1995 Anne Hysong City of Carlsbad 2075 Las Palmas Carisbad, CA 92008 Subject: Carlsbad by the Sea CSA Project No: 94-175 Charles M Salter, PE Anthony P Nash, PE David R Schwind Eva Duesler John C Freytag, PE Alan T Rosen Thomas A Schindler Harold S Goldberg, PE Rachel V Murray, PE James F Abbott, PhD Christopher J Struck Timothy M Der Thomas J Corbett Kenneth W Graven Claudia Kraehe Barbara J Mooney Eric L Broadhurst, PE Michael D Toy, PE Katherine M Leavy Karen E Decker, PE Philip N Sanders Marion G Miles Cynthia J Flewelling James Schaefer Suzanne Cowden Herman K Lee Dear Anne: This letter confirms our telephone conversation of Thursday, 19 January regarding our acoustical report dated 9 January 1995. The projected property line noise levels stated in the report include noise generated by mechanical equipment located on the rooftop of both Parcel 1 and Parcel 3. Please call if you have any additional questions or need further information. Sincerely, CHARLES M. SALTER ASSOCIATES, INC. KaVen E. Decker, P.E. Consultant KED/ck cc: Rob Steinberg The Steinberg Group 60 Pierce Avenue San Jose, CA 95110 jal9ked.dc)c City of Carlsbad Planning Department January 16,1995 Califbmia Lutheran Homes Attn: Mr. James Doyte 2313 FrerTK>nt Avenue Alhambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94^/V 94-01 CARLSBAD BY THE SEA LUTHERAN HOME At the December 19, 1994 meeting with Carisbad Lutheran Homes representatives, a number of outstanding planning arxi engineering project issues were discussed with respect to possible solutions. As a fblbw-up to our meeting, the fbllowing comments are provided regarding many of those issues: Planninq: 1. Parcel 3 - Building intensification along Garfield Street Rob Steinberg submitted a proposal to the Planning Department to step the third level back 10' along Garfield. While this proposal rrioves in the right direction to reduce the building mass at this location, it does not accomplish the goal of compatibility with the adjacent projects to the west. A transition in building height from three levels, 4 feet above existing grade to a two story developmerrt fifom existing grade witl require a more tenraced design. Rob Steinberg is preparing another altemative solution to resolve this issue. 2. The Fire Department has expressed a concem regarding emergency fire truck access to ttie site ak>ng the nortiiern (Christiansen Way) boundary. This may result in a redesign of the project to wkien the remaining Christiansen Way right of way to 28' and provkle an emergency access from the private cul-de-sac driveway. Specific Rre Department comments will t>e fbrwarded urxJer separate cover. Traffic and Circulation Item No. 2: (RefwrtoCityof Carlsbad Mer dated November 21.1994.) 1. Please delete the islarxj type "pop-outs", marked crosswalk designation and tiie handicap spaces proposed on Grand Avenue between Carlsbad Boulevard and Ocean Street and add additional angled parking. Relocate tiie northerly "pop-out" to tiie west, aligning it with the souttieast comer of tiie Garfieki Stireel\Grand Avenue intersection; tiien, provkle harxik^ap ramps at this rek3cated "pop-out" and 2075 Las Palnnas Drive • Carlsbad. California 92009-1576 • (619)438-1161 fi^ RP 94-Oe/COP 94-Oa/CUP 94-1(VHDP 94-06/7 944)1 CARLSBAD BY THE SEA LUTHERAN HOME JANUARY 16, 1996 PAS£2 tiie soutiieast comer of the intersection. Do not indicate a marked crosswalk at this location. To fex^ilitate empbyee crossing, at tiie existing proposed location, staff recommends investigation of provkling a tunnel bebw Grand Avenue thereby connecting the two fetcilities. 2. Label a|i roadway wkltii dimensbns. 3. Add two more handbap ramps at the marked crosswalks boated on the west sbe of tiie Car1sfc>ad Boulevard\Grand Avenue intersection. 4. At tiie Grarxj Avenue\Car1sbad Boulevard intersection, please delete tiie first tiiree parking spaces on the soutii sbe of GrarxJ Avenue arxj make a note designating tilis area as No Parking. 5. Carlsbad generally does not utilize diverging lane lines to designate between tum arxj tiirough lanes. Therefore, please indbate a starxiard 8" white lane line designation for differentiating between the westtx>und through and westtx}und left tum movements on tiie east skie of the Grand Avenue\Car1st}ad Boulevard intersection. 6. Please indbate standard "P" Vehble and truck tuming radii for tiie east and westbound left tum movements at tiie Grarxj Avenue\Carlsbad Boulevard intersection. This is a major item, if vehble overlap occurs tiien tiiis roadway configuration must be redesigned. 7. As prevbusly requested, a preliminary striping plan must be submitted for tiie Grand Avenue corridor from Carisbad Boulevard to Grand Avenue. Traffic arxi Circulation Item No. 3: (Referto City of Carisbad letter dated November 21,1994.) 1. Provbing sbewalk only on the west side of the Garfieb Street Parking Lot is acceptable. 2. Please delete tiie parallel paridng space stiiping designations on tiie west sbe of tiie Garfieb Street Paridng Lot and on tiie west sbe of Ocean Street RP 94-06/CDP 94-06/CUP 94-1 (VHDP 94-06/V 94-01 CARLSBAD BY THE SEA LUTHERAN HOME JANUARY 16, 1996 PAGE 3 Traffic and Circulation Item No. 6: 1. As prevbusly requested, due to safety concems of botii Land Use Review staff and the City Traffic Engineer, please delete any mb-bbck crosswalk designation on Ocean Street Note: The above Traffic and Circulation items are also included in the Traffic and Parking Study staff review memorarxJum (January 1995.) Water and Drainaae Item No. 5: 1. The proposed cross gutter at the Grarb Avenue\Ocean Street intersection can be deleted. Attached for tiie applbanf s use in making tiie requested revisbns is a redlined check print of the Preliminary Striping Plan. if you have any questions, please contact me at (619) 438-1161 extensbn 4477 or the project engineer, Mike Shirey, at extensbn 4388. Sincerely, ANNE HYSOl Assistant Planner AH:lh RP940M.LTR c: Chris DeCertx) Mike Shirey Bob Wojcik Gary Wayne ADL Planning 5962 La Place Ct Ste 205 Carisbad, CA 92008 Uttan Systems 4540 Keamy Villa Road, Suite 106 San Diego, CA 92123-1573 The Steinberg Group Attn: Rob Steinberg 60 Pierce Avenue San Jose, CA 95110 City of Carlsbad Planning Department January 16, 1995 Califomia Lutheran Honnes Attn: Mr. James Doyle 2313 Frennont Avenue Alhambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 • CARLSBAD BYTHE SEA LUTHERAN HOME Thanl< you for your December 22,1994 submittal of the Transportation Analysis for the Carlsbad By The Sea project. The Engineering Department has completed its review of the analysis conducted by Urban Systems Associates. The foliowing revisions/clarifications must ise made to the report prior to final determination of the subject projects impacts to the surrounding circulation system. Analvsis Section Page Revision 5. On Ocean Street, between Grand Avenue and Christiansen Way, please change the 1260 Average Daily Traffic (ADT) to 1630 to reflect the City counts which were provided to USA, in accordance with Appendix "A". Revise any subsequent LOS calculations to reflect this revision. 6. Since Turning Movement Counts were not conducted on the same days, use worst case, or, greatest ADT for LOS analysis. Example: page 6, Ocean Street from Grand Avenue to Christiansen Way, and, LOS calculation on page 9. All numbers, ADT, Charts & Tables must coincide. 7. The eastbound Tuming Movement Count at the Carlsbad Blvd./Christiansen Way intersection seems incorrect. Also, Appendix "A", page 20, Turning Movement Count does not coincide with page 7, (existing Peal< Turning Movement for this intersection.) Additionally, Appendix "A", page 23, Ocean Street/Christiansen Way intersection numbers (ADT) do not match. Once these numbers are revised, adjust any applicable LOS calculations and calculation sheets so that all numbers match. Also, checl< and match ali Turning Movement Count numbers with the applicable Figures, Tables, Exhibits, Text, etc. 9. Please utilize worst case, or, greatest lini^ ADT, in accordance with the Tuming Movement Counts, for ail LOS calculations. See comment for page 6 above. 10. Revise if needed, after the above revisions are made. 2075 Las Palmas Drive • Carlsbad. California 92009-1576 • (619)438-1161 ^ r RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY-THE-SEA LUTHERAN HOME JANUARY 16, 1995 PAGE 2 Analvsia Section Page Revision 15. All directional distribution percentages must be checl<ed. Staff discovered a discrepancy at the Carisbad Blvd./Christiansen Way intersection. (Staff calculated 69% and 31% for the roadway volunnes on Christiansen Way and Grand Avenue, contributed by the faciiity.) Also, USA staff should contact Engineering staff regarding the 50/50 split, forthe potential Cypress Avenue closure, with regards to the Army & Navy Academy's Preliminary Traffic Report 2/3-1/3 split proposal. 18. Please fix the typing error in the second sentence. Also, please change the text regarding "any change in LOS as significant impact." Please delete "which will be the responsibility of the church to constmct" in the last sentence of the fourth paragraph. This section of the report (as well as the Conclusions and Recommendations Section on page 30) must include discussion of specific impacts and potential mitigation with regards to the closure of Christiansen Way on the surrounding street system. Not only LOS must be discussed as impacts to the surrounding street system; reference and discussion must also be made to indicate exactly how much more traffic will be added to the surrounding roadways and intersections, and what impacts this additional traffic will have on these roadways and intersections. This information is considered to be an integral part of the proposed project and must be more fully addressed. 