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HomeMy WebLinkAboutCT 96-03; Pacific View Estates; Tentative Map (CT) (3)FILE COPY City of Carlsbad Planning Department October 13, 1999 Concordia Homes of CA, LLC 7130 Avenida Encinas #200 Carlsbad, CA 92009 SUBJECT: Substantial Conformance, Pacific View Estates, PUD 96-03, APN 167-250- 160 The Planning Director has completed a review of your application for planned unit development permit (APN 167-250-160). After careful consideration of the circumstances surrounding this request, the Planning Director has determined that the application qualifies for substantial conformance with the approved permit and therefore, approves the changes to the project based on Planning Director Administrative Policy No. 35. Please submit two (2) blueline copies (24" X 36") of all applicable exhibits for the project file and a reproducible 24" X 36" mylar copy of the amended site plan. The mylar must be submitted, stamped "Substantial Conformance", and signed by the Planning Director prior to issuance of any building permits for the project. CITY OF CARLSBAD MICHAEL J. HOLZMILLER Planning Director MJH:AML:mh c: Principal Planner, Adrienne Landers Bobbie Hoder File Copy Data Entry Wurd\PUD 90-03 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 • FAX (760) 438-O894 lA^ljU^ML PACIFIC VIEW ESTATES JN 2282 Lot Number 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 Approved Lot Area (SF) 7013.2 7013.2 7013.2 7100.3 7187.4 8537.8 8276.4 36067.7 7274.5 2352.2 2090.9 8624.9 14069.9 15943.0 10105.9 7666.6 10105.9 9496.1 7056.7 8799.1 12371.0 11020.7 7753.7 7013.2 6969.6 7143.8 8537.8 7927.9 9975.2 7013.2 8145.7 1524.6 14636.2 Proposed Lot Area (SF) 7013.2 7013.2 7013.2 7100.3 7187.4 8537.8 8276.4 36067.7 7274.5 2352.2 2090.9 8624.9 14069.9 15943.0 10105.9 7666.6 10105.9 9496.1 7056.7 8799.1 12371.0 11020.7 7753.7 7013.2 6969.6 7143.8 8537.8 7927.9 9975.2 7013.2 8145.7 1524.6 14636.2 % Change 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Approved Footprint 1668 1930 2141 1930 2141 1668 2141 {yb<> ,2141~^ •'"• — 1930 2141 1668 1930 1668 2141 2141 2141 1930 2141 1930 2141 2141 1930 2141 1930 1668 2141 Proposed Footprint 1579 2050 2169 2050 2169 1579 2169 ~~^\ 2598 ^ 2050 2169 1579 2050 1579 2169 2598 2169 2050 2598 2050 2169 2598 2050 2169 2050 1579 2169 % Change -5.30% 5.90% 1.30% 5.90% 1.30% -5.30% 1.30% 17.60% 5.90% 1.30% -5.30% 5.90% -5.30% 1.30% 17.60% 1.30% 5.90% 17.60% 5.90% 1.30% 17.60% 5.90% 1.30% 5.90% -5.30% 1.30% Approved Lot Open Space 2472.0 1912.7 2110.0 2374.8 2188.6 3689.6 3375.8 7331.1 4853.7 1668.0 5434.7 4830.5 2774.8 2804.8 6144.6 4300.4 3060.5 1952.6 1099.8 956.8 3991.2 3789.8 4751.6 1230.6 1785.9 4664.8 Proposed Lot Open Space 2472.0 1912.7 2110.0 2230.5 2188.6 3689.6 3375.8 6722.7 4853.7 1547.6 5358.3 4830.5 2774.8 2804.8 5864.3 4258.4 2970.8 1952.6 1099.8 956.8 3841.2 3789.8 4751.6 1173.6 1738.2 4664.8 % Change 0.0% 0.0% 0.0% -6.1% 0.0% 0.0% 0.0% -8.3% 0.0% -7.2% -1.4% 0.0% 0.0% 0.0% -4.6% -1.0% -2.9% 0.0% 0.0% 0.0% -3.8% 0.0% 0.0% -4.6% -2.7% 0.0% 2282 lot chgs.xls 9/23/99 Pacific View Estates JN 2282 9/16/99 rev. 9/23/99 ADDITIONAL RETAINING WALLS (FOR SIDE & REAR YARDS) MAX. MIN. AVERAGE LOT NO. LENGTH (FT) HEIGHT (FT)* HEIGHT (FT)* HEIGHT (FT)* AREA (SF) 4 65 2 0.5 2 130 14-65 3 0.5 2.5 162.5 14 32 5.3 0.5 4 128 14 50 4.5 0.5 4 200 16 74 2 0.5 2 148 17 55 2 0.5 2 110 21 28 3.5 0.5 2.5 70 21 40 5 0.5 3 120 22 28 5 0.5 2 56 23 60 2 0.5 2 120 27 28 2 0.5 2 56 27 64 2 0.5 2 128 30 55 2 0.5 2 110 31 68 3 0.5 2 136 TOTAL SF 1674.5 *NOTE: HEIGHT SHOWN IS FROM TOP OF FOOTING TO TOP OF WALL 2282rwal.xls Pacific View Estates- CONCORDIA HOMES 99042 Product Comparison Approved Product Proposed Product Planl Living Area Footprint Building ht. Plan 2 Living Area Footprint Building ht. Plan3 Living Area Footprint Building ht. Plan3X Living Area SDU Footprint Building ht. 2235 sf 1668 sf 27'-l" 2625 sf 1930 sf 2V-3.5" 3045 sf 2141 sf 29'-7" 2624 sf 421 sf 2141 sf 29'-7.5" 2295 sf 1579sf 24'-6" 2715 sf 2050 sf 26'-8" 3424 sf 2169 sf 27'-4" 3398 sf 400 sf 2598 sf 27'-4" +29 sf -89 sf -2'-7" +90 sf +120 sf -5.5" +379 sf -28 sf -2'-5.5" +774 sf -21 sf +457 sf -2'-5.5" +2.6% -5.3% -9.2% +3.3% +5.9% -2.1% +11.06% -1.3% -8.1% +22.8% -5.0% +17.6% -8.1% Admin3/Office/miscltrs/99042.9.17 United States Department of the Interior FISH AND WILDLIFE SERVICE Ecological Services Carlsbad Field Office 2730 Loker Avenue West Carlsbad, California 92008 Ms. Adrienne Landers, Principal Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, California 92009 MAR 12 1998 Subject: Ms. Landers: Interim Habitat Loss Permit for the Pacific View Estates