HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (79)HENTHORN & ASSOCLQES
5431 Avenida Encinas • Suite G
Carlsbad, California 92008
Fax (619) 438-0981
(619) 438-4090
February 11, 1994
Ms. Anne Hysong
Assistant Planner
City of Carlsbad
2075 Las Palmas
Carlsbad, Ca. 92009
RE: Oceanbluff Tentative Map - CT 93-09
Dear Anne:
Thank you for your letter dated January 25, 1994.
We are revising the tentative map and landscape plan to show the limits of grading in
relationship to your comments. Given the possible margins of error at the tentative map
level, a condition of approval addressing the grading restrictions might be appropriate.
The existing lots adjacent to sensitive biological areas have been designed to
accommodate the 60' buffer areas. They do not require removal of any sensitive biological
species.
The Zone 20 Specific Plan and Program E.I.R. do not require the entire remainder parcel
to be placed in permanent open space. This can be confirmed by referring to Exhibit 10,
page 56 in the Specific Plan and Chapter 3, section 3.4.3.4, page 111-51 of the Zone 20
Specific Plan Program E.I.R. As will be noted, only the slope areas surrounding the
previously farmed flat portion of the slope are designated for open space. The required
biological field survey ( E.I.R. page 111-53 ) confirms that the existing biological
conditions are consistent with the base recommendations contained in the Specific Plan
(Exhibit 10, page 56). The applicant's proposal is consistent with the base E.I.R.
requirements (figure 2.3-1) in that it is not reasonable to restrict the applicant's use of the
lower portion of the remainder parcel since it is flat and highly disturbed.
In conformance with the Specific Plan and E.I.R. the proposed tentative map establishes
buffers for biological as well as fire protection purposes. The buffer requirements are
discussed in section 3.4.3.9 on page 111-55 of the Zone 20 E.I.R. and shown graphically in
figure 3.4-4 on page 56 of the same document. All grading limits as shown on the
tentative map are outside of any biologically significant area.
o
Ms. Anne Hysong
February 11, 1994
Page - 2
Planning Commission Resolution 3525, condition 10 addresses easements granted for the
purpose of preserving sensitive biological resources as well as buffer areas. Sensitive
biological resource open space easements are required to be dedicated to the City of
Carlsbad, (section 3.4.3.5, page 111-53 of the Zone 20 E.I.R.). Buffer areas are not
intended to be fully restricted as evidenced by the list of permitted uses in E.I.R. section
3.4.3.9 on page 111-55. The level of restriction required in the buffer areas would typically
be found in deed restrictions recorded against each parcel. These restrictions would be
cross referenced to the dedicated biological easements. We should work up proposed
restriction wording for review by the applicant.
Anita Hayworth, of Hayworth Biological, has been asked to evaluate the iavasiveness of
the proposed slope plantings. She will provide us with a written evaluation and
recommendations within the next week.
Anita is also a qualified ornithologist and will be issuing a burrowing owl evaluation. She
has previously conducted surveys on the Bramalea and Sunbelt sites.
Tony Lawson, of ADL Planning has reviewed the comments from Larry Black and agrees
that they are best addressed during the final landscape plan preparation process.
I will be contacting you within the next week to arrange a meeting to discuss the issues
addressed in this letter as well as the secondary access proposal. In the meantime, if you
have any questions regarding our response, or need additional information, please do not
hesitate to contact me at your convenience.
E. Henthorn
President
JEH/wpc
cc: Gary Wayne
Chris DeCerbo
Jim Davis
Bob Wineteer