19. How were these numbers derived? Also, please check the numbers for pages 20 & 21. Are these ADT numbers correct? 22. This Table may need to be revised based on existing ADT and percentage distribution revisions. 24. Same as page 22, above. Note: Please reflect any and all changes in Figures, Tables, ADT's, Appendices, etc., in the text sections of the report. Parkinq Section Page Revision 25. Since various discrepancies exist in the North Beach Planning & Traffic Study, Village Master Plan Periling Inventory and the Traffic Engineer's field review, with regards to pari<ing inventory, a worst case scenario should be utilized. Therefore, the 84 spaces shouid be adjusted to 130 (this includes the Village Master Plan Pari<ing Inventory adjustment.) RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY-THE-SEA LUTHERAN HOME JANUARY 16. 1995 PAGE 3 26. Discrepancies exist on the "Existing Parking Spaces" figure (Figure 12) with regards to Appendix "D". All Figures, Tables, Text, etc. must be consistent. Parkinq Section Page Revision 27. A minimum of 8 90 degree parking spaces are existing north of Christiansen Way between Garfield and Ocean Street. These 8 spaces should be shown on Figure 12 as existing and Figure 13 as future spaces. 28. Please revise the text in accordance with revised Appendix "D" numbers. Conclusion and Recommendations Section Page Revision 29. The first sentence of the fifth paragraph may need to be revised if any LOS change. (See pages 6 & 9 comments.) 30. The second sentence of the first paragraph must be revised as noted on the red lined Traffic Report check print. The iast paragraph may need to be revised if any LOS change. (See Pages 6 & 9 comments.) Also, include comments from Page 18 above, regarding impact and mitigation of the surrounding street system, with regards to the proposed Christiansen Way closure. 31. The first paragraph may need to be revised if any LOS change. (See Pages 6 & 9 comments.) Also, please change the paragraph as noted on the red lined Traffic Report check print. Additionally, in the second paragraph, please revise the existing parking spaces from 84 to 130; and in the third paragraph from 47 to 7. (See Page 28 and Appendix "D" for additionat reference.) Finally, in the fifth paragraph, please revise the proposed parking spaces from 131 to 137. (See Appendix "D" for additional reference.) CITY TRAFFIC ENGINEERS & LUR STAFF ADDITIONAL COMMENTS fReqardinq Traffic Report & Preliminarv Enqineerinq Site Plan) 1. It appears the parallel parking spaces along Garfield Street and Ocean Street are shown to be striped. I recommend no striping of these spaces so that additional parking capacity may be obtained. This type of striping is costly from a maintenance standpoint RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY-THE-SEA LUTHERAN HOME JANUARY 16, 1995 PAGE 4 and 24 feet is a design number and is not the distance needed for ali vehicles to adequately parallel park. 2. On Grand Avenue at Carisbad Boulevard, angled pari<ing is shown adjacent to the traffk: signal loops. Vehicles in the queue for eastbound Grand Avenue will block access to several parking spaces or make backing out very difficutt. I recommend that at least three of the parking spaces be eliminated that are closest to Carisbad Boulevard. With drivers attempting to back out of an angled parking space, confronting the usual sigtit restrictions due to an adjacent high profile vetiicle, and with an eastbound Grand Avenue vehicle accelerating to "beat" the yellow indication, we may have the potential for traffic collisions. Please delete these spaces from onstreet parking counts in your analysis (proposed spaces on Grand) if necessary. 3. I recommend that the mid-block crosswalk shown on Grand Avenue be eliminated. The location of the two disabled parking spaces adjacent to this mid-block crosswalk will result in the vehicle backing into and across the crosswalk to complete the backing maneuver. Conflicts with a pedestrian, wheelchair-bound person, slow moving elderiy or otherwise disabled person are obvious and result in unacceptable risk on the part of the City of Carisbad. The crosswalk at the intersection of Grand/Carisbad Boulevard is only about 170 feet to the east. Additionally, as previously requested by Land Use Review staff, please eliminate the proposed mid-block crosswalk on Ocean Street. 4. The 5-foot clear space at the disabled parking stall appears to be on the wrong side. A wheelchair-disabled person would have difficulty exiting the drivers side and getting into the wheelchair if a vehicle is parked adjacent to the disabled space. Additionally, rear loading/unloading of a disabled person would be in the street. 1 doni see how these disabled spaces are going to be safe and efficient and recommend their removal. Check and submit ADA criteria for angled parking requirements. Additionally, since these spaces are being recommended for removal please add some on-site handicap parking spaces. Staff recommends adding these spaces at the circular driveway at the front of the faciiity. 5. Your concem with the elimination of the easttx>und left-tum lane has merit. Staff has not done a traffic study as to the impacts.associated with this proposai. The applicant shouid address this issue in the Traffic Report regarding the merits of their proposal. It appears we might need a split-phase traffic signal at the intersection of Carisbad Boulevard/CBrand Avenue due to left-turns impeding through traffic and potential conflicts with eastbound through and westbound left-turning vehicles. Also, the turn radius overiap of left-tuming vehicles in the intersection will conflict. Ail aspects associated with their proposal should be carefully studied by the appiicant and included in the Traffic Report. 6. A traffic signal right-turn overiap for westbound right-turns would require modifications to the traffic signal as would the new pedestrian push button locations that would be required. Piease address this issue in the Traffic Report. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01 CARLSBAD BY-THE-SEA LUTHERAN HOME JANUARY 16, 1995 PAGES 7. The new ramps shown on the west side of Carisbad Boulevard at Grand Avenue do not align with the painted crosswalks that exist. It appears that two ramps per comer wili be required. Please add these handicap ramps to the appiicable plan set sheets. 1 have forwarded the red lined check print of the Traffic Analysis and the Preliminary Engineering site plan to Urban Systems for revisions. These red lined check prints must be returned with the revised Traffic Report to facilitate continued staff review. If you have any questions, please contact me at (619) 438-1161, extension 4477, or the project engineer, Mike Shirey, at extension 4388. Sincerely, ANNE HYSONG (j Assistant Planner AH:lh RP9406T.LTR c: Chris DeCerbo Mike Shirey Bob Wojcik Gary Wayne ADL Planning 5962 La Place Court Ste 205 Carisbad CA 92008 Urban Systems 4540 Keamy Villa Road, Suite 106 San Diego CA 92123-1573 The Steinberg Group Attn: Rob Steinberg 60 Pierce Avenue San Jose CA 95110 Meeting Report To: City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009 Attn: Anne Hysong Re: Carlsbad By The Sea Senior Housing The Steinberg Group Date: December 22,1994 Project No: 93025 G5, G6 Meeting Place: CityofCarlsbad Present: See Below Meeting Date: December 19, 1994 Time: 2:00 PM to 4:30 PM Meeting Purpose: Planning/Engineering Comments/Review Minutes Attendees: Anne Hysong Jeff Mitchell Mike Shirey Rob Steinberg Tony Lawson David Mitani Peter Nosier L PLANNING ISSUES 1. TSG to study and adjust building height reduction at Christiansen Way (Parcel 1). 2. a. TSG presented a scheme of terracing down the top floor of the building along Garfield. The top floor units will be reduced in square footage to allow a two story frontage and the retaining wall will be replaced with landscape berming. Anne Hysong will review and comment. b. TSG to improve elevations of building at Carlsbad Blvd. (Parcel 3) possibly introduce elements of the Grand Avenue elevations (arches, etc.) c. Mitigation of setback at interior property line of Parcel 3 to be handled by sound attenuation along walls (possibly no windows). Outreach program may be helpful in addressing neighborhood concems. 3. a. In order to avoid an increase in the height variance at Parcel 2, TSG will study pulling back the roof trellis away from the edge. Need to study railings and windscreen at edge. Combine elevator and storage building into single building. If required, variance to be amended by ADL. b. TSG to indicate the decks of the neighboring buildings at westem side of Parcel 2. This will clarify that the proposed decks do not encroach past the string line. c. TSG clarified that the stairs and garage ramps at Parcel 2 are open. Arme Hysong will review side setbacks as they relate to existing conditions. By: David Mitani, AIA cc: All Attendees Please notify originator for any corrections, omissions, or deletions within three working days of receipt of this meeting report. Architecture Planning Interiors 60 Pierce Avenue San Jose, California 95110 408-295-5446 word/meeting/carisbd/jo Minutes * Note: Present application to proceed; however, if land adjacent to Parcel 2 is acquired, application may be amended at a later date. 4. TSG provided a scheme which integrated Parcel I's roof screen into the building's form and character. Anne Hysong to review. Pending comments, TSG to provide scheme for Parcel 3's mechanical equipment screen. TKG to confirm that the mechanical unit heights may be reduced. 