Project; CT 96-03/PUD 96-03; City of Carlsbad The U.S. Fish and Wildlife Service (Service) has completed its review of the City of Carlsbad's request for Service concurrence for an interim habitat loss permit (HLP) pursuant to the 4(d) Special Rule for the California gnatcatcher (Polioptila californica californica; gnatcatcher). This permit would allow the permanent loss of 1.95 acres of coastal sage scrub associated with the implementation of the Pacific View Estates project. The Pacific View Estates site consists of 8.52 acres located on the north side of Carlsbad Village Drive at Donna Drive in the northwest quadrant of the City of Carlsbad. The project involves the construction of a planned residential development consisting of 30 single-family residential lots, three lots which would provide legal access to adjacent property, and open space lots. The majority of the site has been disturbed, however, two native plant communities are extant: coastal sage scrub (1.95 acres) and southern mixed chaparral (2.20 acres). No sensitive plant or animal species have been documented to occur on-site. For purposes of clarification regarding the public review period, the following is provided. On February 3, 1998, the Service received a request for review and concurrence, of HLP 96-03, approved by the City Council on December 16, 1997. At the time of its submittal to the Service, no supporting environmental information accompanied either of the permits. As a result, the Service contacted the City to request this information and, on February 12, 1998, received the following: Notice of Determination for Pacific View Estates; Ct 96-03/PUD 96-03/HDP 96-03/SDP 96-03 dated June 23,1997; • Revised Environmental Impact Assessment Form - Part II for Pacific View Estates; Ct 96-03/PUD 96-03/HDP 96-03/SDP 96-03 dated January 15,1997; • Environmental Mitigation Monitoring Checklist for site Pacific View Estates; Ms. Adrienne Landers 2 • Environmental Mitigation Monitoring Checklist for site Pacific View Estates; Mitigated Negative Declaration for Pacific View Estates; Ct 96-03/PUD 96-03/HDP 96-03/SDP 96-03 dated; and • Letter from Dudek & Associates to Don Jack, dated January 11, 1996, regarding the presence of sensitive species on the Pacific View Estates project site. With the receipt of these materials, the Service was able to commence its review of this HLP request. As the information necessary to constitute a complete application was not received until February 12, we consider the 30-day review period to commence on that day and conclude on March 13, 1998. The Service concurs that the loss of 1.95 acres of coastal sage scrub as a result of the development of the Pacific View Estates project site is consistent with the interim loss criteria established in the Natural Community Conservation Plan (NCCP) Conservation Guidelines based on the following: • The habitat loss does not exceed the five percent guideline. The City of Carlsbad originally had 165.70 acres in their five percent allotment and has used 136.11 acres. Sufficient acreage remains to compensate for the loss of 1.95 acres of coastal sage scrub associated with the Pacific View Estates project. • Connectivity between high value areas will not be precluded. The Pacific View Estates project site is essentially surrounded by residential and other urban land uses. It is not connected to high value habitat and the site is not been identified in the City of Carlsbad's Habitat Management Plan (HMP) as a biological core or linkage area. • The loss of on-site coastal sage scrub will not preclude or prevent the preparation of a subregional NCCP plan. The HMP is intended to serve as the city's subarea plan to the subregional NCCP plan, the Multiple Habitats Conservation Plan (MHCP). Neither the HMP or the MHCP identify the subject site as being essential to the success of either plan. • Habitat loss has been minimized and has been mitigated to the maximum extent practicable. In accordance with Section 4.3 of the NCCP Conservation Guidelines, habitat loss will be minimized at a ratio of 1:1 through the purchase of equivalent credits in the Carlsbad Highland Conservation Bank, Phase II. • The habitat loss will not appreciably reduce the likelihood of survival and recovery of the coastal California gnatcatcher in the wild. Protocol-level surveys conducted on-site in January 1996 did not reveal the presence of gnatcatchers. While these surveys were conducted over a year ago, the small and isolated nature of the coastal sage scrub on-site would make its use by gnatcatchers unlikely. Ms. Adrienne Landers 3 • The habitat loss is incidental to otherwise lawful