5. Local circulation patterns to be addressed by traffic analysis (to be submitted by U.S.A./week of December 19, 1994). 6. ADL to set up conference call with Anne Hysong/Lany Black/SWA to address landscaping issues (Palm replacement). 7. a. Acoustic report by Salter to be submitted to Anne Hysong. Report to address impact from mechanical equipment on roof Salter and TKG to discuss. This item must be addressed by December 21, 1994 since it is critical for Anne Hysong's environmental report, b. TSG clarified that no structure is located within the 20 foot setback for Building 1 along Ocean Street. Drawings to be changed to clarify the proposed sidewalks. 8. An interim solution for St. Michael's parking should be proposed. The parking lot should not be a part of this application. 9. ADL to check if a local coastal program amendment is needed. 10. All landscape items to be addressed through a conference call. See Item #6. IL ENGINEERING ISSUES 1. O'Day to indicate dimensions of existing streets. 2. Striping plan for Grand Avenue to be submitted by U.S.A. 3. Mike Shirey to send out comments for Garfield Street parking design. 4. O'Day to add handicap ramp at Garfield/Christiansen. 5. Vacated portion of Christiansen east of Garfield to be addressed by interim solution for St. Michael's parking (see Planning Issues, Item #8). 6. Mike Shirey to review intermediate crosswalks at Grand and Ocean. 7. To be addressed by traffic analysis (U.S.A. to submit). 8. Proposed St. Michael's driveway to be addressed by interim solution for parking lot design (see Plaiming Issues, Item my 9. Seawall to be incorporated into building foundation. KPFF Consulting Engineers to address impacts or concems of high velocity wave action. 10. O'Day to show cross section of gravel filter/inlet system on drawings. 11. O'Day to address drainage in courtyard by providing a preliminary grading and drainage plan. SWA to check and coordinate. 12. Water facilities upgrade to be determined at a later date. May be designated as a condition of approval. Tony Lawson to document discussions with Mike Smith. 13. Cross gutter at Grand/Ocean to be reviewed by Mike Shirey. 14. A Community Outreach Program including the adjacent neighbors is being prepared. Tony Lawson to coordinate extent of area with outreach consultant. Consultant to contact Aime Hysong. Tapes of Army/Navy meetings should be studied. 15. Preliminary Title report/Item #13 to be clarified by letter from title company. 16. Parcel labels to be changed as follows: Parcel 1 becomes Parcel A Parcel 2 becomes Parcel C Parcel 3 becomes Parcel B Minutes 17. Parcel A vault locations and it's elevation heights were explained. TSG to study placement and solutions to mitigate hazards of 14 foot drop down to the ramp area. TSG to coordinate with TKG and SDG & E. ra. CITY PROCESS 1. All planning issues to be completed by the first week ofMareh 1995. 2, Pending no environmental concems, hearings may be completed by June/July 1995. cc: Jim Doyle, Cal Lutheran Gary Wheeler, Cal Lutheran Kevin Gerber, Cal Lutheran Bob Francouer, Francoeur & Company Diane Carstens, Gerontological Services, Inc. Lloyd Rochambeau, Carlsbad By The Sea Maureen Simmons, The SWA Group Joe Ross, Tsuchiyama, Kaino & Gibson Mike Wall, Tsuchiyama, Kaino & Gibson Marc Press, KPFF Consulting Engineers Charles Salter, Charles M. Salter Associates, Inc. Kathy Turmala, The Steinberg Group cAhJ"AN 12 '95 11:43m THE STEINBERG GRP. 408-295-5928'^ •ZUVJ cv O^^h a .r. 1 9 « U Salter a « • o c i " In Acoustic* Systam Dealgn SanFrandaeo Cirfilo(Tito94lO« T«I;41S 307 0442 FAX: «15 397 MM .WW Cf TvwihyMOat 9 January 1995 ei|BLDl«a>*HIIV.>% KflwEOaeMr.l*b PNf|»N8ard«« Rob Steixiberg Stdaberg Group via fax (408) 295-5928 Subject: Carisbad-bydic-Sea CSA Project No, 94-175 Dear Rob: At your request, I spoke witb your mechanical engineeis. j'^^Sn^Tlf^ ^J^J^^cQ^P^oni wMcb wili be located on tbe roofs of the btJUdmgs. In ^,®^f^® T vl^^wVn^ Assistant Planner with Carlsbad, jn order to This letter snmnapzes the fafDrmation which I have assembled. 1 Th^ ntv wants to koow tho potential noise impaa of the mechaniral S^S^n^bSeneighbotsaswellaspeoplewholive .n thefaoUly. Specifically, they want to tow the exterior noise ^"^^^X^^ tite mechanical equipment, whether this new ^^^^"^^^ SeSg levels, whether any «^^ie^!P^^,f\'^^^ di ftl^ iBTpact the project design (espedaUy height limitaaons). 2L Noise impart relates to a comparison of the e«Utiagnoise to the «to S^e Zr^ on the on.«ite measurements conducted last June, we {QUBd the fbllowing existing sound levels: - Along Carlsbad Boulevard near the project. 67 <^^'^-^^^ *e a^timates of traffic volume increases in the future, the CNEL is eacpected to increase to 70 CNEU _ At the inietsectiot» of Garfield Street and Grand Avenue, 55 CNEL now. Along Ocean Street near the ptoject. 60 CNEL primarily due to ocean noLse« SENT 3Y = Sii'?^s.I?.w?5wwU.= 44AM THE STEINBERG GRP. 408-295-5928^P. 3/4 Rob Steinberg I 9 January 1995 | Page2 I I Along Christiansen Street, the sound levd inovisg back from Carlsbad I is similar to that found along Grand Avenue. Halfvay between [ Ocean and Carlsbad Boulevard, the sound level is approximately 55 CN Et due primarily to the ocean noise as well as some tra^ on Carlsbad Boulevard. 3. lbe mechanical equipment which is planned for the roof of tbe skilled nursing building will consist of two oir-coolcd reciprocating chillcnj with 15 HP pumps, four hoilers, two custom air handlers, an emexgency generator, and several eachaust fans. The mechanical equipment on the roof of the residendal building will be two air handlers. The Planning Department Administraiive Policy No. 17 states that,•, an acoustical analysis report and appropriate plans shall be submitted describing the noise generation potential ofthe proposed project aiid proposed attenuation measures to assure tbat an environment which is free from excessive or harmful noise is achieved and maintained/' The following table summarizes thc existing measured noise levels, rooftop mechanical equipment noise levels, and estiraated overall levels at four property hue locations: A'Weighted Noise Levels Carlsbad Blvd. (East) Gar&eld St. and Grand Ave. (South) Ocean St (West) Christiansen Way (North) Eidsting CNEL Rooftop Mechanical Eqmte Noise ProjM:t6d Overall CNEL 67 55 67 55 45 55 60 55 61 55 46 55 The level at the west property iine is estimated to increase by one decibel, tbis change is not perceptible to the human ear. In our professional opmum, no mitigation measures will be required. The above noise level estimates are based on the barriers cuirenily included in the design. An exhaust muffler and acoustical enclosure wiU be required for tbe emergency generator; however, these will be included m the design and located beiow the level of the mechanical screen. SBVT BY^JPIN 12__'95 ll:44fiM THE STEINBERG GRP. 408-295-5928"*LlEK iniw ^wo '•p.4/4 Rob Steinbeff^ 9 January 1995 Page 3 4. To protect the occupants in the buildings from noise and vibration generated by this equipment, spring isolators, flexible connections, silencers, and internally lined ductwork will be specified as part of the design to control tbe noise to the following values: Living areas NC 25 Oi^es, exam rooms, conference rooms, NC 30 and like spaces Pubiic circulation, nurses stations, NC 35 lobbies and like spaces These sound levels meet ASHRAE ventilation noise controi requirenients for these types of spaces. The vibration generated by the rooftop equipment will be controlled so there is no feelable vibration within occupied areas of the building. This compleuss a summary of our mechanical noise and vibration control program for the subject project. Please call If you have any questions. Sincere^ yours, CHARLES Me SALTER ASSOCIATES, INC Charies M. Salter, PE President CMS/Od JAOSKBD t t Citv of Carlsbad Planning Department FAX TRANSMITTAL DATE: y^9S^ NUMBER OF PAGES BEING TRANSMITTED: c?- (INCLUDING FAX TRANSMITTAL) TIME SENT: (^l^Lj TO: /IXJ^^^ ^S"^t/^^<L^ FROM: COMPANY: DEPT: PLANNING PHONE #: PHONE #: (619) 438-1161 ext. .^^^^f^ ^ FAX#: ^ f^- -0 P^^- (619 438-0894 SPECIAL INSTRUCTIONS: 2075 Las Palmas Drive • Carlsbad. California 92009-4859 • (619) 438-1161 SENT BY: SAN FRANC I SCO OFF I CE ^2-22-94 ; 10:27AM ; CHARLES M SALTEF|J|C-» 4380894; # 1 / 3 ChB Tie 9011 Salter A s s o t o 9 Inc Consuitmnia In Aeousties and Audio/Vlaual Systam Daaign 130 Suttar Straat Suita 800 San Franciscot CA 94104 (41S) 397-0442 Fax (415) 397-0484 FAX TRANSMITTAL Data: Vl CWc ^ V Pag»SJ 3 Nama Company Fax Numbar From: SuitfacU CAAS\>»X- \>J - - >S«^ Projaet Numbar: • Letter/Memo • Product Information • Report • Sketches/Details U Drawings DSpedHcation • Proposal • Other If pages are not legible, please call (415) 397-0442 SENT BY:SAN FRANCISCO OFFICE •2-22-94 ;10:27AM ;CHARLES M SALTERK 4380894;# 2/ 3 JvCil ^V^l:^--^ V... • - •• H^-X Charles M Salter Aseocl a: t • e n c ConsuliiintB in Acoustics & AudioA/ISua) SysieiD Design 130 Sutler Strant San Frandsco Calirt>mm IM104 Tel: 415 397 0442 Fax: 415 397 0454 21 December 1994 Rob Steinberg Steinberg Group via fax (408) 295-5928 Subjeci: Dear Rob: Carlsbad-by-the-Sea CSA Project No. 94-175 CMl\99 M Sailor, PF Anthony P Nash, Pb DBVlCf R Srhvyind John C Finyiag, P6 AtanTRosan Thomas A ischlndk* HunM S GwMboni, PCI nactml V Murray, PE Ja»TiOTFAbl>olt,PhD Chnstopfisr J Slnick Twnotny M Dor TDomiiM J Corbelt Kenneth W Grdvnn Boiltaia J Moorwr Erir I. Broadhurst, PE MlRhAol n Toy, PE Kam&rlne M Lo.ivy Karen E Decknr, PF Phllp N Sandra:. Marlori G Miles Cynlliia J Flewaning J.'imos Schaetar Hemtan K LM At your request, I spoke with your mechanical engineers, TKG in Laguna, regarding the mechanical equipmem which will be located on the roofs the buildings. In addition, I spoke with Anne Hysong, Assistant Planner with Carlsbad, in order to understand the specific information required by the City as a part of their plaiming process. This letter summarizes the information which I have assembled. t The City wants to know the potential noise impact of the mechanical equipment on both the neighbors as well as people who live in the facility. 2. Noise impact relates to a comparison of the existing noise to the estimated future noise. Based on the on-site measurements conducted last June, we found the following existing sound levels: Along Carlsbad Boulevard near the project, 67 CNEL now increasing to 70 CNEL in the future. At the intersection of Garfield Street and Grand Avenue, 55 CNEL now. Along Ocean Street near the project, 60 CNEL primarily due to ocean noise. Along Christiansen Slreet, the sound level moving back from Carlsbad is similar to that found along Grand Avenue. Halfway between Ocean and Carlsbad Boulevard, the sound level is approximately 55 CNEL due primarily to the ocean noise as well as some traffic on Carlsbad Boulevard. SENT BY:SAN FRANCISCO OFFICE ^2-22-94 ;10:28AM ;CHARLES M SALTER^fc-^ 4380894;# 3/ 3 Rob Steinberg 21 December 1994 Page 2 3. The mechanical equipment which is planned for the roof of the skilled nursing building most likely will consist of a 200-ton air-cooled reciprocating chiller with 15 HP pumps and custom air handlers. The mechanical equipment on the roof of the residential building will be a cooling tower, pumps and, most likely, water source heat pumps. The noise of this equipment will be controlled by sound-absorbing, sound-isolating barriers, silencers, and other means so as not to exceed the existing ambient at the adjoining residential property lines. As such, it is our professional opinion that there will not be a noise impact created by this rooftop mechanical equipment. 4. To protect the occupants in the buildings from noise and vibration generated by this equipment, spring isolators, flexible connections, silencers, and intemally lined ductwork will be specified to control the noise to the following values: Living areas NC 25 Offices, exam rooms, conference rooms, NC 30 and like spaces Public circulation, nurses stations, NC 35 lobbies and like spaces These sound levels meet ASHRAE ventilation noise control requirements for these types of spaces. The vibration generated by the rooftop equipment will be controlled so there is no feelable vibration within occupied areas of the building. This completes a summary of our mechanical noise and vibration control program for the subject project. Please call if you have any questions. Sincerely yours, CHARLES M. SALTER ASSOCIATES, INC. Charles M. Salter, PE President CMS/esd DE21CMS r ADL PLANNING ASSCX:iATES Urban Design Land Planning Landscape Architecture 5962 La Piece Court Suite 205 Carisbad, CA 92008 (619) 931-8637 December 19.1994 Ms. Anne Hysong Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad CA 92009 RE: Environmental Review Extension Request Carlsbad by the Sea RP 94-06; CDP 94-06; CUP 94-10; HDP 94-08 Dear Anne: On behalf of California Lutheran Homes. I offer this letter requesting an extension of time to postpone your determination of this project's environmental impacts and any potential need for further or detailed environmental review. Per our conversation you had indicated that we may request a 15 day extension to allow us the opportunity to provide you with the requested traffic and circulation information, so that you can make the appropriate determination. According to our traffic engineer. Sam Kab (of USA), he has scheduied a meeting this week with Mike Shirey to submit the needed traffic Information. Should any of my understandings or this request be unclear or not be granted, please call. Respectfully. /son «1ng Associates. Inc. ADL/jhl cc: James Doyle - CLH Rob Steinberg - TSG Jeff Mitchell - ODoy City of Carlsbad Planning Department November 29, 1994 Califomia Lutheran Homes 2313 Fremont Avenue Alhambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/^V 94-01 - CARLSBAD BY THE SEA LUTHERAN HOME On November 21, 1994, it was determined that the applications are complete for processing and that a list of Planning issues requiring resolution would be forwarded at a later date. The attached list of Planning issues are provided for your review. Additional issues could be discovered during project review and/or environmental review. Any issues should be resolved prior to scheduling the project for public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise, supplement the basic information required for the applications. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL JTHOLZMILLER Planning Director MJH:AH:lh c: Gary Wayne Bob Wojcik File Copy Chris DeCerbo Mike Shirey Data Entry Bobbie Hoder Marjorie/Rich 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619)438-1161 ^ RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/AV 94-01 CARLSBAD BY THE SEA LUTHERAN HOME NOVEMBER 29, 1994 PAGE 2 ISSUES OF CONCERN Planning: 1. Parcel 1: Building height along Christiansen Way (Parcel 1) adjacent to the skilled nursing facility continues to exceed the maximum permitted height by 2 1/2 feet (37 1/2' excluding parapets). The Planning Department used the grade adjacent to the north of the proposed ramp driveway. 2. Parcel 3: The building height along Garfield is substantially higher than the project to the west (across Garfield). Also, the visual impact analysis reveals a significant intensification of the building mass at that location. This intensification may be a controversial project issue. Consistent with the previous July 19, 1994 submittal, the Plaiming Department strongly recommends that the structure be stepped or terraced down to allow the elimination of the 4' retaining/planter wall and the additional 4' of height above street grade on Garfield. This would require the garage floor level to be lowered to 40' elevation. Building height is measured from proposed grade, however, the Planning Department does not support proposed grade (top of wall) at this location. The Planning Department also recommends some improvement to the architecture along (Harlsbad Boulevard. The entry design proposed along Grand Avenue may be appropriate along this elevation. Also a hip roof design may provide -fiaere-a more interesting roof line. AIO' setback to units from the interior property line for this parcel would be a preferable design to avoid conflict between the proposed residential and the adjacent cominercial uses. 3. Parcel 2: Building height is measured to the top of all structures including roof structures. The maximum building height for flat roof structures is 24'. A variance has been requested to permit the structure to exceed building height up to 39'. The proposed wood trellis and storage structures increase building height to above 39'. To avoid this increased height, relocate the wood trellis to the midpoint of the roof and remove or relocate the recreational storage facility to a lower level. Is it necessary that the elevator extend to the roof garden? Elevator access to these units fi*om the garage level seems more appropriate and eliminates the need for the elevator stnicture on the roof garden level. Elevator access from the garage level would provide greater security and the elimination of roof structures permit an unobstructed ocean view. The string line shown on the site plan along the westem elevation indicates that the proposed decks extend westward beyond the string line. Since the stringline constitutes the setback line from the westem property line, please remove any portion of the deck encroaching into the setback. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/AV 94-01 CARLSBAD BY THE SEA LUTHERAN HOME NOVEMBER 29, 1994 PAGE 3 The northem and southem access stairways extend 5' into the side yard setbacks, however, stairways are permitted to encroach only two feet into setbacks. Also, there is no southem side yard setback between the garage ramp portion of the structure and the property line. Please revise the plans to comply with required setbacks. 4. At this highly visible location, the placement of a ten foot high screen wall which is not architecturally integrated into the roof structure is an unacceptable design. The Planning Department strongly recommends that the roof equipment be at least partially recessed into the top floor level of the structure and that roof screens appear to be a part of a pitched roof structure. 5. The loss of on-street beach parking and potential impact to local circulation pattems are significant environmental impacts as well as major project issues. These impacts and the adequacy of the proposed mitigation must be thoroughly analyzed during staffs environmental review of this project. 