activities. A Negative Declaration (ND) was issued for this project on December 2, 1996. Subsequent environmental review was conducted in January 1997 and resulted in the preparation of an amended ND which was issued on January 22, 1997 and certified on June 23, 1997. It should be noted that this HLP only allows for the loss of 1.95 acres of coastal sage scrub as a result of the implementation of the Pacific View Estates project. The acreage of coastal sage scrub impacts should be deducted from the City's five percent allocation and submitted, along with the preservation acreage, to SANDAG for their use in the regional tracking system. The Service appreciates the opportunity to review and provide comments on the draft HLP for the Pacific View Estates. If you have any questions regarding the contents of this letter, please contact Julie Vanderwier of the Carlsbad Field Office at (760) 431-9440. Sincerely, SherylL.OBarrett Assistant Field Office Supervisor cc: David Lawhead, California Department of Fish and Game Don Rideout, Planning Department, City of Carlsbad Don Jack, Pacific View Ltd. 1-6-98-CA-20 D5PT. FISH flND GflME ID:619-467-4235 MflR 02'98 8=55 No.002 P.02 ,. STATE OF CAUFORNIA - THE RESPURC^BkENCY ^B PETE WILSON, Qtnwni DEPARTMENT OF FISH AND GAME 4949 VlEWRIDGE DR. SANDIEOO, CA 921?3 (619)467-4111 February 28, 1998 Ms. Adrienne Landers Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Habitat Loss Pefmit for the Pacific View Estates Project (CT 96-03) Dear Ms. Landers The California Department of Fish and Game's (DFG) Natural Community Conservation Planning (NCCP) staff has completed its review of the proposed Habitat Loss Permit for the Pacific View Estates Project and offers the following comments. The 8.52-acre project site is located immediately adjacent and north of Carlsbad Village Drive, south of Wintergreen Drive and west of El Camino Real. The project would develop 30 single family homes and seven secondary dwelling units. The property supports 1.95 acres of Diegan coastal sage scrub, 2.02 acres of southern mixed chaparral, and 4.37 acres of disturbed habitat. A survey of the site detected no sensitive species, including the California gnatcatcher. The property is surrounded on three sides by existing residential development, and some remaining natural lands to the west. However, this small patch of natural land is itself bound by development further to the west. The site is not anticipated to contribute to the City's proposed Habitat Management Plan (liMP) preserve system. The proposed development would directly impact all 1.95 acres of coastal sage scrub habitat on-site. The DFG concurs with the Habitat Loss Permit that this is a significant impact. Proposed mitigation for impacts to coastal sage scrub is the acquisition of 2.0 acres of credits in the Carlsbad Highlands Conservation Bank. - The DFG concurs that the project with the proposed mitigation is consistent with the NCCP Conservation Guidelines and the 4(d) Rule, and is eligible for a Habitat Loss Permit, We request that in future submittals of proposed Habitat Loss Permits to the DFG that the City include more information on the biological resources on the development site, particularly maps of vegetation and sensitive species locations. A discussion of the proposed development and its impacts in the context of the Carlsbad HMP should also be incorporated into the NCCP Findings. P£PT. FISH flND GflME 10:619-467-4235 MflR 02'98 8 = 56 No.002 P.03 Ms. Adriennc Landers February 28, 1998 Page Two Finally, the City of Carlsbad Agenda Bill describing the proposed Habitat Loss Permit correctly states that direct impact to coastal sage scrub is a significant impact but mitigablc. However, the findings (i.e., finding #1) within City Council Resolution No. 97-715 state that the loss of 1.95 acres of coastal sage scrub is considered insignificant because of its small amount of acreage and the absence of California gnatcatchers. In future findings this statement should be corrected to indicate that the impacts to coastal sage scrub are significant but mitigable, and that the proposed project docs not preclude regional multi-habitat planning efforts within the City (i.e., the HMP). This concludes our comments on this proposed Habitat Loss Permit. If you have any questions please contact David Lawhead at (619) 467-4211. Thank you. Sincerely, William E, Tippets NCCP Field Supervisor cc: Department of Fish and Game Mr. Ron Rempel Ms Gail Presley Sacramento Mr. David Lawhead San Diego U.S. Fish and Wildlife Service Ms, Sherry Barrett Ms Julie Vandcrwier Carlsbad Field Office riI,F.:C))mn I-ACV1LW.4D l-AWllliAD/TlPPETS