6. Please provide a graphic analysis of the proposed palm tree replacement along Orlsbad Boulevard. The existing trees probably range in height from 50' to 100!' While the plan proposed to retain a few of the trees, new trees at trunk heights of 20' are proposed. How will this visually change the existing landscape and how does it impact replication efforts (including landscaping). It may be advisable for the landscape architect to meet with Planning staff to explain how the proposal will improve existing conditions without adversely impacting the historical site. 7. All residences are to be sound attenuated against present and projected roadway noise which shall be the sum of all noise impacting the project, so as not to exceed an exterior standard of 60 dB(A) CNEL in outdoor living areas and 45 dB(A) CNEL in all interior habitable rooms. For the purposes of environmental review, please submit a noise report to the City which is in accordance with the attached guidelines for complying with City noise policies. Additionally, please provide an impact a^aly^^is of the noise^-generated by the proposed roof equipment including any necessary nutigation. 7. The site plan appears to indicate that Building 1 is encroaching into the required 20' structural setback along Ocean Street. However, the landscape plan identifies the area as possibly a patio with enhanced paving. Please verify. Encroachment into any setback requires an administrative variance. The Planning Department does not support a reduced setback at this location. 8. Remove the proposed parking lot design shown on Sheet L-2 for the St. Michael's site unless it is proposed as part of this project. If St. Michael's wishes to be a part of the project, they must sign the application and submit a disclosure statement along with a current title report. RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/AV 94-01 CARLSBAD BY THE SEA LUTHERAN HOME NOVEMBER 29, 1994 PAGE 4 9. As previously identified, the project does not include a tourist serving commercial use on the ground floor as required by the Village Design Manual. The Village Design Manual states that "the entire ground floor of all projects shall be devoted to visitor serving commercial uses. Mixed use projects which do not meet this criteria including but not limited to time share projects, shall require approval by the Coastal Coinmission or its executive director as an amendment to the Local Coastal Program." While the proposed project does not constitute a use change, the Coastal Commission must determine whether or not they will require a LCP Amendment due to the redevelopment of the site. 10. Please address Landscape Consultant, Larry Black's, plancheck comments and retum the enclosed redlined checkprints with your resubmittal. City of Carlsbad Planning Department November 21, 1994 Califomia Lutheran Homes 2313 Fremont Avenue Alhambra, CA 91803 SUBJECT: RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08//V 94-01 - CARLSBAD BY THE SEA LUTHERAN HOME / Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed the subject redevelopment permit, conditional use permit, coastal development permit, hillside development permit, and administrative variance applications as to their completeness for processing. The items requested from you earlier to make the subject applications complete have been received and reviewed by the Plaiming Department. It has been determined that the application is now complete for processing. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. Please note that although the applications are now considered complete, additional issues could be discovered during project review and/or enviroimiental review. Any issues should be resolved prior to scheduling the project for public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise, supplement the basic information required for the application. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICH AEW: HOLZMILLER Planning Director MJHAH:vd c: Gary Wayne File Copy Chris DeCerbo Data Entry Mike Shirey Marjorie/Rich Bobbie Hoder Tony Lawson, ADL Planning Bob Wojcik 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 ^ CarlsbaS ^wVy^^ Municipal Water District 5950 El Camino Real, Corlsbad, CA 92008 Engineering: (619) 438-3367 Administration: (619) 438-2722 Fox: (619) 431-1601 Date: City of Carlsbad 2075 Las Palmas Drive Carlsbad, Califomia 92009 TO: AMKI HY^iOJ^ FROM: vIBZi^Y WfAlTUSy CMWD NO. SUBJECT: rA0:SB^r:> g>/THgS>Q^- m-maZAW tofcV./ In response to your inquiry of. ,the District has reviewed subject project and the Carlsbad Municipal Water District conditions for potable water, reclaimed water and sewer systems are as follows: 1. The entire potable water system, reclaimed water system and sewer system shall be evaluated in detail to insure that adequate capacity, pressure and flow demands caii be met. 2. The Developer shall be responsible for all fees, deposits and charges which will be collected before and/or at the time of issuance of the building permit. The San Diego County Water Authority capacity charge will be collected at issuance of application for meter installation. 'Serving Carlsbad for over 35 years" Page 2 City of Carlsbad Date 3. Sequentially, the Developers Engineer shall do the following: A. Meet with the City Fire Marshall and establish the fire protection requirements. Also obtain G.P.M. demand for domestic and irrigational needs from appropriate parties. B. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. C. Prior to the preparation of sewer, water and reclaimed water improvement plans, a meeting must be scheduled with the District Engineer for review, comment and approval of the preliminary system layouts and usages (ie - GPM - EDU). 4. This project is approved upon the expressed condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water service and sewer facilities are available at the time of application for such water service and sewer permits will continue to be available until time of occupancy. This note shall be placed on the final map. 5. TUe Oc^/t=u3^Pe^ '=>Um. ^ E65jVJ\CteQ TQ l-fA\/8> ^ %fi&30 ON P>N r^\»J(-;S THf; m/ELQfefe iv^Ay €g f^MteP TO OPS\Z^. ^loe IVJSTftU. ADpfTTOKjAL \k)/k-VSZ LIMES ' If you have any questions, please contact the undersigned. F. Jerry titley Associate Engineer FJW:jm MEMORANDUM December ^, 1994 TO: TRAFFIC ENGINEER From: Assistant Engineer - Land Use Review RP 94-06; CARLSBAD BY-THE-SEA REQUEST TRAFFIC ENGINEERING COMMENTS Attached, for your review and comment, are the proposed Garfield Street "Parking Lot" plans and the preliminary proposed Striping Plan for the Grand Avenue/Carlsbad Boulevard intersection for the above referenced project. Some issues associated with these two plan sets, are as follows: Garfield Street "Parkinq Lot": 1. The remaining issue for this item is the provision of sidewalk along the easterly curb line from Christiansen Way to Beech Avenue. The applicant has informed staff that acquiring the required right of way to install this sidewalk from the requisite property owner (St. Michael's Church) is not possible. Since the applicant is providing sidewalk along the westerly curb line and has designed the proposed parking lot in conformance with staff recommendations. Land Use Review staff can currently support the providing of sidewalk on only one side (westerly side) of the parking lot, at this time. It is anticipated that at some future date, St. Michael's will further develop, and, at that time, additional right of way can be acquired and the easterly sidewalk can then be constructed. Grand Avenue/Carlsbad Boulevard Intersection & Grand Avenue Corridor Striping; 1. First, as can be seen on sheet C-2 (attached). Grand Avenue is proposed to be narrowed to accommodate a new design for the facility. This narrowing of the roadway will require alterations to the ' existing striping, at the intersection and along Grand Avenue, from Carlsbad Boulevard to Ocean Street. f RP 94-06; CARLSBAD BY-THE-SEA PAGE: 2 REQUEST TRAFFIC ENGINEERiNG COMMENTS DECEMBER 1, 1994 2. In regards to the intersection, the following are some issues which should be commented on (see the Proposed Striping Plan for Carlsbad Blvd./Grand Ave., attached): • The existing eastbound left turn pocket (LTP) is proposed to be deleted. What effects will that have on the existing traffic signal timing? • Will existing traffic signal heads be required to be relocated over the appropriate lane? (Does the existing configuration position the heads over the existing lanes? The attached plan does not seem to indicate this.) • Any alterations to existing parkway and mast arm signs? 3. In regards to the corridor striping, the applicant (and USA) have not submitted a corridor striping plan, at this time. Comments regarding this corridor striping can be made on the Preliminary Engineering Site Plan (sheet C-2), or I can provide you with a Preliminary Corridor Striping plan, once I receive it. Please have your comments returned to me by Friday, December 30, 1994 so that I can inform the applicant of any concerns that you may have. If you, or your staff, have any questions, please either see or call me at extension 4388. cc. Principal Civil Engineer - Land Use Review Assistant Planner - A. Hysong Attachment CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: NOV. 28, 1994 REVISED PLAN Ef^ TO: ENGINEERiNG DEPARTMENT * POLICE DEPARTMENT - ATTN: J. SASWAY I * FIRE DEPARTMENT - MIKE SMITH ^* BUILDING DEPARTMENT - PAT KELLEY * COMMUNITY SERVICES - MARK STEYAERT * COMMUNITY SERVICES - VIRGINIA McCOY / * CARLSBAD ^WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK SCHOOL DISTRICT * NORTH COUNTY TRANSIT DISTRICT - THOMAS LICHTERMAN SAN DIECO CAS S ELECTRIC - BICH TRAN (Memo Only) * ALWAYS SEND EXHIBITS FROM: PLANNING DEPARTMENT REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. RP 94-06 Note: Please use this number on all correspondence. PROJECT TITLE: CARLSBAD BY THE SEA APPLICANT: CALIFORNIA LUTHERAN HOMES PROPOSAL: THE REDEVELOPMENT AND EXPANSION OF CARLSBAD BY THE SEA, AN EXISTING PROFESSIONAL CARE FACILITY Please review and submit written comments and/or conditions to: ANNE HYSONG the Project Planner in the Planning Dept. at 2075 Las Palmas Drive, by DEC. 12. 1994 If not received by that date, it will be asumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact ANNE HYSONG at 438-1161, ext. 4477 . THANK YOU COMMENTS: PLANS ATTACHED FRM0020 5/94 MEMORANDUM November 18, 1994 TO; ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land Use Review Via: Principal Civil Engineer - Land Use Re^le^i^^ RP 94-06; CARLSBAD BY-THE-SEA SECOND COMPLETENESS STATEMENT AND ISSUES REVIEW Engineering Department staff have completed a second completeness and issues review ofthe above referenced project and have detemnined thatthe application and plans submitted for this projectare complete and suitable for further review. Engineering issues which still mustbe resolved or adequately addressed priorto scheduling this projectfora hearing are as follows: Traffic and Circulation 1. Thank you forproviding an Existing Conditions Plan and providing therightofway widths and right of way to centeriine widths ofthe adjacent streets, However, as previously requested, for ease of reading (for lay people and the Planning Commission) the actual edge of pavement (EP)/curb to curb widths of the ad jacent streets mustbe indicated. Therefore, atcerta in locations, please indicate the minimum (worst case) widths ofthe existing streets adjacent to the project. 2. Thank you for submitting the Carlsbad Boulevard/Grand Avenue Preliminary Striping Plan, Staff comments regarding this intersection striping plan will be forwarded to you at a later date. Also, this preliminary striping plan was supposed to include the Grand Avenue coridor, from Carlsbad Boulevard to Ocean Street, This con-idor striping plan still mustbe provided. 3. Thank you for submitting a Garfield Street "Parking Lot" design. The cun'ent configuration is acceptable, however, some issues still remain to be resolved, i,e, curb return tangents, landscaping, sidewalks, etc. Staff comments regarding this item will be forwarded to you ata later date. 4. Please add a handicap ramp at the southerly "curb return" at the Garfield Street/Christiansen Way intersection,across from theproposed handicap ramp on the north side ofthe intersection, 5. Staff still has concerns with the treatment of the vacated portion of Christiansen Way east of Garfield StreeL The resubmitted plans indicate some grading within this section ofthe vacated roadway, with a portion ofthe roadway being left in its original state, i,e, with the pavementstill intacL Although you have indicated that St Michaels may improve their parking lot in the future the cun'ent proposal to leave the existing paving intact is still unacceptable. Please be advised, thatas a Condition of Approval forthe projectthe applicantshall have to remove this A/C pavement and landscape this entire section of Christiansen Way. Therefore, please indicate this on the Site Plans and Landscape Plan. RP 94-06; CARLSBAf^Y-THE-SEA ^ PAGE: 2 SECOND COMPLETENESS STATEMENT AND ISSUES REVIEW A. HYSONG MEMO; NOVEMBER 18, 1994 6, Again, please remove any crosswalk designation on Ocean Street 7, As was previously discussed a "standard" fraffic report will notbe required for this project However, some fraffic analysis mustbe conducted in regards to public parking issues and environmental documentation issues. In regards to this item, the foilowing fraffic infomnation mustbe provided: • Indicate project Average Daily Traffic (ADT). • Indicate project frip disfribution. Take into account the potential closure of Cypress Avenue, • Supply parking exhibits indicating : existing parking, loss of exlstng partcing, replacement of existing pah<ing and additonal parking added above existng pah<ing, • Conduct peak hour turning movement counts at the following intersectons: 0 Carlsbad Boulevard/Christansen Way 0 Carlsbad Boulevard/Grand Avenue 0 Christiansen Way/Ocean Sfreet 0 Garfield Sfreet/Beech Avenue • In regards to fraffic review for environmental impacts, provide an analysis ofthe fraffic circu lato n in the North Beach area. Does tie increased fraffic (due to tie potential closure of Christansen Way) on sun'ounding roadways cause a significant impact with regards to roadway segment volumes, beach access, residental access, parking, etc';' Provide textdiscussion ofany impacts and proposed mitgation, 8, Please provide a driveway profile for tie proposed SL Michaels driveway to Garfield Sfreet Water/Drainaae 1, Thank you for providing tie high water mah< (HWM) at Parcel "C", The HWM, as indicated, does encroach into tie foundation oftie sfructure. However, as stated in tie Geotechnical Investgaton a seawall is being proposed for tiis projecL There are stil some questons witi regards Lo tiis iLem, however. Is tie proposed seawall actually part of tie sfructure foundation and, as previously requested, what are tie impacts of high velocity wave action, as referenced in tie FEMA maps, to tiis proposed seawall/foundaton and sfructure':^ 2, Thank you for indicatng NPDES criteria. Ratier tian call out a City Drawing for tie gravel filter/inletsystem, please add a cross-section of tiis system to tie plans and call out tie cross-secton. .^Y-THE-SEA ^ RP 94-06; CARLSBAD^Y-THE-SEA ^ PAGE: 3 SECOND COMPLETENESS STATEMENT AND ISSUES REVIEW A. HYSONG MEMO; NOVEMBER 18, 1994 3. To detennine tiat tiere is adequate drainage witiin tie easterly half of tie courtyard area, you were previously requested to provide some additonal spot elevatons. Instead you chose to state "Courtyard area to drain tiro ugh building." Please indicate how tiis will be accomplished. On site drainage is a serious concern witi staff witi regards to tie potential for flooding or water seepage into tie sfructure. Please address tiis issue, 4. In a letter to Mr. Tony Lawson, daLed September 29, 1994 regarding tie Garfield Sfreet "Parking Lot", staff infomned tie applicant of concern expressed by tie CMWD DisfricLEngineeroverwhetieror noLany exisLing water tac i lites, witiin tie Garfield Sfreet roadway secton, would be required to be upgraded to accommodate tie potental increase in water flow requirements for tie purposes of fire fightng. Staffasked tie applicanLto contacttie Carlsbad Fire Marshall to detennine if an upgrade or add iton ofany water facilities would be required so tiattiis item could be incorporated into tie parking area design and consfructon. Therefore again, please provide staffwiti a response from tie Fire Marshall over tiis issue. 5. Thank you for indicatng a full cross-gutter at tie Christiansen way/Ocean Sfreet intersecton. Witi regards to tie Grand Avenue/Ocean Sfreet intersection you have indicated "potental curb and cross-gutter" at tie soutierly porton oftie intersecton. Again, consfructon of only a segment of tiis cross-gutter is unacceptable. To facilitate adequate drainage please indicate tie consfruction of tie entre cross-gutter and cuhD return, and, any fransitional surficial flow devices, i.e, depression, benn, etc., which may be required souti oftie curb return on Ocean SfreeL Adminisfraton/Miscellaneous 1. Staff requests tiat tie applicant contact all oftie sun'ounding neighbors, witi regards to tiis project, not just tie immediate adjacent neighbors. The proposed Sfreet Vacate n, Garfield Sfreet Park ing LoLand Ocean Sfreet improvements are major issues associated witi tiis project and everyone in tie area (3G0-6GG ft. radius) should be notfied and involved in tie process, 2. Thank you for plotting/providing Preliminary Title Report(PTR) items No, s 5 & 7, PTR item 13 stil must be addressed, however. Therefore, as previously requested, please plot or address PTR item No. 13. 3. Staff previously requested tiat tie parcels be labeled in conformance witi tie PTR. Altiough tie applicantdid label tie parcels, tie labels (i.e. 1, 2 & 3) stil do not confonn to tie PTR and tierefore it is stil difficult to detenn ine tie legal property boundary. To assist in deeming tie application complete, staff researched tie parcels and have detennined tie con'ect parcel designaton. Therefore, please label tie parcels as indicated on tie attached check print ^I^Y-THE-SEA ^ RP 94-06; CARLSBACTBY-THE-SEA ^ PAGE: 4 SECOND COMPLETENESS STATEMENT AND ISSUES REVIEW A. HYSONG MEMO; NOVEMBER 18, 1994 4. At Parcel "A", at tie westerly end oftie underground garage driveway ramp, tie grading has been revised to accommodate tA^o elecfric transfonner boxes. The boxes are located, however, below grade in a 14 ft. deep vault The cumenL design indicaLes tiattiis vault is intended to be uncovered witi frees planted in tie bottom. This design is unacceptable, tiis vault must be covered witi a standard metal plate (i.e, like an S.D.G.&E. or PacBell vault) A red lined check print is attached for tie applicants use in making tie requested revisions. This check print mustbe returned with the revised plans to facilitate continued staff review, If you or tie applicant have any questons, please eitier see or call me at extension 4388, Attachment DATE: TO: ^FVTFW AND COMMENT MEMO ^ REVISED PLAN FROM: "ENGINEERING DEPARTMENT GROWTH MANAGEMENT (MEMO ONLY) POLICE DEPARTMENT - ATTN: J. SASWAY FIRE DEPARTMENT BUILDING DEPARTMENT PARKS AND RECREATION DEPARTMENT UTILITIES/MAINTENANCE DEPARTMENT WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT SCHOOL DISTRICT NORTH COUNTY TRANSIT DISTRICT - 311 S. Tremont Street, Oceanside, CA 92054-3119 Always Send Exhibits Planning Department REQUEST FOR REVIEW AND COMMENT ON APPUCATION NO. /^P9^-0C:> NOTE: PLEASE USE THIS NUMBER ON ALL CORRESPONDENCE CONCERNING THIS APPUCATION. PROJECT TITLE APPLICANT PROJECT PLANNER: Please review and submit written coinments and/or conditions to the Planning Department by / /—/4^~^4^ . If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. THANK YOU COMMENTS: 2^ PLANS ATTACHED FRM0020 8/92 MEMORANDUM DATE; September 28, 1994 TO; ^-.^^^^^^ M1kt~SRifey Engineer FROM.*' knne Hysong, Assistant Planner SUBJECT; RP 94-06 CARLSBAD LUTHERAN PARKING STUDY "A" PROPOSAL I have completed'a review of the preliminary Parking Study "A" submitted for the subject project and have the following comments: Planning: 1. Although the parking lot design submitted appears to be an acceptable design with the addition of landscaping (discussed below), it is not yet known whether this proposal will mitigate the significant environmentai impact of lost public paridng on Christiansen Way and/or what impact to traffic circulation the vacation of Christiansen Way may have on the North Beach/Redevelopment area. The preliminary parking study does not identify how many spaces are lost or hov/ many spaces need to be replaced. The North Beach Planning Study identified the Garfield right of way as an opportunity for "additional" beach parking. The parking study does not identify how many spaces are replacement spaces and how many are additional spaces. Since the proposal will eliminate parking spaces currently existing along the south side of Christiansen Way between Ocean Street and Garfield which is in very close proximity to the beach, it is strongly advised that you investigate improving the north side of the Christiansen Way right of way betv/een Ocean Street and Garfield with sidewalk, curb, and 90 degree parking spaces. This would formalize the area with 90 degree parking (as it is currently used) and result in an extension of the public parking lot on Garfield. 2. The installation of landscaping and irrigation will be required on both sides of the parking lot. The Planning Department recommends that landscape islands be located on the eastem side of the lot as shown on the attached exhibit as well as the provision of a 5' landscape easement in back of the sidewalk. Landscape islands should also be integrated into the parallel spaces along the westem side for visual relief The necessary slope easement along the western boundary will require landscaping to provide a visual buffer between the parking lot and the property to the west. 3. Additionally, proposed changes shown on the preliminary parking study to the St. Michael's vacated right-of-way beyond the entry driveway proposed by the CLH project will require an amendment to the St. Michael's Redevelopment Permit. c: Chris DeCerbo , r ' f MEMORANDUM August 22, 1994 TO: ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land Use Review Via: Assistant City Engineer RP 94-06; CARLSBAD BY-THE-SEA INITIAL ISSUES STATEMENT Engineering Department staff have completed their initial review of the above referenced project for Engineering issues. Engineering issues which need to be resolved or adequately addressed prior to scheduling this project for a hearing are as follows: Trgffig gn^ Qircglgtipn 1. Public parking is a major issue associated with this area of the City. Since the applicant is requesting the vacation of an existing utilized public roadway, which will result in the loss of existing public parking and paved roadway, alternatives to replacing this public parking and paved roadway must be investigated. The City's North Beach Planning and Traffic Study recommends, and City Council previously adopted, that the existing Garfield Street right of way, between Christiansen Way and Beech Avenue, be constructed as a public parking lot. Since beach parking is at a premium in this area, staff wishes to pursue this recommendation and requests the applicant to investigate different design options for creating a parking lot, to City Standards, at Garfield Street. To maximize public parking and maintain acceptable roadway widths for vehicular traffic, the applicant should investigate any additional right of way requirements that may be necessary. Additionally, please be advised that construction of this parking lot will be a Condition of Approval for this project. Possible cost sharing or phased construction of this parking lot could be investigated with adjacent property owners (St. Michael's and The Best Western) and individuals with other projects in the vicinity (The Army/Navy Academy). Attached for your use are some schematics which were prepared by staff of possible parking lot configurations. (These schematics are just suggestions to aid the applicant and do not necessarily reflect what may ultimately be required.) RP 94-06; CARLSBAD B^HE-SEA ^ PAGE: 2 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 22, 1994 2. A number of issues involve the Proposed underground parking garages, as follows: • The three ramps to the underground parking are being shown with a gradient of 18, 20 & 24% with a width of only 20 ft. This is unacceptable. Please revise these ramps to a maximum gradient of 14% with a width of 24 ft. minimum. If 14% cannot be obtained a steeper gradient (potentially up to 20%) can be approved by the City Engineer. If the applicant proposes a steeper slope they must provide a driveway profile indicating that motorists will not bottom out upon accessing the driveway, and, a letter of request to the City Engineer must be submitted. • The current design of the small underground parking lot on the west side of Ocean Street is inadequate, the area is too small for motorist maneuverability. This garage must be redesigned so that motorists can maneuver their vehicles in and out of the parking spaces and around the garage. As discussed in Wednesdays meeting please investigate putting the parking along the easterly wall and relocating the easterly wall to the east to create a larger maneuvering area. Please utilize a "P" Vehicle turning template to facilitate this new design. • Please provide minimum 24 ft. aisle widths within the underground garages. • Please label the building support columns within the underground garages. Parking spaces must have a 9 ft. (8.5 ft. min.) clear width and not be measured O.C. to the support columns. • Parking spaces which are located adjacent to a wall must be 2 ft. wider than a standard parking space to accommodate motorist maneuverability within the parking stall. • National Pollutant Discharge Elimination criteria must be met for this project. Therefore, please provide for garage floor and loading dock surface pollutant mitigation. This may be accomplished with some type of filtration system, grease trap, separator, etc. Attached, for your information, is one possible filter design which could be used. J^l RP 94-06; CARLSBAD BTn"HE-SEA ^ PAGE: 3 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 22, 1994 • In the underground garage located south of Grand Avenue, please delete the two proposed parking spaces which are located at the bottom of the ramp. These spaces will not function adequately due to sight distance constraints and being located directly adjacent to the bottom of the ramp. 3. Provide a preliminary striping plan for the intersection of Grand Avenue with Carlsbad Boulevard and the Grand Avenue corridor. Please show traffic loops and signal head alignment. (The Traffic Engineer retained for the traffic analysis should do this design) 4. Staff has some concern with regards to the improvements shown for Chrisfiansen Way. Staff previously requested that a^^&paved section with curb, gutter and sidewalk, constructed to public street standards, be shown for Christiansen Way, from Ocean Street to Garfield Streets this hoG not boon dono. As a Condition of Approval for this project -those • improvements will be required. Therefore, the following improvements should be shown: • "24-^7 A/C pavement (constructed to local street standards). • Concrete curb, gutter and sidewalk on both sides of the roadway. • Standard radius curb returns on both sides of the roadway for east bound Christiansen to north bound Garfield. *The above street design should be integrated into a public parking lot design for the Garfield Street right of way, as previously stated. 5. Staff also has concerns with the treatment of the vacated portion of Christiansen Way east of Garfield Street. The plans indicate this section of vacated roadway as being left in its original state, i.e. with the pavement still intact. This is unacceptable. Please be advised, that as a Condition of Approval for the project the applicant shall have to remove this A/C pavement and landscape this section of Christiansen Way. Therefore, please indicate this on the Site Plans and Landscape Plan. Addifionally, since the proposed sidewalk in this area terminates at the driveway ramp and staff is requesting sidewalk on the northerly portion of this vacated area, please delete this proposed southerly sidewalk. Finally, at the vacated Christiansen Way/Carlsbad Boulevard intersecfion please provide a pavement special treatment area to designate this roadway as private. J^l RP 94-06; CARLSBAD BrTHE-SEA ^ PAGE: 4 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 22, 1994 6. Please indicate a public easement over any proposed public sidewalk through the vacated porfion of Christiansen Way. 7. Show complete cross gutters at the intersections of Ocean Street/Grand Avenue and Ocean Street/Christiansen Way. 8. Please indicate concrete sidewalk along the westerly frontage of Ocean Street. 9. Please remove the crosswalk designafion on Ocean Street. 10. Please identify existing and proposed street light standards and fire hydrants. 11. As was previously discussed a "standard" traffic report will not be required for this project. However, some traffic analysis must be conducted in regards to public parking issues and environmental documentation issues. In regards to this item, the following traffic informafion must be provided: • Indicate project Average Daily Traffic (ADT). • Indicate project trip distribufion. Take into account the potential closure of Cypress Avenue. • Supply parking exhibits indicafing : exisfing parking, loss of exisfing parking, replacement of existing parking and addifional parking added above exisfing parking. • Conduct peak hour turning movement counts at the following intersections: 4 Carlsbad Boulevard/Chrisfiansen Way • Carlsbad Boulevard/Grand Avenue • Christiansen Way/Ocean Street • Garfield Street/Beech Avenue Please be advised, to aid you in this traffic study effort. City staff have already conducted the roadway segment counts that would be required of this project, for you. RP 94-06; CARLSBAD BYH-HE-SEA ^ PAGE: 5 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 22, 1994 • In regards to traffic review for environmental impacts, provide an analysis of the traffic circulation in the North Beach area. Does the increased traffic (due to the potential closure of Christiansen Way) on surrounding roadways cause a significant impact with regards to roadway segment volumes, beach access, residential access, parking, etc? Provide text discussion of any impacts and proposed mitigation. 12. Where are the trash facilifies located? 13. Please relocate the fire hydrant at the northwest corner of the Grand Avenue/Carlsbad Boulevard intersecfion to 5 ft. from the face of curb. (This will move it from the effective sidewalk "walkway" area.) 14. At parking spaces adjacent to walls/curbs a 5 ft. clear area must be provided. 15. Piease be advised, that as a Condifion of Approval for the project, under grounding of existing over head utilifies will be required. Drainage 1. To determine that there is adequate drainage within the easterly half of the courtyard area, please provide some additional spot elevafions. 2. HOW will drainage occur at the northerly underground garage ramp between the southerly retaining wall and the building. 3. Fail safe over flow must be provided between the retaining wall and the building, along the southerly side of the large building. Cpn^trMPtipn 1. Please be advised that this area lacks adequate staging areas for construction equipment. Staging of construction equipment will not be permitted within the public right of way. DATE: TO: REVISED PLAN • FROM: ^ykEVIEW AND COI II lllll Ml I l( ^ ENGINEERING DEPARTMENT GROWTH MANAGEMENT (MEMO ONLY) POLICE DEPARTMENT - ATTN: J. SASWAY FIRE DEPARTMENT - MIKE SMITH BUILDING DEPARTMENT - PAT KELLEY COMMUNITY SERVICES - MARK STEYAERT COMMUNITY SERVICES - VIRGINL\ McCOY WATER DISTRICT LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK SCHOOL DISTRICT NORTH COUNTY TRANSIT DISTRICT - 311 S. Tremont Street, Oceanside, CA 92054-3119 - THOMAS LICHTERMAN SAN DIEGO GAS & ELECTRIC - P. O. Box 1831, San Diego, Ca 92112-4150 - BICH TRAN (MEMO ONLY) Always Send Exhibits Planning Department REQUEST FOR REVIEW AND COMMENT ON APPUCATION NO. NOTE: PLEASE USE THIS NUMBER ON ALL CORRESPONDENCE CONCERNIl^G THIS APPUCATION. PROJECT TITLE APPLICANT: PROPOSAL: PROJECT PLANNER: Please review and submit written comments and/or conditions to the Planning Departrnent bv/f ^ -^^yT If not received by that date, it will be assumed that you have no comment and tiie proposal has your endorsement as submitted. THANK YOU COMMENTS: 0 PLANS ATTACHED FRM0020 3/94 J^HE-SEA ^ RP 94-06; CARLSBAD BTn-HE-SEA ^ PAGE: 6 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 22, 1994 Administration 1. Staff requests that the applicant contact all of the surrounding neighbors, with regards to this project, not just the immediate adjacent neighbors. The proposed Street Vacation, Garfield Street Parking Lot and Ocean Street improvements are major issues associated with this project and everyone in the area (300'-600' radius) should be notified and involved in the process. If you or the applicant have any quesfions, please either see or call me at extension 4388. Attachment MEMORANDUM DATE: 08-19-94 TO: MIKE SHIREY FROM: ANNE HYSONG SUBJECT: TRAFFIC ANALYSIS, RP 94-06/CUP 94-10 I need the following information to assist me during environmental review of the project; Provide an analysis of the impact to traffic circulation in the North Beach area of Redevelopment? Is it signficant in that it makes accessing the beach, residences, and/or public parking more difficult? If it is significant, how will identified impacts be mitigated? Provide an analysis of any proposed mitigation for the loss of public parking on Christiansen Way. How will the proposal improve existing conditions in regard to public parking accessibility, availability, and proximity to the beach? These are the issues I can think of that we will need to address in our environmental analysis. If you can think of additional issues other than levels of service, please include them. Thanks, Anne RP 94-06; CARLSBAD BWHE-SEA ^ PAGE: 4 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT AUGUST 17, 1994 • Indicate project Average Daily Traffic (ADT). • Indicate project trip distribution. Take into account the potential closure of Cypress Avenue. • Supply parking exhibits indicafing : exisfing parking, loss of exisfing parking, replacement of exisfing parking and addifional parking added above exisfing parking. • Conduct peak hour turning movement counts at the following intersections: 4 Carlsbad Boulevard/Christiansen Way 4 Carisbad Boulevard/Grand Avenue • Christiansen Way/Ocean Street 4 Garfield Street/Beech Avenue Please be advised, to aid you in this traffic study effort. City staff have already conducted the roadway segment counts that would be required of this project, for you. • Talk to Anne - additional traffic stuff herein MEMORANDUM August 17, 1994 TO: ASSISTANT PLANNER - ANNE HYSONG From: Assistant Engineer - Land Use Review Via: Assistant City Engineer RP 94-06; CARLSBAD BY-THE-SEA COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT Engineering Department staff have completed their review of the above referenced project for application completeness and has determined that the applicafion and plans submitted for this project are incomplete and unsuitable for further review, due to the following incomplete items: An Assessor's parcel map page should have been included as part of the Preliminary Title Report (PTR) indicafing which parcel is parcel A, B & C, corresponding to the legal description. Please provide this information. Please plot PTR item No.'s 5 & 13 on the Engineering Site Plan with there future disposifion. If these easements are not applicable to this project then please indicate this as a note. Also, please provide a copy of PTR item No. 7. 3. Please indicate the width of the existing streets adjacent to the project. 4. The FEMA Flood Insurance Rate Map shows portions of this area as being in a 100 to 500 year fiood zone with the potenfial for high velocity wave action. Please plot the potential high water mark fiood line on the Engineering Site Plan and/or address this issue. 5. Indicate the applicafion types, on the Site Plan. 6. Provide the name of the sewer, water and utility agencies serving the project, on the Site Plan. Staff has completed a review of the project for Engineering issues. However, due to completeness time constraints and Engineering staff work load, Engineering issues are not included in this memorandum. Engineering issues will be provided to you in a separate memorandum, along with a red lined check print, so that you can forward them to the applicant within one week. If you or the applicant have any questions, please either see or contact me- at extension 4388. NOTICE OF PROPQSED STREET VACATION DATE: July 28, 1994 TO: PLANNING DIRECTOR FROM: Sherri Howard, Engineering Department "^Vr PR 6.119, CHRISTIANSEN WAY The City has received a request to vacate a portion of Christiansen Way between Ocean Street and Carlsbad Boulevard as shown on the attached plat. Please review and respond in at least two areas: 1. Will this street vacation confonn to the General Plan? 2. Is this street vacation exempt from environmental review? If not, state what is required. The Planning Commission is required to issue a report within 40 days on wliether this street vacation is consistent with the General Plan pursuant to Govemment Code Section 65402(a). The report wHI be attached to the agenda bill for the street vacation. Please respond to this memorandum with your comments within 10 days, by August 11, 1994 and notiiy us of the date this report will be issued by the Planning Commission. If you require further infonnation please contact Sherri Howard at extension 4427. SHERRI HOWARD Associate Engineer Attachments (plat map and location map) Reply t-oA^oi^ ^^^^^^^^^ SIGNED DATE iU-^x£^ ^-o-xisM^ :^l^jO --^^o-L-.'7...,o~..a-<:-.C: